Secrets of The Happy Home Inspector

Is Your Roof Safe for Sant's Sleigh

Wally Conway (HomePro Inspections) — Tue, 25 Nov 2008 16:50:39 -0600

This just in from the North Pole: Due to numerous dangerous and disasterous landing situations involving Santa's Sleigh and bad roofs, Santa will not be delivering Christmas gifts to homes with bad roofs. For details, and for the love of the children, please visit Santa Safe Roof Inspections

New Video answers question "How Much Should a Home Inspection Cost?"

Wally Conway (HomePro Inspections) — Thu, 21 Aug 2008 12:13:18 -0500

Greetings, Wally Conway here from HomePro Inspections! You may know me from HGTV's "House Detective" or the DIY Network's "Finders Fixers". Working on television has given me the opportinity to learn the power of video.

Presently I am working on a new real estate related television project and I need your help. This clip, How much should an inspection cost?, is one of several that are being built into portions of episodes for the new show, and I need your help!

Please review, critique and provide your candide thoughts on the content, format and flow of the clip. If you have interest in assisting on this project, previous talent experience or are just interested in using video and television to grow your real estate business, please let me know.

Best to you, Wally Conway

Deadly Toxic Waste Sites Near Your Home! Do You Know Where?

Wally Conway (HomePro Inspections) — Thu, 22 Nov 2007 09:01:05 -0600

Deadly Toxic Waste Sites Near Your Home!

Every day families and communities are affected by toxic substances that have been leaked, spilled, buried and dumped across the United States.

When people buy a home, they research nearby schools, crime rates, and average property values - so what about potential environmental risks that could affect you and your family's health? Some of the most dangerous or costly hazards exist outside and can contaminate a home through pathways to human contact such as vapor intrusion, soil, and groundwater.

Just because an area appears pristine does not mean that issues are not present. Until now, homeowners and people considering buying or selling a home didn't really have any options. Now there is the HomePro Neighborhood Environmental Report.

Visit www.PoisonProperty.com to be sure your family is safe!

Homeowner saves $5670 on Homeowners Insurance!

Wally Conway (HomePro Inspections) — Fri, 09 Nov 2007 08:56:14 -0600

Believe it or not, that's how much one HomePro Inspections customer saved on their homeowners insurance bill. And that is an annual savings, so you can imagine what that adds up to over time.

Now to be fair, that was a 10,00 SF home on the ocean, but what if you only saved $567 per year, that would be great too!

The homeowners insurance crisis in Florida continues, but it can be simple for you to fight back. Florida law requires that Insurance companies offer discounts for construction practices and upgrades that lower your vulnerability to wind damage. Some of these are expensive, but most are already a part of your home, or are inexpensive to update.

The problem is, your insuance company will not help you with the needed documentation, you must do this on your own.

For details on how to get this done visit www.windinspectors.com or give HomePro Inspections a call at 904-268-8211.

Fools without flood insurance

Wally Conway (HomePro Inspections) — Wed, 03 Oct 2007 08:12:58 -0500

Well it's been raining like crazy here in glorious Jacksonville, Florida. Roads are blocked, schools closed and sadly some homes flooded. No amount of insurance can stop your home from flooding, but a flood does not need to dry out your finances! In seminars around Florida, I routinely ask realtors if their own home is in a flood zone, most say no. But in fact, if you live in Florida, you live in a flood zone, the only question is which one! This question becomes important because it is how most people make a flood insurance decision. Most of you make the wrong decision and likewise provide flawed advice to your customers.

The definitive source on this subject is FEMA, they have even written a brochure just for Realtors! You owe it to yourself, your broker and your customers to get informed.

Have WallyConway.com speak at your office or for your favorite group! Wally blends the right amount of up-to-date information with just the right amount of humor, insight, motivation, and real-world application. Wally is a speaker, writer, FREC instructor, host of HGTV's "House Detective", host of DIY Network's "Finders Fixers", and host of The Home and Garden radio show on WOKV AM 690 and 106.5 FM. And don't forget to pick up Wally's book, "Secrets of the Happy Home Inspector", available at www.GoHomePro.com or Amazon.com. Book Wally for your next speaking event today!

How to Inspect a Burning Home!!!!!

Wally Conway (HomePro Inspections) — Tue, 25 Sep 2007 16:59:03 -0500

Burn, Baby, Burn! by WallyConway.com

For helpful information relating to the real estate transaction and home maintenance issues, don't forget to listen to WallyConway.com as the "Happy Home Inspector" every Saturday at 8 AM on AM690 WOKV

Luxury homes are lots of fun to inspect. Sure, the pay is better too, but mostly it’s just fun to see how the other half lives! I also get to meet those people who have reached such a level of financial success that they are buying a home that seems like it could have been a boarding school!

One of the fun aspects of inspecting large and expensive homes is seeing furnishing and interior design work at the highest level. Unfortunately, that high level does not always translate to attractive! Good-sized decorating budgets does not always mean good taste. One such mansion sticks always in my mind.

Among the oldest and most prestigious sections of Jacksonville is Ortega. Situated along a wide expanse of the St. Johns River with a fabulous view of the downtown skyline is Ortega Boulevard. In our fair town, that address spells success!

It is always a thrill to inspect on Ortega Boulevard. The homes were built during the 1920’s and 30’s by the business and political leaders of the time. In a state not known for architecture, homes on Ortega Boulevard can be compared proudly with any in America. But that does not mean that some folks don’t commit creative crimes in the decorating department!

The listing agent was thrilled to have this home as the corner piece of an envious listing portfolio. One point, though, kept coming up in comments made by would-be buyers after being shown the beautiful home. The plum-painted walls on nearly the entire first floor made the interior look like the set from the old “Rowan and Martin's Laugh-In" television show! This simply had to be corrected to attract a buyer to the home.

Upon arrival at the home, I parked behind the painter’s truck. When I went into the home, a team of painters was busy working to cover “plum” with “eggshell”. Their best guess was that three coats would do it; I was betting on five!

As is always the protocol, all the lights, appliances, and heating were turned on for the home inspection. My company calls this our “Super Bowl” check. Seems that the greatest stresses a home undergoes is during the Super Bowl. There are usually dozens of people around, all of whom are using multiple televisions, cooking, washing, showering, and consuming every possible stitch of electricity. And all of this is going on simultaneously! If the systems continue to work during the Super Bowl, they will work fine during routine family use, or so the theory goes.

So, while zipping about the house checking here and checking there, one of the painters called out that he smelled smoke! If the home catches on fire during the Super Bowl that is most certainly a penalty.

Upon my arrival to the electrical panel, I smelled heat and burning wire. I then ran to the exterior to disconnect power at the switch adjacent to the meter, which was on fire! I told the real estate agent to call the fire department while I secured the power to the home. Things were going to be fine.

To my surprise and confusion, she became upset with me for securing power to the home. When I asked her why she is upset that I had secured power to the burning electrical panel, she exclaimed, “Wally, if you turn off the power, the painters won’t be finished today!” I reminded her that if the home continued to burn, it wouldn’t need paint!

The old adage “when you’re surrounded by alligators, sometimes it’s hard to remember that you came here to drain the swamp” must have been coined by a guy who was working for a real estate agent in Florida!

This subject and more about the interactions and relationships in real estate are discussed in Wally Conway’s book, “Secrets of the Happy Home Inspector”, available at www.GoHomePro.com or Amazon.com. As a speaker, writer, instructor, and host of The Happy Home Inspector radio show every Saturday at 8 AM on WOKV 690, Wally blends the right amount of up-to-date information with just the right amount of humor, insight, motivation, and real-world application. Visit WallyConway.com or www.GoHomePro.com for more information!

Mother Knows Best!

Wally Conway (HomePro Inspections) — Mon, 24 Sep 2007 07:37:00 -0500

Mother Knows Best by WallyConway.com

As a speaker at this year’s NAR Conference myself, it always interests me to hear what occupies the minds of the best and brightest real estate presenters from around the world. I’m also ever curious to see what the vendors are peddling to make us all more successful next year. I always try to find a theme or thread to what is going on. What direction do the messages and images point toward?

It seemed to me this year there was a tremendous volume of venders concentrated on increased agent productivity. I think that every imaginable technical gadget and gizmo to instantly or automatically perform every conceivable function was offered. It never ceases to amaze me the things that can be done with a palm pilot, mail merge, and a great cookie recipe!

But with the increase in systems and technology, which I embrace and applaud, there seems to be a lessening of talk and teaching about making sure that every action be what I describe as “customer-centric”. In my small but active mind, the definition of customer-centric is to ensure that every action and attitude has a real value to the customer and that the customer’s best interest is at the center of every decision, device, or direction.

Calls come to me almost daily from agents asking how to handle especially difficult disclosures. These calls are actually enjoyable to me! They make me feel that my opinion is valued as someone who might have special knowledge or insight. It feels good to be helpful. I’ll often go to great lengths to be sure the agent understands what the problem is, how it can adversely effect the homeowner, how the proper repair might be done, how to find a contractor to repair it, and the risks posed if left unattended. Then much to my disbelief, the agent will ask if that particular problem is required to be disclosed!

The logic escapes me as to why I’m asked this question! Oh, I understand that complete disclosure can potentially put the deal at risk, but full disclosure, properly presented, seldom dooms a deal. Rather than engage in a great debate on the merits, statutes, and ethics of disclosure, I have found a thought that most always makes matters clear. I simply ask,

If your mother were buying this home, what would you want her to know, how would you explain it, and what recommendations would you make to her?”

When I present this thought to real estate professionals, I’m usually met by a brief silence, followed by the agent telling me that they would want their mother to know everything, that they would explain things in simple detail, then weigh the options together so that Mom would be comfortable with the home. Seems like the perfect approach to full disclosure to me!

The lesson is this: simply treat every customer with the same care and concern that you would show your own mother and you will be “customer-centric”!

This subject and more about the interactions and relationships in real estate are discussed in Wally Conway’s book, “Secrets of the Happy Home Inspector”, available at www.GoHomePro.com or Amazon.com. As a speaker, writer, instructor, and host of The Home and Garden radio show every Saturday at 8 AM on WOKV 690, Wally blends the right amount of up-to-date information with just the right amount of humor, insight, motivation, and real-world application. Visit WallyConway.com or www.GoHomePro.com for more information!

Tips on Vacation and Resort Inspections

Wally Conway (HomePro Inspections) — Fri, 21 Sep 2007 09:16:21 -0500

Inspecting Vacation Properties

For helpful information relating to the real estate transaction and home maintenance issues, don't forget to listen to Wally Conway as the "Happy Home Inspector" every Saturday at 8 AM on AM690 WOKV

If homeownership is rightly referred to as “The American Dream”, then owning a vacation home must be heavenly, and if the bulk of the bill is paid by others when you’re not using it, well that is darn near divine! And is there really any place more heavenly than St. Augustine?

It is common that choices in resort or vacation properties are very dissimilar to that of residential buying experiences. For that reason, it is critical that your home inspector have extensive and specific knowledge of the factors influencing the new home’s construction and care. It is likewise critical that the inspector possess substantial experience with homes that are similar in age and style as the home about to be purchased.

When it comes to purchasing resort property, the climate issues affecting a home in Vail are very different from those in Palm Beach. The people in Palm Beach are not too concerned with ice damming, unless it clogs the daiquiri machine! Likewise, visitors to Vail seldom worry about hurricane tie-down requirements. It is the job of your inspector to know which issues in the area might have an impact on the home being selected.

Choose your Inspector Now!

There is great merit in your buyer selecting their home inspector even before they make the home selection. It is very similar to aligning financing in advance. When you know who to go to and that they are familiar and available, things are just much more pleasant. Pleasant is always good in a real estate transaction, but especially important when a primary purpose of the property is your buyer’s rest and relaxation in their new vacation home!

By having the inspector relationship before the property is even selected, the inspector can be a great educational resource to your buyer during the selection process. They may have questions regarding different issues on competing properties; why not have an expert on call to educate your buyers to their best decision? It is certain to help build the buyer’s confidence in you and the buying process, especially if that buyer is not from the area.

This “advance need” inspection relationship is also a great opportunity to prepare questions for the inspector. The inspection is not about what details the inspector learns about the home, but rather what information your inspector is able to provide the buyer and you about the home. That information will go a long ways towards long-term care and happiness. And as we all know, happy customers refer realtors to their friends and family!

When questions or concerns are provided to the inspector, the inspector is able to provide answers in the context specific to the desired home, its location, and the buyer’s own home experiences as a frame of reference. It just makes it simpler and more comfortable to make buying decisions when everyone is properly informed.

Your Inspector Wants YOU!

More often then not, resort rentals are purchased at a location away from the buyer’s primary residence. This makes great sense. If they wanted to take a vacation in their own hometown, they could just as easily stay home! But, this dislocation can often complicate the inspection process.

It is always in the buyer’s, as well as the realtor’s, best interest for you and your buyer to attend the home inspection. Yes, you will certainly receive a full written report, but there is just no substitute for attending the inspection. Those few hours together with your buyer and inspector can answer questions, explain findings and give a sense of comfort that is near impossible to obtain from a distance. To have a home inspection without attending is a bit like having a physical exam via the telephone.

Should it be impossible for the buyer to attend the inspection, have the inspector call the buyer at the conclusion of the inspection, even while still at the house. That allows the inspector to snap an extra photo for clarity, or to double check a last minute item that may come to mind as a result of the inspector’s comments. This initial phone call will make the written report significantly simpler to understand when it arrives.

After the buyer receives and reviews the report, make sure that the buyer follows up with the inspector if there is even the smallest question about any of the report findings. More than one buyer has ended up unhappy due to confusion, misunderstanding, or improper interpretation of an inspection report. Do not worry about using the inspector’s time or appearing unknowledgeable because of questions. Trust me when I tell you, your inspector would far rather spend time discussing concerns before a problem arises than after a problem, and have an unhappy buyer.

It comes down to this. In vacation property, as in all real estate transactions, if unknown, undiscovered, or undisclosed defects exist, divine dreams may rapidly become nightmares. And as we all know, nightmares are contagious. If a homebuyer believes they are having a nightmare, they most always keep you and I up nights along with them. Insist on a home inspection for all types of property!

Wally Conway is President of HomePro Inspections , and has recently written a book entitled “Secrets of the Happy Home Inspector”, available at www.GoHomePro.com or Amazon.com. As a speaker, writer, instructor, and host of The Happy Home Inspector radio show every Saturday at 3 PM on WOKV 690, Wally blends the right amount of up-to-date information with just the right amount of humor, insight, motivation, and real-world application. Visit WallyConway.comfor more information!

Cat Lost in Attic During Home Inspection!

Wally Conway (HomePro Inspections) — Thu, 20 Sep 2007 16:07:54 -0500

The Cat in the Attic
by Wally Conway

For helpful information relating to the real estate transaction and home maintenance issues, don't forget to listen to Wally Conway as the "Happy Home Inspector" every Saturday at 3 PM on AM690 WOKV

Strange and unexpected things happen during home inspections. Seldom are they tragic. Often they are humorous. One such occasion recently came to mind.

Not long ago, one of our inspectors was performing a new home final walk-through inspection. Accompanying the inspector were the homebuyers and the builders superintendent. As the superintendent was explaining the many and varied features of the windows, our intrepid inspector went into the attic to have a look around.

While in the far reaches of the attic, with light shining bright, the unmistakable reflection of eyes were observed. As our inspector went closer in an attempt to identify the eyes, not by name or color, just critter classification, the critter made a dash out of the light. As our brave inspector followed the dashing fur ball, it became clear it was a cat. After some time spent trying to encourage the cat toward the attic pull down steps, the chivalrous inspector not being a cat herder, descended the steps to tell the superintendent of the problem.

The superintendent went into the attic, scanned and panned, but saw nothing. The homebuyers were somewhat amused, but did not want a cat in the attic. On the compassionate side, the cat could not live long in an enclosed attic. On the practical side, if the cat were to die somewhere in the attic, well-baked cat does not smell very good! The homebuyers would not accept the home unless the cat was removed.

The superintendent was not a happy guy. However, he took responsibility for the situation and called a local trapper to capture and release the cat. It seemed like a good solution for everyone, including the cat.

When the cat-catcher arrived, things were looking up. He seemed like a gentle man who would rescue the kitty and everyone would live happily ever after.

It was not so easy. Cat man could not find the cat. After an hour of meowing, here kitty-kitty-ing, and other cat-catcher techniques, the cat was nowhere to be found. This seemed like a reasonable outcome. Cat out of attic, happy homebuyer; cat out of attic, happy cat. But things are never simple.

Cat man gave his invoice to the builder's superintendent. It was for $95. Cat hunters are seemingly paid quite well! Anyway, the superintendent refused to pay the bill since the cat catcher did not catch a cat.

The cat hunter departed, madder than a wet cat, hissing all the way back to the office.

This subject and more about the interactions and relationships in real estate are discussed in Wally Conway's book, "Secrets of the Happy Home Inspector", available at GoHomePro.com or Amazon.com. As a speaker, writer, instructor, and host of The Happy Home Inspector radio show every Saturday at 3 PM on WOKV 690, Wally blends the right amount of up-to-date information with just the right amount of humor, insight, motivation, and real-world application. Visit WallyConway.com or GoHomePro.com for more information!

Can tradesmen be Home Inspectors?

Wally Conway (HomePro Inspections) — Thu, 20 Sep 2007 11:18:25 -0500

Trading Inspectors!

As sure as the spring flows at the Fountain of Youth, a home inspection provides a stream of knowledge to wash away the fears of homebuyers. But fear may be replaced by frustration if the wrong inspector is chosen!

Should Tradesmen be Home Inspectors?

There are some who say that the best home inspection is an inspection where all the trades are represented by a tradesperson from each specialty. It is said that this situation brings individual and specific expertise to each system. Reports would then be made separately to the homebuyer. This argument states that no one knows plumbing better than a plumber, roofs better than a roofer, or electric better than an electrician, etc.

I will support the idea that no one knows each trade better than a person specifically from that trade, but that approach to home inspecting has several glaring flaws.

· Flaw #1.

To inspect the entire home using individual trades people would require more then a dozen people. Roofer, plumber, electrician, framer, mason, heating, insulation, painting, landscaper, pool, fireplace, appliance, tile, and we still have windows, doors and more! For scheduling and crowd control alone, this is a bad idea. However, if we can overcome that problem, then why not? Moving on.

· Flaw #2.

It would be difficult to find a dozen or more trades people to do this inspection without the intent to solicit repair work. There is no ethics position that precludes each tradesperson from soliciting work in their chosen trade. That is what trades people do; they work in their trade.

This "looking for work" mentality puts the objectivity of the inspection process in jeopardy. While it may be appropriate for the tradesperson to make suggestions for improvement or upgrade to a homeowner, this approach is not best suited in the buying process, where the desire is principally of the inspection process to determine if exiting systems are functioning as intended, and perhaps answer component life expectancies questions.

· Flaw #3.

The biggest problem, however, with bringing in a dozen trades people to inspect a home is one that cannot be overlooked. In this scenario, NO ONE is charged with the responsibility in putting all the information together, sorting how each item interacts with the other, documenting the concerns in a coherent fashion, and most importantly of all, explaining what it all means to the homebuyer in the context of the purchase and sale agreement.

If real estate agents have ever found it a challenge to deal with the issues discovered during a home inspection by a home inspector, then you have to believe that sorting the detail, or rather lack of detail, from a dozen different trades people is a challenge that could be insurmountable!

Talk about a state of confusion!

Let's leave home inspecting to the professionally trained home inspector and leave the installation and repair of specific systems to the people who install and repair!

Should Realtors Refer ASHI Certified Home Inspectors or Engineers?

Wally Conway (HomePro Inspections) — Wed, 19 Sep 2007 08:49:09 -0500

Do You Need an Engineer or ASHI Certified Home Inspector? by Wally Conway, President of HomePro Inspections 904-268-8211

Need a speaker for your office or next buyer’s seminar? Wally's fun, high-energy presentations and knowledge-filled training seminars make him a speaker in high demand! He has authored several FREC approved training courses for continuing education of real estate professionals and frequently travels to speaking engagements throughout North America. Book your preferred speaking date today!904-268-8211

Home inspectors are not performing an engineering analysis during a home inspection, that’s for sure. But, it is equally certain that few if any structural engineers can properly perform a home inspection. All too often homebuyers believe they should call on an engineer when they perceive some issue of structural significance. Rarely is this a good decision and often it is a bad one.

If we can use simple medical analogies, a home inspection is simply a physical exam performed by a general practitioner. Everything is examined, and the effect of each system on the other is considered. It is the big picture.

The structural engineer is more like the orthopedic specialist, concerned only with the bones, typically only the bones that are broken. But they give no consideration to the other systems – it’s simply not their area of concern.

But SOMEONE must still explain the big picture, and that person is the ASHI Certified home inspector.

When a structural engineer is asked to evaluate a home, most often it is not even the entire structure, but only the area of visible concern to the potential buyer. The most common examples of when buyers desire the opinion of a structural engineer are floor sags, slab cracks, and imperfect walls. This isolated look often does two things that are seldom good for the homebuyer.

• First, the engineer discovers that the issue in question does not pose a significant risk to the integrity of the home, and

• Two, the engineer has consumed that buyer’s budget for an inspection.

The problem with this isolated look at the home is that the buyer will now elect NOT to have a complete ASHI home inspection!

The isolated inspection of the structure by the engineer leaves out any issues with the plumbing, electrical, air conditioning, roofing, kitchen, and hundreds of other items large and small. That leaves the risk of expense or danger from these areas to fall on the homebuyer. And when homebuyers have problems, whom do they blame? You got it; they blame their agent!

It is routine for ASHI certified home inspectors to discover, disclose, and document problems in a home that affect the structure. And with the use of an infrared camera, your home inspector can see inside the walls of a home to get the clearest picture of the structure, beyond what any engineer could see with the naked eye. Most often the inspector then recommends repair of the damaged area by properly licensed contractors. It is rare that these repairs require an engineering analysis. When they do, most often it is the contractor who coordinates them.

Just like starting with the family doctor, your first best place for all building diagnostics is with your ASHI certified home inspector.

www.GoHomePro.com

Have Wally Conway speak at your office or for your favorite group! As a speaker, writer, FREC instructor, and host of The Home and Garden radio show on WOKV 690, Wally blends the right amount of up-to-date information with just the right amount of humor, insight, motivation, and real-world application. And don’t forget to pick up Wally’s book, “Secrets of the Happy Home Inspector”, available at GoHomePro.com or Amazon.com. Book Wally for your next speaking event today!

Cool Me When I'm Hot, Heat Me When I'm Not!

Wally Conway (HomePro Inspections) — Tue, 18 Sep 2007 08:44:38 -0500

Cool Me When I’m Hot, Heat Me When I’m Cold! by Wally Conway For helpful information relating to the real estate transaction and home maintenance issues, don't forget to listen to Wally Conway as the "The Home and Garden Show" every Saturday at 8 AM on AM690 WOKV

During a home inspection, it is the desire of the buyer to know all that can be known about the home. And that desire by the buyer is matched by the inspectors desire to tell all that can be told. This is as it should be!

However, sometimes, seasonal inspection limitations conspire to cause concern. What does this mean?

An example of a common cause for concern is the inspection of heat pumps, or more precisely, the seasonal limitations confronted by a home inspector when inspecting a heat pump. Seasonal limitations - what seasonal limitations?

A brief description of how a heat pump operates will make things clear.

An electric heat-pump system has two basic components, a compressor section located outside the home, and an air-handler section located inside the home. The two components are connected by loop of cooper pipe through which refrigerant is pumped by the compressor section..

That was easy. Now to explain further!.

In order to cool the home in the summertime, the flow of the refrigerant is cycled from the compressor to the air handler where air is blown across the coils in the air handler. This cooled air is then distributed via the ducts. As the warm air from inside the home flows across the cold coil in the air handler, that air warms the refrigerant. The now warm refrigerant is then returned outside to the coils in the compressor section where it is cooled by a fan. The cycle repeats until the thermostat tells the system that the home is cooled to the desired temperature..

In the wintertime, the heat pump operates exactly the same way, with one exception. When we switch our heat pumps from “cool” to “heat”, we are reversing the direction the refrigerant flows in the system. This is accomplished via what is known as a reversing valve. The only significant difference between an “air-conditioner” and a “heat-pump” is this ONE component, the “reversing valve”, that allows the thermostat to change the direction of refrigerant flow. All other components operate the same, whether in cooling mode or heating mode..

So what does that have to do with seasonal limitations? The heat-pump systems are equipped with protective devices to reduce the likely-hood of damage to the system from over pressurizations and ice accumulation. The system designers make the assumption that people intend to cool their homes in summer and heat their homes in winter. This seems reasonable to me!.

As a practical matter, when a heat-pump system is inspected it should be inspected in the mode in which it is presently being operated to preclude damage to the system. Hence, operate in cooling mode in summer, and heating mode in winter. If the system is off at the time of inspection, it is common practice to operate in the heat mode if the outside temperature is below 65 degrees, in the cooling mode if the temperature above 65 degrees..

What is important to understand is that even given this seasonal limitation, a proper inspection of the system was performed!.

Even though the heat pump is operated in only one mode at the time of an inspection, virtually every component of the system, from the ducts to the fans to the compressor, operate the same way in either mode. The principal component not checked is the operation of the reversing-valve. It should be considered a proper inspection to operate the system in only one mode. If the system were forced to operate in a mode contrary to its design, there is a high risk of damage to the system!.

A respect and understanding of common seasonal inspection limitations can go a long way in helping buyers to understand their home, their home inspection, and feel great about the home buying process..

www.GoHomePro.com.

This subject and more about the interactions and relationships in real estate are discussed in Wally Conway’s book, “Secrets of the Happy Home Inspector”, available at GoHomePro.com or Amazon.com. As a speaker, writer, instructor, and host of The Home and Garden radio show every Saturday 8-10 AM on WOKV AM690 and 106.6 FM, Wally blends the right amount of up-to-date information with just the right amount of humor, insight, motivation, and real-world application. .

Visit WallyConway.com or www.GoHomePro.com for more information!

Reduce your insurance premiums with a Wind Inspection!

Wally Conway (HomePro Inspections) — Mon, 17 Sep 2007 14:38:51 -0500

Insurance premiums seem to be an unending source of expense and frustration. It doesn't need to be that way. Try this money saving program with your own home! When you can cut the cost of insurance, you lower the cost of home ownership! It just might be the differance between for sale and sold! With an approved Wind Inspection, you can cut your wind premiums by up to 22%! Get the details now to begin your savings! Give me a ring 904-268-8211 or visit www.GoHomePro.com

Lunch Boxes and Lock Boxes

Wally Conway (HomePro Inspections) — Mon, 17 Sep 2007 08:22:32 -0500

Lunch Boxes and Lock Boxes
by Wally Conway

Are you having an open house, a new listing, or a buyer's seminar? Announce it to the world for Free! Listen and Call "The Happy Home Inspector" radio show with Wally Conway Saturdays at 3 PM on AM690 WOKV for your free announcement.

While speaking recently at a luncheon for a local Realtor group, the subject turned to lock boxes. More specifically, the topic of whether or not home inspectors should have lock box keys.

Seems everyone has an opinion on whether or not home inspectors should be able to be given lock box access, but the real question is - why would we want them?

When I pose that question to Realtors, I typically get the same answer. "Wally, if home inspectors had lock box access, that would be great because Realtors would not need to attend the home inspection."

And that is precisely why home inspectors should not want lock box access!

Why do I feel so strongly about having the Realtor provide access to the home being inspected? There are truly dozens of reasons! However, I'll focus on what I believe to be the three Primary Reasons.

First, and it IS selfish I will admit, is the issue of inspector safety. Much has been said and written about Realtor safety, but every potential threat to you as a Realtor is also a risk to me as a home inspector. The risk of physical injury to an inspector is even greater than to the Realtor in several areas. Most notable are the risk of falls, electrocution, and heat related injuries. It is a comfort to the inspector as well as their families that you are ready, willing, and able to dial 911 should the need arise!

Second, is the opportunity to have a clear understanding of any issues that may arise during the home inspection. The is no better way to bring clarity to the buyer's mind than to be able to show and tell, in addition to documenting, any concerns about the house. This saves you and the buyer time and confusion, and significantly enhances your ability to assist with integrating the inspection detail into the execution of the purchase and sales agreement. For instance, when a buyer has questions about how repairs will be made and who will pay for those, the home inspector cannot answer those questions - only YOU as the Realtor can!

I'll illustrate with a story about a recent situation. Our inspector Fred Norman was conducting an inspection when it was discovered that the roof of the home had very little economic life left. The buyer became increasingly worried as she thought about the impact this would have on her in the next few years. Luckily, her real estate agent was present for the inspection, although the agent was conducting some phone business when the roof situation became known. About 15 minutes went by before the agent was able to turn his attention back to the buyer, and the buyer suddenly exclaimed, "I can't buy this house!"

Of course, the agent was shocked, but was able to talk through the buyer's concerns. When she explained that she couldn't pay for a new roof, the agent calmly explained that she had $5000 in her purchase and sale agreement for repairs. The buyer smiled, and all was well. The day had been saved! But had the agent not been present for the inspection to explain the process, the buyer may have walked from the transaction.

Finally, the Third and most important reason for attending the home inspection; your customer wants you there with them! No matter what you think, or even what your customer may tell you, they always tell me that they want you, heck, they need you with them at the home inspection. It makes them feel important, as well as comforted during a very stressful time.

If you really want to keep the wheels on every transaction, and want to create that elusive "all referral" business, you really need to attend every home inspection. And don't forget your lock box key!

It's like an MRI for your home!

Wally Conway (HomePro Inspections) — Sun, 16 Sep 2007 07:02:52 -0500

The Most Significant Advancement in Home Inspections

Since the Invention of the Flashlight!
by Wally Conway, President of HomePro Inspections 904-268-8211

Need a speaker for your office or next buyer's seminar? Wally's fun, high-energy presentations and knowledge-filled training seminars make him a speaker in high demand! He has authored several FREC approved training courses for continuing education of real estate professionals and frequently travels to speaking engagements throughout North America. Book your preferred speaking date today!

904-268-8211

Way back when people were living in caves, the cave inspector behaved much like regular home inspectors do to this day. They brought light into the cave to see what they could see. As time went on, the tools to produce light got better and better.

Cave inspectors got light into the cave with a torch, log cabin inspectors got light into the cabin with a lantern, and today's regular inspectors get light into your home with a flashlight. Interestingly, the light of the torch illuminated the walls about as well as regular inspectors illuminate your walls with a flashlight. They can only see what is visible.

But what if you could see what is INVISIBLE?

Beyond the visible light spectrum is the infrared spectrum. Infrared is invisible to the naked eye. But with state of the art FLIR infrared cameras, tech savvy inspectors can now SEE what is invisible to regular inspectors.

In simplest terms, FLIR infrared cameras represent temperature readings as a full color image. This results in a clear image to distinguish a wet wall from a dry wall, a hot wire from a cold wire and a damaged duct from an in tact duct.

Infrared technology makes it simple to comfort a homebuyer. Regular inspectors inspect a wall and it may look fine. But a common question by the buyer might concern moisture inside the wall, or maybe the presence of insulation. With the infrared camera, an inspector can confirm for the buyer that all is well. And as we all know, what buyers want most is peace of mind.

Peace of mind does not come from a regular inspector raising questions, and then leaving them unanswered. Peace of mind comes from knowing precisely what the visual symptoms really mean. That level of confidence can only be reached with the use of an infrared camera in the hands of an ASHI certified home inspector. It is little wonder that FLIR's infrared cameras have been called the most significant advancement in home inspections since the invention of the flashlight!

Along with the homebuyer gaining great peace of mind, real estate agents have gained a superb ally in the quest to manage liability. The more accurate the information provided to the homebuyer, the less likely an unseen problem would result in a claim against the agent. Why would an agent refer a home inspector did not use this risk reducing technology on every inspection?

Now that the future of home inspection is here, a new level of customer satisfaction is also here. It is important to us all that we learn to understand, embrace, and integrate the very best for our customers into every transaction.

Have Wally Conway speak at your office or for your favorite group! As a speaker, writer, FREC instructor, and host of The Happy Home Inspector radio show on WOKV 690, Wally blends the right amount of up-to-date information with just the right amount of humor, insight, motivation, and real-world application. And don't forget to pick up Wally's book, "Secrets of the Happy Home Inspector", available at GoHomePro.com or Amazon.com. Book Wally for your next speaking event today!

Realtors Assume Greater Risk on Partial Inspections

Wally Conway (HomePro Inspections) — Fri, 14 Sep 2007 11:53:54 -0500

The Problem with Partials!
by Wally Conway

904-268-8211

Frequently, we get the request in our office for a "partial" inspection. This is another of those things that truly escapes my logic. While I am sure that the basis for this request is the desire to reduce the expense of the inspection, partial inspections are often a high-risk event for everyone concerned. Let me explain why by way of example.

The most common partial inspection request is the roof inspection. This is due primarily to the high replacement cost of the roof and the probability of extensive damage to the interior of the home should the roof fail.

Here's where the problems begin. Most folks assume that the roof inspection takes place on the roof. It is true that walking on the roof is an important element of the roof inspection. But, to really judge the past history and future performance of the roof, the interior of the home as well as attic space should also be inspected.

More often than not, roofs leak for quite some time into the attic before the leak is detected in the interior living space. Some leaks begin so small that for years the wood roof sheathing is kept wet and rotting. The water my also have dripped onto wires causing corrosion and onto ductwork causing mold! How are these additional discoveries disclosed in the context of the "partial" inspection?

To ignore them is clearly irresponsible; to disclose them is to surely expand the inspection beyond its requested partial scope. In either scenario, it is certain to create confusion and consternation. Because, what does the buyer want to know about their future home?

EVERYTHING!

Had these initial symptoms of problem been discovered and disclosed in the context of a full inspection it would be a much simpler and more professional process to provide a clear and complete picture for integration into the contract. Seldom are partial inspections good for anyone in the transaction other then follow-up to the initial full home inspection.

, available at GoHomePro.com or Amazon.com. Book Wally for your next speaking event today!

Should Realtors Recommend Home Inspections or Home Warranties?

Wally Conway (HomePro Inspections) — Wed, 12 Sep 2007 07:48:46 -0500

Should REALTORS Recommend
Home Inspections or Home Warranties?
by Wally Conway, President of
www.GoHomePro.com

Have Wally Conway speak at your office or for your favorite group! Wally blends the right amount of up-to-date information with just the right amount of humor, insight, motivation, and real-world application. Wally is a speaker, writer, FREC instructor, host of HGTV's "House Detective", host of DIY Network's "Finders Fixers", and host of The Home and Garden radio show on WOKV 690. And don't forget to pick up Wally's book, "Secrets of the Happy Home Inspector", available at www.GoHomePro.com or Amazon.com. Book Wally for your next speaking event today!

8 Essential Questions You Must Ask Your Home Inspector!

Wally Conway (HomePro Inspections) — Tue, 11 Sep 2007 08:54:34 -0500

8 Essential Questions
by Wally Conway, President of a href="http://www.gohomepro.com>HomePro Inspections, 904-268-8211

Need a speaker for your office or buyer's seminar?
Infrared Technology - what's all the fuss about? Have Wally Conway show you how to reduce your liability! Infrared is the most significant advancement in home inspections since the invention of the flashlight! Call today to learn how to protect your "assets" -

904-268-8211

We all know that when a buyer is purchasing a home, every detail is an important one. However, they are usually quite unfamiliar with the ways of the real estate world, so they usually look to you as their real estate professional for guidance.

You begin by telling them about mortgages, interest rates, contracts, location, home details, insurance, and much more. But how do you approach the subject of "home inspector"?

We all know that working with a home inspector isn't complicated; however, unless your buyer is taught HOW to choose a home inspector, they may get stuck with a less than capable individual.

Teaching your buyer how to correctly choose their inspector will not only empower them to make great decisions, but will always lead to them choosing a Professional home inspector with the right credentials, and PROTECT YOU in the process.

Finally, be sure to encourage your buyer to attend the home inspection. There is no substitute for the complete inspection experience; the report generated is only a small piece of the inspection. When you and your buyer attend the inspection, see the process, ask questions, and become educated about the home, you'll gain confidence in managing the repair process, and your buyer will gain great comfort in their buying decision.

Here are my top 8 questions to ask every home inspector in your selection process:

Does the completed report include photographs, including infrared images?
Often, the report will contain descriptions of damage or defect in locations of the home that only the inspector was able to access, like rooftops or crawl spaces. Pictures of these areas are the only way to make the location of any damage clear. It also makes the repair process simpler when a photograph is available, since there is no confusion for the tradesperson making the repair. But how do you determine the scope of repair in those damaged areas? Peace of mind does not come from a regular inspector raising questions, and then leaving them unanswered. Peace of mind comes from knowing precisely what the visual symptoms really mean! That level of confidence can only be reached with the use of an INFRARED CAMERA in the hands of an ASHI Certified Professional Home Inspector. Infrared allows an ASHI Certified Inspector to essentially "see the invisible", which brings a level of understanding to the inspection that cannot be reached with any other tool.
Does the inspector come from a construction background?
It's great that your inspector seems like a nice person, but what did they do before inspecting homes? Do they bring a wealth of knowledge about the construction trades, building, or remodeling? Or were they a hairdresser in a previous life? Don't get me wrong, I'm not picking on hairdressers - but that occupation certainly doesn't have anything to do with home inspecting!
How long has the inspector been in the inspection business?
Longevity gives comfort that the inspector will be with you in the future as new needs and issues arise. Knowing how long an inspector has been in full-time operation will give confidence that he or she will be around when needed.
How many inspections has the inspector performed while in business?
The time an inspector has been in business is only a piece of the question (see above)! If he's been in business for 4 years, but has only done 40 inspections in that time, that's not good! Home buying decisions are far too important to be a practice place for a part-time inspector.
Is the inspector a member of the American Society of Home Inspectors (ASHI)?
This is critical! ASHI is the oldest, largest, and most respected organization for home inspectors in the country. They also maintain the highest standards and ethics for home inspectors. If your inspector is a member of this organization, you can be sure that they have passed rigorous testing, The National Home Inspectors Exam, and they have completed all training and administrative requirements for membership. You can even verify membership status at www.ASHI.org. The inspector may be a member of other organizations, but none have requirements as strict as ASHI. And don't be fooled by those companies who claim to inspect to "ASHI standards" - if they aren't a Certified ASHI Inspector, find someone who is.
Does your inspector have experience in homes similar to the home you are having inspected?
All homes have some systems and features in common, but a brand new home has risks and issues that differ from an historic beauty from the year 1895. Only someone who has walked the walk and crawled the crawl numerous times in similar homes can sleuth out those important items that are specific to your age, size, and type of home.
Will your inspector walk on the roof, crawl in the crawlspace, go into the basement, and climb into the attic space (if any of these are applicable)?
Your inspector should be capable of going and willing to go into those places where others fear to tread! These are the places that must be seen to best protect the customer. There times when those locations cannot be completely inspected due to physical risk to the inspector, risk to the equipment, or seasonal limitations. But for the inspector to not inspect those locations because he doesn't want to, is scared of the dark, or is too ample to fit into those spaces is unacceptable.
When will the completed report be delivered, and can it be emailed?
Often the buying decision is time critical, you want to be sure you will receive your completed report in time to read, review, and respond. The best companies can deliver the report to you right on-site, at the home, just as the inspection is completed. Your inspection company should also be able to email your report to anywhere you need it to go - after all, this is the 21st century!

Have Wally Conway speak at your office or for your favorite group! Wally blends the right amount of up-to-date information with just the right amount of humor, insight, motivation, and real-world application. Wally is a speaker, writer, FREC instructor, host of HGTV's "House Detective", host of DIY Network's "Finders Fixers", and host of The Home and Garden radio show on WOKV AM 690 and 106.5 FM. And don't forget to pick up Wally's book, "Secrets of the Happy Home Inspector", available at GoHomePro.com or Amazon.com. Book Wally for your next speaking event today!

www.GoHomePro.com

Really Missed you at the Board!

Wally Conway (HomePro Inspections) — Mon, 10 Sep 2007 15:35:09 -0500

We Missed You - Where Were You?
by Wally Conway, President of HomePro Inspections 904-268-8211

Need a speaker for your office or next buyer's seminar? Wally gives fun, high-energy presentations and knowledge-filled training seminars! Infrared Technology - what's all the fuss about? Have Wally show you how to reduce your liability with infrared, the most significant advancement in home inspection since the invention of the flashlight. You need to see this technology, call today!

904-268-8211

I just finished spending an energizing morning at your Board with more than thirty of the most fantastic Realtors I've ever met. Of the well over one thousand Realtors who are members of the St. Augustine Board, these people in particular really stand out.

But what was it that made this particular group of agents stand out?

Easy! They dedicated three hours out of their very busy professional and personal lives to participate in an elective professional development program!

I understand that every real estate agent is required by FREC to take a minimum number of required courses to keep their licenses active. But the problem is, that is exactly what most agents do - the minimum!

You might reason that if the minimum weren't good enough it wouldn't be the minimum. I respect that reasoning in a regulatory sense, but not in a professional sense. When faced with the constant challenges of the professional real estate business, how can we not constantly bring new knowledge to ourselves, and ultimately to our customers?

The competition among agents has grown to levels that few could have imagined just a very few years ago. Many of us remember a time when the Board membership was well below 500, and the challenges of internet listings, discount providers, and FSBO marketing services were nowhere on the horizon.

In today's world, the real estate landscape is very different. Sure, the fundamentals are essentially the same, but increased competition, more informed customers, and ever increasing liability make this business no place for the poorly educated. Yet, time and again, seats remain empty for educational opportunities at your Board. I find this to be concerning for the industry. The lack of interest by many Realtors for their continued professional development is a challenge for Boards and Associations across the country.

The ease of obtaining required continuing education units online is certainly part of the issue. While it is absolutely legal to click off a few courses to keep FREC happy, does it really compare in a true professional development sense to the interaction of dozens of Realtors debating the issues of a particular scenario? My response is a resounding no!

At the end of the day, it is likely our ability to learn faster than our competitors is what will truly make us competitive.

Break out the Board's education calendar and get a few events on your calendar. We miss you!

<a href="http://www.gohomepro.com>www.GoHomePro.com</a>

Have Wally Conway speak at your office or for your favorite group! Wally blends the right amount of up-to-date information with just the right amount of humor, insight, motivation, and real-world application. Wally is a speaker, writer, FREC instructor, host of HGTV's "House Detective", host of DIY Network's "Finders Fixers", and host of The Home and Garden radio show on WOKV 690. And don't forget to pick up Wally's book, "Secrets of the Happy Home Inspector", available at GoHomePro.com or Amazon.com. Book Wally for your next speaking event today!

Why Handymen Make Lousy Home Inspectors!

Wally Conway (HomePro Inspections) — Thu, 06 Sep 2007 12:11:16 -0500

Home Inspectors as Handymen?
by Wally Conway, President of HomePro Inspections 904-268-8211

904-268-8211

The slight slow down in real estate sales has been a challenge for us all. When sales slow, not only is there a direct economic impact on real estate agents, but also on the related professionals whose job it is to serve and support the customers in the real estate transaction. Fewer real estate sales mean fewer appraisals, surveys, title policies, and mortgages. It also means fewer home inspections, the service nearest and dearest to my heart.

One of the consequences of this slow down in real estate, and hence slow down in the number of home inspections, this that some inspectors have started to do "side work". I've recently seen home inspectors advertising such services as WDO repairs, appliance repairs, minor electrical and plumbing repairs, and other general "handyman" fix-it repairs. And all listed right next to their home inspection service!

Wow, this is really scary for the real estate agent!

This is scary for two reasons, both of which boil down to agent liability. Not only should agents always have a licensed professional conduct repairs, but this type of activity is also an ethical violation for home inspectors.

I'm assuming that it's common knowledge to all real estate agents that they should always choose a full Member of ASHI to conduct every inspection. If so, you should also know that the ASHI Code of Ethics states that "Inspectors shall not repair, replace, or upgrade, for compensation, systems, or components covered by ASHI Standards of Practice, for one year after the inspection".

It is the intent of the ASHI Code of Ethics to keep the inspection process free of "conflicts of interest" that are sure to arise when the outcome of the inspection has a financial benefit to the inspector beyond simple payment for the actual inspection.

When home inspectors stray away from this mandatory ethical position, the entire real estate process breaks down. Ultimately, both buyer and seller lose faith in the process, putting real estate agents in a very high-risk position. At the least damaging end of the scale, a conflict in interest can result in the dying of the deal. But at the most harmful end of the scale, it may also result in potential legal action against the agent by an upset buyer or seller.

The simple solution to reducing agent liability is to ensure that a Certified Member of ASHI does every home inspection and that a properly licensed contractor does every repair, and that these two people are not the same! Two heads may be better than one, but if one guy is wearing both hats, it is sure to end with a real estate agent in trouble.

Have Wally Conway speak at your office or for your favorite group! Wally blends the right amount of up-to-date information with just the right amount of humor, insight, motivation, and real-world application. Wally is a speaker, writer, FREC instructor, host of HGTV's "House Detective", host of DIY Network's "Finders Fixers", and host of The Home and Garden radio show on WOKV 690. And don't forget to pick up Wally's book, "Secrets of the Happy Home Inspector", available at GoHomePro.com or Amazon.com. Book Wally for your next speaking event today!

How Much Should a Great Home Inspection Cost?

Wally Conway (HomePro Inspections) — Tue, 04 Sep 2007 07:57:16 -0500

How Much Is a Home Inspection?
by Wally Conway, President of HomePro Inspections 904-268-8211

904-268-8211

How much is a home inspection? I know you as the real estate professional get that question from customers every time you mention the need for a home inspection or WDO inspection. Well, pity poor me, I get that question in my office about 100 times a week!

Not that I'm complaining, but it sure would be nice for you, me, and our mutual customers if there was a predictable formula to estimate the expected expense of the home inspection and WDO inspection in the real estate transaction.

But when agents are asked about the cost of inspections, the first response is to give an estimated price. An extremely common estimate given by agents is the figure $300. Bad news!

While it is nice to give a dollar figure for the buyer, it most always ends with the buyer extremely frustrated.

What do I mean?

When an agent gives an actual number as the answer to "How much is a home inspection", it makes anything less seem cheap, which seems like a good thing to the customer, and anything more seem expensive, which appears bad.

Back to our need for a predictable formula - IS there such a thing for this question? How DO you answer the question "how much is a home inspection"?

After more than 30,000 home inspections over more than a dozen years in this business, I have found the answer! It has been working well for customers when they call my office at HomePro, and it will absolutely help you when dealing with this question.

When a buyer asks, "How much is a home inspection", simply ask, "How much is your expected mortgage payment?"

After they provide their mortgage number, reply with "all your inspection needs and desires can be met for about half your expected mortgage payment."

Suddenly, the cost of all their inspections is put into proper perspective!

Think about it - your buyer is about to spend $1600 PER MONTH for the next 30 YEARS for the home they are purchasing. When put into that context, spending $495 or more for a HomePro 5 Star Inspection Package becomes, in reality, a true bargain!

(Our exclusive 5 Star Package includes ASHI home inspection, WDO report, Mold Assessment, Infra Red Survey, and Moisture Analysis - every inspection to bring peace of mind to your customer).

Yes, it would be nice if homebuyers were not so price sensitive. However, it would be even better if buyers were only concerned with selecting the best inspection company to suit their needs, one that could give them the peace of mind needed to enjoy the buying process!

So next time you are asked, "How much is a home inspection", the best answer you could ever give is "about half a mortgage payment". Try it next time!

Have Wally Conway speak at your office or for your favorite group! Wally blends the right amount of up-to-date information with just the right amount of humor, insight, motivation, and real-world application. Wally is a speaker, writer, FREC instructor, host of HGTV's "House Detective", host of DIY Network's "Finders Fixers", and host of The Home and Garden radio show on WOKV 690. And don't forget to pick up Wally's book, "Secrets of the Happy Home Inspector", available at GoHomePro.com or Amazon.com. Book Wally for your next speaking event today!

Is there a Fungus Among Us?

Wally Conway (HomePro Inspections) — Fri, 31 Aug 2007 14:41:49 -0500

Is There a Fungus Among Us?

Mold has taken hold! Not that the microbes have reached out and grabbed us, but rather they have captured our attention. A rash of recent high profile media stories have petrified many people with concerns for both their health and finances. While it is true in some situations that variations and concentrations of mold can kill us both physically and financially, in the vast majority of cases mold problems can be remedied simply and economically.

Molds exist naturally all around us. Molds play a vital role in the decomposition of organic waste such as in a compost pile. Other molds are essential in the creation of some of our finest foods, such as wine and cheese. But, when mold growth occurs in an inappropriate place or in extreme concentration, the health of our home and family can be at risk.

All molds need two basic ingredients to grow, food and water. The favorite food of mold is cellulose. In our home, cellulose is a common constituent. Wood, paper, cotton, and drywall are plentiful in construction and are great sources of cellulose. Water is everywhere in our homes, both on the surfaces and in the air.

As the tightness of our homes has increased in response to a desire to conserve energy, the unintended consequence has been the trapping of moisture. The increase in moisture in our homes has in some cases resulted in a relative humidity above the 60% level needed to sustain mold growth in interior spaces. In some cases, the moisture level of the interior spaces is below the mold growth threshold, but the exterior wall cavities retain the required moisture level for rapid mold growth within the walls. To make matters worse, this condition is also perfect for accelerated wood rot and termite infestation.

So what is a reasonable person to do? Much like a physical exam is the first step in a plan for personal health, a home inspection is the first step in a mold survey. The intent of the inspection is to seek out all sources of moisture that may contribute to an environment that is attractive to mold and to visually identify any existing mold colonies. Roof leaks, plumbing leaks, and improper sprinkler positioning are among the more common sources of mold-causing moisture problems. After identification of the moisture source, a reasonable and practical remedy can be prescribed.

Areas with visible mold colonies can be thoroughly cleaned with detergent, followed by wiping with a bleach and water solution. Porous materials such as ceiling tiles and carpet are difficult to clean and often require removal and replacement in all but the most minor of outbreaks.

In most cases, testing to determine mold species is not necessary to solve the problem. If an individual has an extreme or specific health risk factor, testing may be of value in assisting the medical professional in addressing the specific health situation. If the outbreak of mold is extreme, testing maybe wise in ensuring safety during remediation. The choice to test or not should always rest with the homeowner or potential homebuyer, but the decision should be an informed one made with the assistance of an ASHI certified home inspector who has received additional training specific to mold management.

With a basic understanding of the management of moisture, household mold maintenance is simple. Molds have been around forever and will never be gone, and it is good that they are here. But like so many things, too much of a good thing can be a bad thing. Stay informed, but don't get caught up in the hype. Remember, it's about knowing!

Wanna Get High With Me?

Wally Conway (HomePro Inspections) — Wed, 29 Aug 2007 07:08:40 -0500

You Wanna Get High With Me?

Being a home inspector is great. It's fun, it's interesting, and I get to meet wonderful people. I know exactly what to do during a home inspection. But what should the homebuyer be doing during the home inspection?

In my mind, the primary responsibility of the homebuyer during the home inspection is to observe and to listen. By watching the routine of the inspector, the homebuyer will gain a comfort with the home as well as the inspection process. The inspector has the opportunity to present to and discuss with the homebuyer all the many aspects of each component and system in the home. The goal is to have no issues looming after the inspection.

That being said, active participation in the home inspection is always a good thing. I love participation! How much participation and by whom is an often debated question. Depending on an individual's role in the transaction - buyer, seller, agent, or other interested party - the intentions, interest, and involvement vary widely.

A sure fire test to tell how committed someone is to the participation process is by asking who would like to go onto the roof. Many of my home inspector buddies cringe when I speak of home buyers or agents climbing roofs with me. However, with some good judgment and a few precautions, it turns out just fine.

The fun begins when I ask, "Okay, who would like to get high with me?" If anyone looks too enthused, I get a little nervous thinking that they must have misinterpreted my question. But, after a moment, most all recognize that it is time for the roof inspection. No better way to inspect a roof than to climb up and walk around! Every now and then, a home has a walk out balcony that lets us hop the rail and stride smartly to the peak. But more often than not, it is up the ladder we go.

The truth of it all is that less than 20% of homebuyers will venture up the latter to stroll their roof. And of that group, about half are wearing inappropriate shoes or clothing for the ladder climb. Relatively small portions of those who choose to climb just do not appear physically able to make the accent. If it does not look safe to me, they are staying on the ground.

A few times people have objected to being told to remain on the ground. Some have even insisted that this is their inspection, they are paying me, and they will climb if they choose to. They are then are told that it is my ladder and I decide who climbs it. I have also not yet been paid for my services. I simply and calmly explain that if they would like to play the "I'm not paying" card, I can play my trump card, called "I'm not inspecting". This is rare, but does get us all back to our proper places!

Walking on roofs is all well and good, but nothing separates the bold from the meek in the arena of home inspection participation quite like the subject of crawling in crawl spaces!

Florida is a wonderful place to live. Sunshine, beautiful beaches, and a lifestyle that most of the rest of North America can only dream of. It is the quest for that good life that attracts millions of tourists every year as well as tens of thousands of new residents. But some residents of Florida, the ones found in crawl spaces, can bring fear the heart of the bravest!

Traveling about the country to numerous home inspector events has provided me much in the way of education and perspective on the business of home inspecting. But whenever my peers discover I live and inspect in Florida the subject always turns to critters and creatures in crawl spaces. With their eyes the size of grapefruits, I can keep them mesmerized with my many tales. Those would be opossum tales, snake tales, and gator tales!

They way these guys are captivated by the idea of an inspector crawling on his belly under a home in Florida makes me feel like Marlin Perkins from the old television show "Wild Kingdom". I can recall being about eight years old listening to Marlin narrate, "Jim will now wrestle the deadly 25 foot anaconda". Then Jim, dressed in khaki shorts, shirt and a pair of lace up boots, would proceed into the jungle marsh to risk life and limb while Marlin kept on filming and narrating.

That Jim would have made one heck of a home inspector! If he wasn't afraid of anacondas, you can bet he would be unafraid of real estate agents!

Why Realtors Don't Need Health Insurance!

Wally Conway (HomePro Inspections) — Mon, 27 Aug 2007 14:45:13 -0500

You Don't Need Health Insurance

Seems almost every situation in our lives is centered on communication. Good or bad, the way we express our thoughts, wants, and needs to each other determines how we live, love, and learn together.

As a guy who is a regular on the seminar circuit, does a live radio show, an HGTV television show, writes books, columns, and articles, and all the while runs a thriving home inspection company, I get to do a great amount of communicating. Some of that communication is by transmitting; some of it is by receiving. After much reflection, I have come to the conclusion that nothing is learned when we transmit, but great gains come from receiving. That is to say, we learn when we listen, not when we speak.

Not a day goes by that I am not listening to Realtors. Most days I listen to more than a few, some days more than a dozen, and on occasion, I listen to hundreds at a single seminar sitting. The things Realtors tell me help me get better. Better at home inspecting, better at dealing with customers, better on the radio, just better at every aspect of my professional life! But all that input is not without moments. Those moments range from the amazing to the zealous, sad to humorous, and brilliant to well, less than brilliant!

One of my favorite Realtor quotes follow, complete with my thoughts and commentary. A disclaimer before we begin, if this particular quote sounds like you, know that none of what follows is from a single source, but representative of things I hear on a near daily basis.

"You don't need a home inspection, you're getting a home warranty".

Seems to make sense to some that if items are warranted, their condition is of little importance. But among the problems with this thought are:

(1) All items that might fail may not be warranted, and

(2) Items presently not functioning would be exempted from coverage as an existing problem.

When explaining the relationship of the home inspection to the home warranty, consider the home inspection to be a physical exam and the warranty to be health insurance. Would you ever expect to hear someone say, "you don't need a physical exam, you've got health insurance"? Doesn't seem to make much sense, does it? That is essentially what we are saying to our customers with the "you don't need a home inspection, you are getting a home warranty" comment!

Let's flip it around now. How about "you don't need a home warranty, you are getting a home inspection". Here's the medical equivalent, "you don't need health insurance, you just had a physical exam"!

Insane!

In so many instances, when I have been able to explain a new or complex home related issue to a customer in equivalent medical terms, they suddenly get it. They seem to understand and are now comfortable. Clearly, most homebuyers are not in the medical profession, but the language is familiar to them. Must be from watching ER or Marcus Welby reruns!

So be clear in your communications with your customers. Be ready and able to clearly articulate a compelling argument for anything you wish to say. And above all, EDUCATE your customers. Educate them on why they need a home inspection, a home warranty, or whatever the subject is. Teach them how to choose a qualified home inspector. Teach them how to make a good decision on any real estate subject or issue. They will love you for it!

Peace of Mind for Home Inspections!

Wally Conway (HomePro Inspections) — Mon, 27 Aug 2007 08:39:53 -0500

Peace of Mind for Home Inspection!

As sure as the spring flows in Green Cove, home inspecting provides a stream of knowledge to wash away the fears of homebuyers. But fear may be replaced by frustration if the wrong inspector is chosen!

Should Tradesmen be Home Inspectors?

I will support the idea that no one knows each trade better than a person specifically from that trade, but that approach to home inspecting has several glaring flaws.

· Flaw #1.

· Flaw #2.

It would be difficult to find a dozen or more trades people to do this inspection without the intent to solicit repair work. There is no ethics position that precludes each tradesperson from soliciting work in their chosen trade. That is what trades people do; they work in their trade.

This looking for work mentality puts the objectivity of the inspection process in jeopardy. While it may be appropriate for the tradesperson to make suggestions for improvement or upgrade to a homeowner, this approach is not best suited in the buying process, where the desire is principally of the inspection process to determine if exiting systems are functioning as intended, and perhaps answer component life expectancies questions.

· Flaw #3.

Talk about a state of confusion!

Let's leave home inspecting to the professionally trained home inspector and leave the installation and repair of specific systems to the people who install and repair!

Choose the Right Home Inspector

As a real estate professional, educating your buyers on how to select their home inspector will go a long way toward making the process a happy one:

ü How long the inspector has been in the inspection business?
Longevity gives comfort that the company will be with you in the future as new needs and issues arise.

ü How many inspections has the inspector personally performed?
This is important! An inspector may have been in business for 5 years but inspected less than a dozen homes. Your home buying decision is far too important to be a practice place for a part-time inspector.

ü Does your inspector have experience in homes similar to the home you are having inspected?
All homes have some systems and features in common, but new home in Eagle Harbor has risks and issues that differ from an historic beauty in St. Augustine. Only someone who has walked the walk and crawled the crawl numerous times in similar homes can sleuth out those important items.

ü Did the American Society of Home Inspectors (ASHI) certify the inspector?
In Florida, the business of home inspection is unregulated. This makes it especially important to verify professional credentials and experiences before making a selection.

ü When will the report will be delivered?
Often the buying decision is time critical, you want to be sure you will receive your completed report in time to read, review, and respond. The best companies can deliver the report to you right at the home as the inspection is completed.

ü Does the completed report include photographs?
Often the report will contain descriptions of damage or defect in locations of the home that only the inspector was able to access, like rooftops or crawl spaces. You will want pictures of these areas to make your understanding of the scope and location of the damage clear. It also makes repairs simpler to get estimated when a photograph is available.

Lastly, encourage your homebuyers to attend their home inspection, watch the process, and ask lots of questions. The history of their chosen home will unfold before their very eyes! Our area is rich in homes and heritage, and the right home inspector can help buyers to know the past and enjoy the future in their new home.