Michael's Blog

Change those filters

Michael Ivie (Ivco Inspection Service) — Thu, 09 Jul 2009 08:11:42 -0500

With summer here your air handler is working extra hard to keep your home cool so don't make it work any harder. Clean or replace the filters at the unit and in the return vents. Yes you should have a filter in every return vent.

If you keep up with this your home will be cool as a cucumber. If you don't, expect a huge bill from the service tech. who has to pull the coil and clean it.

Your choice. $20 now or $300 plus later.

Have a safe summer.

Engineering Certificates for Manufactured Housing loans

Michael Ivie (Ivco Inspection Service) — Sun, 31 Aug 2008 10:27:36 -0500

Who must have an engineering certificate for their manufactured home foundation?

All foundation systems, new and existing, must meet the guidelines published in the Permanent Foundations Guide for Manufactured Housing, dated September 1996. A certification attesting to compliance with this handbook must be obtained from a licensed professional engineer and included in the insuring file. It is applicable for all re-sales.

HUD-FHA Single Family Housing, Homeownership Center Reference Guide
Revised October 31, 2005 Chapter 1 Appraisal and Property Requirements Page 1-09d

What does this mean?

It means that the foundation must meet the criteria as set forth in HUD manual Permanent Foundations Guide for Manufactured Housing, September 1996. This manual requires a site specific design for every manufactured home.

Dead loads, snow loads, wind loads and seismic loads must all be taken into account.

There must be a perimeter, frost line protected strip foundation as well as frost line protected piers under the chassis.

The stacked blocks that the unit actually sits on must not only be mortared, they must be attached with rebar to the footing and bolted and/or welded to the chassis frame, unless there is an alternate, site specific engineered design.

The design must include protection against horizontal shearing forces and uplifting forces. This can require additional strapping between the stacked blocks.

Finally, it means that this design must be stamped by a licensed professional engineer verifying that HUD requirements are met.

What can happen if a manufactured home does not have an HUD compliant foundation?

It is very likely that no US government guaranteed loan will be approved for the home.

It also may not qualify for other conventional loans.

Even though the home may currently qualify with a lesser foundation, in the future it may be required to upgrade to HUD compliance to receive any loan.

The homeowner may pay more in home insurance than necessary.

The design must include protection against horizontal shearing forces and uplifting forces. This can require additional strapping between the stacked blocks.

Finally, it means that this design must be stamped by a licensed professional engineer verifying that HUD requirements are met.

What difference does it make what kind of foundation I have under my manufactured home?

Different loans have different requirements for the foundation supporting the home. A minimal foundation can prevent your home from qualifying for a loan.

I'm knowledgeable about foundations and I know this house does not require what I'm told it needs. Why do I have to put it in?

Most manufactured homes in the past were placed on grade and sat on dry stacked cinder blocks and often no particular problems were noted. These more recent requirements for manufactured home foundations are based on national experience from manufactured housing performance in hurricanes, tornadoes and earthquakes.

When the government mandates these standards be met nationwide (there are local variations in requirements), they must be met. It is not a matter of what is needed here to support a manufactured home, it is a matter of what is required to qualify for a loan.

My manufactured home qualified for a loan before. Isn't it "grandfathered" in for future loans?

Unfortunately, no. Your current foundation may be adequate for your current loan, but new requirements must be met in order for a new loan to be issued. If it qualified for a loan previously, it may not now without the foundation being upgraded, which can be extremely expensive. HRES can provide a lower cost solution for upgrading deficient foundations to meet current government standards.

What is an HUD compliant foundation?

That is a foundation that meets the requirements of HUD manual Permanent Foundations Guide for Manufactured Housing published September 1996. It also has an Engineering Certificate stamped by a licensed engineer certifying that it meets those requirements.

If you need assistance with Manufactured Home Foundation Certificates for a HUD or FHA loan you can contact me at ivcohome@yahoo.com Certificates issued by Hayman Engineering.

Michael Ivie

www.georgiahomeinspections.info http://www.merchantcircle.com/business/Ivco.Inspection.Service.706-776-3748.com

New twist to poppers

Michael Ivie (Ivco Inspection Service) — Mon, 04 Aug 2008 10:12:00 -0500

Jalapeño peppers are great in the summer time, and there is no need to heat up the kitchen. Cook theses treats on the grill.

you need ;

8-10 med. To large jalapeño peppers split down the side and seeded.

1 pack of cream cheese room temperature

2-3 cloves of fresh garlic

¼ cup of fresh cilantro

In a med. Bowl add the cream cheese

Peal, smash, and then chop the garlic and add to the cheese

Chop cilantro fine mix cheese, garlic, and cilantro together

Stuff the peppers

Chill peppers in the fridge for about 30 min.

Take a 1 lb. pack of hickory smoked bacon and cut it in half (thick slice is better)

Wrap each pepper with a slice of bacon and secure with a toothpick.

Grill over indirect heat with the lid closed until bacon is slightly crisp.

Remove the toothpicks and enjoy.

Have a great grillin summer

Here is a new twist to this. I know some of you can't live without grease so you can Dredge the peppers in self-rising flour and deep fry.

ivcohome@yahoo.com
http://www.ivcoinspectionservice.com

Charlie's blog

Michael Ivie (Ivco Inspection Service) — Tue, 22 Jul 2008 18:05:57 -0500

You guys should check out this blog. I have been reading them for a while. He realy has a good blog.

http://activerain.com/blogs/cbuell

My home town

Michael Ivie (Ivco Inspection Service) — Mon, 21 Jul 2008 23:31:16 -0500

I am very glad I found Active Rain. I find a wealth of information here and it's a good place to share ideas with people around the United states.

But I am disappointed with the showing from my home town or should I say county. Only 18 real estate professionals have joined thus far plus myself ( the only inspector) and out of the 18 not one single blog.....

They think they are cleaver to sneak in a free ad for themselves, But little do they know the amount of exposure they could be getting if only they were more active members.

I sent invitations out to some of the agents I knew, even listed with in the past....All turned down the invites.

I wonder if they sell many homes when they lack the motovation to even type a few words.

I may be wrong they could be showing and selling so many homes right now they have no time to network. Or It could be they make so much money it is easier to pay for an ad and be done with it.

Either way I am disappointed.

ivcohome@yahoo.com
http://www.ivcoinspectionservice.com

Blogs

Michael Ivie (Ivco Inspection Service) — Mon, 21 Jul 2008 14:00:42 -0500

look at the blogs I have posted. and some of the comments. we need to draw interest then educate.

I found it

Michael Ivie (Ivco Inspection Service) — Mon, 21 Jul 2008 13:54:17 -0500

Hi guys I found it.

Let’s Get Popping

Michael Ivie (Ivco Inspection Service) — Tue, 15 Jul 2008 20:34:15 -0500

Jalapeño peppers are great in the summer time, and there is no need to heat up the kitchen. Cook theses treats on the grill.

All you need is;

8-10 med. To large jalapeño peppers split down the side and seeded.

1 pack of cream cheese room temperature

2-3 cloves of fresh garlic

¼ cup of fresh cilantro

In a med. Bowl add the cream cheese

Peal, smash, and then chop the garlic and add to the cheese

Chop cilantro fine mix cheese, garlic, and cilantro together

Stuff the peppers

Chill peppers in the fridge for about 30 min.

Take a 1 lb. pack of hickory smoked bacon and cut it in half (thick slice is better)

Wrap each pepper with a slice of bacon and secure with a toothpick.

Grill over indirect heat with the lid closed until bacon is slightly crisp.

Remove the toothpicks and enjoy.

Have a great grillin summer

Summer's here and so are the green tomatoes

Michael Ivie (Ivco Inspection Service) — Mon, 14 Jul 2008 20:04:53 -0500

The hot days of summer bring back memories of my childhood. Jumping in the creek, climbing the kudzu vines, and Mommas fried green tomatoes.

There are many ways to cook them, but here is a recipe that is sure to please.

You need 2 large or 3 med. green tomatoes pealed and cut into 1/2 inch slices.

a large skillet with about 2 cups of oil at 325 degrees

in a large bowl mix 2 cups of self-rising flour, salt, and pepper to your liking

in another bowl beat 1 egg then add 1 1/2 cups of milk mix well

dredge the tomato slices in the dry mix then dip into the wet mix then back to the dry mix

shake off any loose flour

carefully set slices into the hot oil

cook until golden brown then turn and brown the other side

drain on a stainless mesh wire or paper towel or newspaper what ever is handy

use any kind of dipping sauce you like ( I like blue cheese dressing)

enjoy the fruits of summer.

ivcohome@yahoo.com
http://www.ivcoinspectionservice.com

Ten Tips to Speed Up Your Home Inspection

Michael Ivie (Ivco Inspection Service) — Wed, 09 Jul 2008 19:10:04 -0500

Sellers can speed their home inspection by following these suggestions. The inspection will go smoother, with fewer concerns to delay closing.

Confirm that water, electric and gas service are on, with gas pilot lights burning. This very important
Ensure pets won't hinder the inspection. Ideally, they should be removed from premises or secured outside. Tell your agent about any pets at home.
Replace burned out bulbs to avoid a "Light is inoperable" report that may suggest an electrical problem.
Test smoke and carbon monoxide detectors, and replace dead batteries.
Clean or replace dirty HVAC air filters. They should fit securely.
Remove stored items, debris and wood from foundation. These may be cited as "conducive conditions" for termites.
Remove items blocking access to HVAC equipment, electric service panels, water heaters, attics and crawl spaces.
Unlock areas the inspector must access - attic doors or hatches, electric service panels, closets, fence gates and crawl spaces.
Trim tree limbs to 10' from the roof and shrubs from the house to allow access.
Attend to broken or missing items like doorknobs, locks and latches; windowpanes, screens and locks; gutters, downspouts and chimney caps.

Checking these areas before your home inspection is an investment in selling your property. Your real estate agent will thank you!

International Association of Certified Home Inspectors www.NACHI.org

Provided by your local InterNACHI inspector:

Michael Ivie

706-776-3748 ivcohome@yahoo.com www.georgiahomeinspections.info

www.InspectorLocator.com

Question for the insurance folks

Michael Ivie (Ivco Inspection Service) — Wed, 09 Jul 2008 17:44:53 -0500

I am wanting to contact some of the local insurance companies about doing inspections on homes that they insure.

I have been told that a lot of homes have burnt in our area lately, and with the loan market in the condition it's in I can see why people would go to such measures.

Offering inspections on the electrical, plumbing, roof, and overall safety of the home could save companies a ton of money in claims.

My question to you would be how could I propose this service without being to pushy.

I had Brochures in mind but I am not sure what to put in it.

Any suggestions?

Home tips or don'ts

Michael Ivie (Ivco Inspection Service) — Fri, 04 Jul 2008 00:09:10 -0500

Refinishing wood floors

Home improvement stores have been a boon to modern homeowners because they offer a great variety of things for homeowners, including renting various equipment such as floor sanders. However, not having experience in handling a floor sander can leave a permanent gouge in the floor, and when that gouge is in the most noticeable area, you'll wish you had taken the day off while the flooring professional was doing the work. Replaced floor boards or slats will always look slightly different from those around them.

Repairing plumbing leaks

Some plumbing jobs are fairly easy, like connecting the new dishwasher to existing hookups, but that doesn't mean that it is easy to repair a leak in the water supply pipes or the sewer pipes. Proceeding without the appropriate tools and knowledge can result in a flood rather than just a leak, so hire a plumbing professional to repair leaks properly.

Repairing the foundation

If you find a crack in your foundation, or if your floors are sloped or sagging, call a foundation professional to identify and eliminate the cause. Many foundation problems are caused by water, so make sure your roof has gutters and downspouts and that the soil and concrete around your home slopes away from the foundation. Foundation planters full of flowering and tropical plants that require lots of water are another common cause of foundation damage. If you see water standing near the foundation after a rain or after your lawn irrigation system has been on, have a landscape professional design ways to prevent it.

Thats just some things that sometimes should be left to the pro's.

International Association of Certified Home Inspectors www.NACHI.org

Provided by your local InterNACHI inspector:

Michael Ivie

706-776-3748 ivcohome@yahoo.com www.georgiahomeinspections.info

Do it yourself… or not!

Michael Ivie (Ivco Inspection Service) — Thu, 03 Jul 2008 19:22:04 -0500

Do you have a screwdriver, perhaps even an electric one? How about a hammer? A tape measure? Perhaps you even have a whole set of tools to do minor repairs around the home. However, just because you have them doesn't mean you should take on any task that comes along. As Kenny Rogers sings in "The Gambler": "Know when to hold ‘em, know when to fold ‘em, know when to walk away." You don't want to gamble with your property or your life, so knowing when the project is beyond your knowledge or skills is important. In many cases, you might not have the proper tools or are not sure what you're actually getting yourself into by taking on a task. Following are some tasks that are best left to the appropriate professionals

Repairing the roof

Insurance companies report that most injuries in our homes result from falling, so why would you want to get up on a roof that has a slope; slippery, worn, or damaged shingles, and take the risk of falling? Saving a little money by trying to do your roof yourself is not worth the risk of spending time in the hospital or emergency room and paying the subsequent medical bills. There are countless stories of licensed roofing contractors falling off of roofs, being injured, and not being able to work again. If you need further justification for not taking on this task, head to the home improvement store and try lifting a bundle of asphalt shingles. Now picture yourself with that bundle on your shoulder, climbing the ladder, and balancing on a high slope. If the whole roof needs to be replaced, the total scope of the job can be daunting: removing old layers, installing sheathing, and then installing new shingles. Roofing is hard and dangerous work best left to professionals.

Reflashing the chimney

Many roof leaks occur where the chimney meets the roof and usually mean that the chimney needs to be reflashed. This job ranks right up there with repairing the roof since it requires working on the roof and special expertise about flashing since it must be bent to an exact shape and then attached to the bricks and laid into the roof shingles.

Cleaning the fireplace and chimney

Fireplaces and chimneys should be cleaned annually to remove soot, ash, and creosote. If your nightly entertainment includes sitting in front of a fire watching a movie, your fireplace and chimney probably need a monthly cleaning. You already know how dangerous it is to climb up on the roof, and that happens to be the best way to reach the insides of the chimney, so leave it to the chimney sweep. Chimney sweeps have the tools to get the job done right, preventing damage to the fireplace or chimney that could create a fire hazard.

Installing or repairing electrical wiring

Although many states allow homeowners to do basically anything to their homes as long as the appropriate permits are acquired, it is against the law in some communities for anyone other than a licensed electrician to wire inside a home. Electricians know the various electrical codes, so let them do the electrical work inside your home. It's easier than you might think to be shocked or electrocuted, or to spark a fire, or to have everything look and work fine when you finish only to have a problem occur sometime in the future because the work wasn't done right.

Removing asbestos-containing materials

Asbestos was used as insulation in homes up until 1979, but we now know that it causes several types of cancer when it is disturbed and becomes airborne, allowing you to breathe it into your lungs. Generally it doesn't belong in your home but can be left in place in some areas as long as it is not disturbed and as long as you know it's there. Many states consider asbestos a hazardous material, requiring a license to remove and dispose of properly. With the health risks involved, this task is best left to a trained professional who many times will show up in a space suit with some interesting tools and equipment, things that you probably don't have stashed away in your closet.

Pruning large trees

Climbing up a tree with a chainsaw to prune branches is not a task to take lightly. In addition to not knowing anything about the condition of all the branches-are they strong enough to support you?-you probably don't know how to prune the tree without causing major damage to it, damage that could cause it to die. And while tree branches are beautiful when swaying in the wind, they are not so beautiful when they're laying on your neighbor's roof, car, or fence. Tree surgeons have appropriate tools, knowledge, and insurance to handle this; let them do it.

Repairing driveway cracks

While it might be easy to seal small cracks with various compounds from the home improvement store, fixing the bigger cracks is a bigger task. Big cracks usually result from other problems, usually related to water and soil, which should be addressed before you waste time patching them each month. Have the cracks and soil evaluated to determine what might be causing the damage. Sometimes the driveway really should be ripped up and rebuilt rather than patched.

International Association of Certified Home Inspectors ¿ www.NACHI.org

Provided by your local InterNACHI inspector:

Michael Ivie

706-776-3748 ¿ ¿ www.georgiahomeinspections.info

Just a reminder

Michael Ivie (Ivco Inspection Service) — Thu, 03 Jul 2008 17:19:21 -0500

When you see the many flags flying on porches and flagpoles across this great country this weekend, remember what that red, white, and blue piece of cloth stands for.

To me these words come to mind. "O beautiful for heroes proved-in liberating strife. Who more than self their freedom loved, and freedom more than life..."

Teach you children to treat the flag with respect and honor, because it represents the life blood of ten's of thousands young men and women who loved this country more than life.

When you see someone who is active duty or a veteran tell them thank you. They also are, and were willing to make the ultimate sacrifice, not just for their country but for you and your family.

Have a safe and happy Independence Day.

Michael Ivie

706-776-3748 ivcohome@yahoo.com www.georgiahomeinspections.info

IT IS HOT IN GEORGIA!

Michael Ivie (Ivco Inspection Service) — Thu, 03 Jul 2008 00:14:13 -0500

With the temperature hovering around the 100 degree mark don't forget about your outdoor pets. They need plenty of fresh water and shade to cool them down.

If you have elderly neighbors check in on them. Make sure they are able to stay cool and hydrated.

Stay cool and have a safe summer.

Concentrated detergents and the environmental war

Michael Ivie (Ivco Inspection Service) — Wed, 02 Jul 2008 19:04:10 -0500

Concentrated detergents help protect the environment in several ways. A bottle of concentrated detergent, about half the size of a bottle of regular detergent, can wash the same number of laundry loads while using up to 45% less water. The commitment to concentrated detergents by companies such as Wal-Mart and Proctor & Gamble is projected to save more than 400 million gallons of water a year, or about 100 million individual showers. A smaller, more lightweight container can use up to 47% less plastic in the manufacturing process, and the smaller bottle is easier and less expensive to package, ship, store, and recycle. Experts project a savings of about 95 million pounds of plastic resin for bottles and about 125 million pounds of cardboard for shipping. Using less energy means lower petrochemical consumption (think oil!) and lower carbon dioxide emissions (think greenhouse gases and global warming).

The change to concentrated liquid detergents began several years ago in Europe due to mandated waste reduction goals. On the other side of the Atlantic, U.S. consumers were being bombarded with discount coupons (which many stores doubled) for the largest, most colorful bottles with eye-popping labels but with active ingredients diluted with water and sodium silicate. In many cases, a foaming agent was added to meet consumer expectations that if you see suds, your clothes are getting cleaned.

Tips to help keep your clothes bright

• Follow the instructions on the care label.

• Soak excessively dirty clothes overnight to help remove all the gunk. However, don't soak leather, flame-resistant fabrics, or clothes with metal fasteners.

• Skip the bleach on natural fabrics such as cotton and linen since it can weaken fibers.

• Turn clothing inside out to help prevent fading, damage, and pilling on sweaters, sheets, and blankets.

• Check all pockets before washing and remove any items, especially hard ones.

• If you wash everything mixed together in cold water, fastening clasps, zipping zippers, and closing buttons will help prevent damage to delicate materials.

• Tie any drawstrings on sweatshirts and pants to prevent knotting.

• Before throwing everything in the dryer, separate the lint producers such as sweatshirts, chenille robes, flannels, and towels from the other fabrics such as corduroy, permanent-press, and knits to prevent everything from being coated with a fine layer of lint.

General tips and tricks around the home

Michael Ivie (Ivco Inspection Service) — Tue, 01 Jul 2008 16:29:21 -0500

Determining if a multi-pane window seal has failed

Clean the inside and outside of the window. If the window still appears dirty, the seal has failed since the dirt is in the sealed space between the panes of glass. Another method is to take a piece of ice and hold it against the window. If the seal is broken, the moisture inside the window will condense onto the inside of the glass where the ice is being held.

Locating gas leaks

If you smell gas, you probably have a gas leak. Immediately call the gas company and report it, especially if it is inside. They will probably tell you to turn the gas off at the gas meter. If the leak is outside and not near anything hazardous that is in use at the time, like an outdoor grill, you can find the leak by using a gas detector (still, though, call the gas company first before you go exploring). Mother Nature's critters can also lead you to a gas leak. Look for brightly colored, iridescent flies near gas pipes and note where they are gathering. They are naturally attracted to gas and come from miles away to find it. Let them lead you to it as well. If you have a general location, then you can put very soapy water on the gas pipe. If you see bubbles, you've identified the location of the leak. Remember to report any leaks to the gas company.

Non-chemical methods to control ants and snails

Ants and snails are part of a good, thriving garden, but they need to be kept under control. Find the smallest mulch possible and spread it on the ground where you don't want ants and snails. Coffee grinds work well, as does sawdust. Spread it out evenly so that it is at least a half inch thick." Depending on the species of ants and snails, even ½" mulch is usually too large. Search for mulch labeled "very fine textured mulch," such as that by Earthgrow. Ants seem to hate it. They won't build nests under it and they won't travel on it. It's kind of fun following their trail from a food source back to the nest since they'll travel hundreds of feet to go around this stuff rather than go three feet through it. With snails, the finely textured mulch apparently cuts the snails' little tummies, so those that dare cross, die.

Maintaining good water flow at your shower heads

Many people will increase the water pressure to the house to get good water flow at the shower heads, especially those on the upper floors of multi-story homes. Doing so, however, can have unintended consequences, such as burst water pipes and failed appliances. Rather than increasing the water pressure, remove the shower head and soak it in a lime and mineral removal such as CLR. If that doesn't work, it might be time for a new shower head, and there are lots of interesting shower heads on the market that can provide you with great showers without increasing the water pressure. The cost of a new shower head is much less expensive than trying to clean up the mess from burst water pipes.

Cleaning solution for soot and other stains on brick

Mix ½ cup of trisodium phosphate and ½ cup of laundry detergent in one gallon of clean water

International Association of Certified Home Inspectors www.NACHI.org

Provided by your local InterNACHI inspector:

[Michael Ivie]

[706-776-3748]

[ivcohome@yahoo.com]

[www.georgiahomeinspections.info]

Energy savings:Getting the most for your money

Michael Ivie (Ivco Inspection Service) — Mon, 30 Jun 2008 19:38:55 -0500

There are many things that you can do in your home to help save energy, including those listed here.

• Replace incandescent light bulbs with fluorescent bulbs. Fluorescent bulbs cost more initially but last a lot longer.

• Make sure your doors and windows fit tightly and have weather stripping, including the door to the garage.

• Fix faucet leaks, especially hot water leaks, and if the leak is streaming instead of dripping.

• Lower the thermostats on your water heater and heating system, and increase it on your cooling system. For every degree of change, you can decrease your electricity bill by about 2%. Don't lower your water heater below the manufacturer's recommended setting, though, which is usually marked on the thermostat or shown in the user's guide.

• Have a home energy audit done every couple of years. Many utility companies do these free. With the audit, you'll know exactly what you can do to save money on your utility bills.

• Check your air filter monthly and clean or replace it if it is dirty. Dirty filters cause your heating and cooling system to work overtime, thereby wasting energy.

• Install landscaping that does more than just look good. The right mix of trees and shrubs can lower your utility bills by blocking winter winds or summer sun. Check with your local nursery for guidance on selecting appropriate vegetation.

• If you're buying a new appliance, look for the "Energy Star," which indicates that the appliance meets standards set by the U.S. Department of Energy and the Environmental Protection Agency.

• Proper roofing material and adequate insulation (don't forget the attic) are essential to saving money. While building codes typically dictate the minimum amount of insulation, a home owner replacing a roof may choose a roof based on looks rather than energy efficiency. A study by Florida Power & Light proved what Southerners have known for generations: light-colored roofs do the best job of reflecting the sun. The study showed that the best type of roofing material for Sunbelt homes is white, galvanized metal. It actually came in a very close second to cement tile roofing in its ability to reflect the sun's heat, but won overall because of its "superior ability to cool quickly at night."

Whether the energy-saving changes you're prepared to make are big-ticket items (such as a roof, central heating and cooling, or an appliance), or inexpensive items such as changing light bulbs or getting a room heating or cooling system, be sure to check with your utility company for rebates. You might be surprised to see how rewarding energy efficiency can be in terms of savings and in terms of rebates from your utility company.

If you have any questions about anything, simply contact me.

International Association of Certified Home Inspectors www.NACHI.org

Provided by your local InterNACHI inspector:

[Michael Ivie]

[706-776-3748]

[ivcohome@yahoo.com]

[www.georgiahomeinspections.info]

Easy ways to prevent water damage

Michael Ivie (Ivco Inspection Service) — Sat, 28 Jun 2008 17:46:17 -0500

Here is a list of ways you as a home owner can prevent water damage to your home.

The home insurance industry reports that water damage in our homes is one of the most frequent and most significant claims in terms of monetary payout. Being proactive in checking certain items can prevent water damage, thereby saving time, money, and heartache, especially if water damages priceless items such as one's wedding album or baby book, or the last known color picture of one's wise old grandmother when she arrived in America at Ellis Island. The following tips and tricks are easy and inexpensive.

•ü Do not run the dishwasher or washing machine when you're not at home.

•ü If you leave for several days, turn the main water valve off or have a neighbor or family member check the property each day. If you turn the main water valve off, also turn your water heater down to the vacation setting.

•ü Create an emergency plan for shutting off water. Know where the shutoff valves are for the property and for water-using appliances, i.e., sinks, toilets, water heater, dishwasher, and washing machine.

•ü Check for corrosion on pipes and valves. Although common, it can indicate small leaks, static electric charges on metal pipes, improper connections between two different metals, and/or chemical storage nearby. Corrosion and mineral accumulation can cause shutoff valves to fail when used.

•ü Check for small leaks by wiping with a dry paper towel. Even moisture from a very small leak will be noticeable on a dry paper towel.

•ü Do not store household chemicals in sink cabinets. By their very nature, chemicals are corrosive to metal and plastic water supply pipes and sewer pipes.

•ü Store dry materials that you use regularly-towels, napkins, bathroom tissue, etc.-in your sink cabinets. That way, whenever you pull out something that should be dry, if it's wet, you'll know you have some sort of leak.

•ü If you suspect a leak, turn all water-using appliances off and check your water meter. If the dial or numbers change, there's a leak somewhere.

•ü Upgrade the water supply pipe connections to metal braid at all water-using appliances, such as the washing machine, dishwasher, water heater, sinks, and toilets.

•ü Upgrade the washing machine drainage hose to a rubber hose or metal braid hose.

•ü Install water sensors near water heaters, washing machines, dishwashers, sinks, and toilets. They will sound an alarm if water is detected on the floors.

•ü Check for cracked tiles and deteriorated grout and caulk at bathtubs, showers, sinks, and toilets. Water can penetrate even the tiniest hole or crack, and daily use of a shower or bathtub can result in the walls and flooring in and around the bathtub or shower being constantly wet, resulting in structural collapse or mold growth.

•ü If your dishwasher drains into the sink basin from the silver cap on the basin rim, call a plumber. Also make sure that the slots on the cap face the sink basin so any water draining through the cap drains into the basin.

•ü Check water and drainage pipes regularly for wear or loose connections. Be proactive in replacing water supply and drainage connections every five years.

If you have any questions about anything, simply contact me; Michael at ivcohome@yahoo.com

How agents can limit their liability with regard to home inspections.

Michael Ivie (Ivco Inspection Service) — Fri, 27 Jun 2008 19:22:47 -0500

In a world where litigation is the preferred method of resolving even the most minor conflicts, it should come as no surprise to real estate agents that they are increasingly finding themselves named as defendants in law suits wherein purchasers of residential real estate are claiming damages as the result of the alleged fraud and/or negligence of one or more of the participants in the transaction. Aggrieved purchasers of residential real estate are operating in a target-rich environment and have a remarkable array of potentially responsible parties from which to seek financial redress for their claimed grievances. In lawsuit after lawsuit, one finds multiple defendants: the sellers, the sellers' agent, the sellers' agent's broker, the buyers' agent, the buyers' agent's broker, the home inspector, the pest inspector and so on; multiple counts: fraud, negligence, breach of contract; and, generally, hundreds of allegations against the various defendants. Once a lawsuit has been filed and you have been named as a defendant, you can kiss your E & O deductible goodbye. Even if you are blameless, which in the overwhelming majority of instances you are because the overwhelming majority of these types of lawsuits are completely devoid of merit. The size of these Complaints and the sheer number of their allegations guarantees it. No competent lawyer could possibly read and respond to the vastly overblown pleadings that normally characterize these types of lawsuits for anything close to the typical real estate agent's E & O deductible. Therefore, the best strategy is to avoid being named in the suit in the first place. Fortunately, there are a number of effective policies that, if followed, can sharply reduce and even eliminate your exposure to being named in a meritless lawsuit. Lawsuits resulting from a residential real estate transaction almost always result from a feeling on the buyers' part that they got less than they bargained for. After they moved into the property, they discovered that it was not all that it was cracked up to be. Sometimes the alleged defects were present at the time of the home inspection but for one reason or another were not discovered by the home inspection. The fact that the alleged defects were not discovered by the home inspector does not automatically mean that the home inspector was negligent or that you were negligent for recommending the inspector. Far from it. There could be a large number of reasons why the alleged defect was not discovered at the inspection that fall well short of actionable negligence. The defect could be something that is not discovered because its inspection is simply not contemplated by the home inspection, a determination of the adequacy of any structural system or component, for example. Such a determination is outside the scope of a home inspection. Or it could be something that is not reported because it was concealed by furniture on the day of the inspection or was located in an area that was inaccessible. Not infrequently, known defects are deliberately concealed by the sellers. And far more frequently than anyone would imagine, the alleged defect that is the subject of the buyers' complaint was actually discovered by the home inspector, noted in the inspection report and not acted upon by the buyers because they did not bother to read the inspection report. Therefore, when selecting a home inspector for your client, you should bear uppermost in your mind that the home inspector is your first line of defense against a meritless negligence claim.

Homes Pre-Inspected and Ready

Michael Ivie (Ivco Inspection Service) — Tue, 24 Jun 2008 16:54:50 -0500

Good afternoon everyone,

I posted the information below earlier this month and got a few responses. I wanted to post it again and ask the real estate professionals what they think the pro's and con's are. Also would it be something you think would shorten the time the home sits on the market.

Thank you in advance.

Advantages of listing a home that has been Move In Certified:

Agents can recommend certified InterNACHI inspectors to inspect the home properly before the buyer's inspector arrives.
Sellers can schedule the inspections at seller's convenience with little effort on the part of agents.
Sellers can assist inspectors during the inspections, something normally not done during buyer's inspections.
Sellers can have inspectors correct any misstatements in the reports before they are generated.
Reports help sellers see their homes through the eyes of a critical, third-party, thus making sellers more realistic about asking price.
Agents are alerted to any immediate safety issues found, before other agents and potential buyers tour the home.
Repairs made ahead of time might make homes show better.
Move In Certified yard signs attract potential buyers.
The reports hosted on www.FetchReport.com entice potential buyers to tour MoveInCertified homes.
The reports provide third-party, unbiased opinions to offer to potential buyers.
MoveInCertified reports can be used as marketing tools to help sell the homes.
Reports might relieve prospective buyer's unfounded suspicions, before they walk away.
Seller inspections eliminate buyer's remorse that sometimes occurs just after an inspection.
Seller inspections reduce the need for negotiations and 11th-hour renegotiations.
Seller inspections relieve the agent of having to hurriedly procure repair estimates or schedule repairs.
The reports might encourage buyers to waive their inspection contingencies.
Deals are less likely to fall apart the way they often do when buyer's inspections unexpectedly reveal problems, last minute.
Reports provide full-disclosure protection from future legal claims.

Questions? Ask an expert ivcohome@yahoo.com (a free service).

MoveInCertified: Sell In Seconds! ^TM

Safety issues regarding domestic water heaters.

Michael Ivie (Ivco Inspection Service) — Mon, 16 Jun 2008 08:29:59 -0500

The first is the explosive potential of hot water heaters.

Water, when it changes to a gas (steam), expands 1,700 times!

When a thermostat on a water heater fails, the rise in temperature and pressure could continue until the tank bursts. The superheated water would then instantly flash over into steam and explode with the force of 200 sticks of dynamite, enough to destroy the home and kill everyone in it.

To prevent such catastrophes, water heaters are required to be protected for both over temperature and over pressure with at Temperature and Pressure Relief (TPR) valve or a relief valve in conjunction with a Watts 210, gas-shutoff valve.

The second is the scalding potential from the discharge of these TPR valves.

A discharge pipe (see PIC above) is installed to prevent a properly discharging TPR valve or one being tested (intentionally or unintentionally) from injuring anyone or causing property damage.

Discharge pipes are also installed to alert the homeowner of a malfunctioning thermostat.

In both cases, the discharge pipe of the TPR valve and how it is installed is a critical safety component to domestic water heaters. Home inspectors are not required to test TPR valves.

If an inspector recommends replacing or having the system checked and corrected by a licensed plumber don't think the inspector is just nit picking.

The worst has been known to happen.......

Ya'll ready for a laugh

Michael Ivie (Ivco Inspection Service) — Fri, 13 Jun 2008 22:05:43 -0500

Donald Rumsfeld is giving President Bush his daily briefing. He concludes by saying: "Yesterday, 3 Brazilian soldiers were killed."

"OH NO!" the President exclaims. "That's terrible!"

His staff sits stunned at this display of emotion, nervously watching as the President sits, head in hands.

Finally, the President looks up and asks, "How many is a brazillion?"

Just thought I would lighten up the board a little.......

Where Can You Find Asbestos And When Can It Be A Problem?

Michael Ivie (Ivco Inspection Service) — Fri, 13 Jun 2008 16:49:21 -0500

Most products made today do not contain asbestos. Those few products made which still contain asbestos that could be inhaled are required to be labeled as such. However, until the 1970s, many types of building products and insulation materials used in homes contained asbestos. Common products that might have contained asbestos in the past, and conditions which may release fibers, include:

Steam pipes, boilers and furnace ducts insulated with an asbestos blanket or asbestos paper tape. These materials may release asbestos fibers if damaged, repaired, or removed improperly.
Resilient floor tiles (vinyl asbestos, asphalt, and rubber), the backing on vinyl sheet flooring, and adhesives used for installing floor tile. Sanding tiles can release fibers. So may scraping or sanding the backing of sheet flooring during removal.
Cement sheet, millboard, and paper used as insulation around furnaces and woodburning stoves. Repairing or removing appliances may release asbestos fibers. So may cutting, tearing, sanding, drilling, or sawing insulation.
Door gaskets in furnaces, wood stoves, and coal stoves. Worn seals can release asbestos fibers during use.
Soundproofing or decorative material sprayed on walls and ceilings. Loose, crumbly, or water-damaged material may release fibers. So will sanding, drilling, or scraping the material.
Patching and joint compounds for walls and ceilings, and textured paints. Sanding, scraping, or drilling these surfaces may release asbestos.
Asbestos cement roofing, shingles, and siding. These products are not likely to release asbestos fibers unless sawed, dilled, or cut.
Artificial ashes and embers sold for use in gas-fired fireplaces. Also, other older household products such as fireproof gloves, stove-top pads, ironing board covers, and certain hairdryers.
Automobile brake pads and linings, clutch facing, and gaskets.
Some roofing and siding shingles are made of asbestos cement.
Houses built between 1930 and 1950 may have asbestos as insulation.
Asbestos may be present in textured paint and in patching compounds used on wall and ceiling joints. Their use was banned in 1977.
Artificial ashes and embers sold for use in gas-fired fireplaces may contain asbestos.
Older products such as stove-top pads may have some asbestos compounds.
Walls and floors around woodburning stoves may be protected with asbestos paper, millboard, or cement sheets.
Asbestos is found in some vinyl floor tiles and the backing on vinyl sheet flooring and adhesives.
Hot water and steam pipes in older houses may be coated with an asbestos material or covered with an asbestos blanket or tape.
Oil and coal furnaces and door gaskets may have asbestos insulation.
Caution!
Do not dust, sweep, or vacuum debris that may contain asbestos. These steps will disturb tiny asbestos fibers and may release them into the air. Remove dust by wet mopping or with a special HEPA vacuum cleaner used by trained asbestos contractors.

What do you think about this

Michael Ivie (Ivco Inspection Service) — Fri, 13 Jun 2008 12:12:17 -0500

I read this article today and found it disturbing. I have not experienced it ( that I know of) I was wanting to know how the group feels about the subject.

This is from BribeWatch.org

Did your inspector bribe your real estate agent?

Real estate agents, particularly buyers agents, have a fiduciary duty to their clients to recommend the very best inspectors based solely on merit. Buying a home is a rare occurrence for most people and the agent's professional recommendations are very much needed and relied upon.

However some inspectors bribe real estate agents to give them good recommendations. These inspectors pay the agents (or their real estate companies) to be on what is often called "preferred vendor lists." The real estate agents then recommend the inspectors who have paid the most (not necessarily the best inspectors). The agents trick their clients into thinking these inspectors are recommended because they are competent, when in fact the real estate agents are only recommending these inspectors because the inspectors "bought" the agents' praise.

How can a consumer be sure the agent is fulfilling his/her fiduciary duty and recommending the best inspector based on merit? Several home inspection associations have Codes of Ethics which prevent their members from bribing real estate agents and prohibit participation in preferred vendor schemes. These inspectors do not buy their referrals but instead rely on their own good reputations. Home buying consumers should always check to make sure the home inspector is a member of one of the following trade associations that prohibit participation in preferred vendor schemes: