I'm a Realtor, not a home builder, but I certainly have a base-line understanding of home construction. I have watched how homes go up, how they are inspected, and how they have fallen down, literally.
When buying a re-sale home there seems to be a no-brainer mentality of inspecting a home, great! But when it comes to digging deeper or going new, there is a HUGE green barrier, called the dollar.
In Texas we have Licesned Real Estate Inspectors just like we Realtors are Licensed by the Texas Real Estate Commmision.
TREC Licensed inspectors for San Antonio, Texas can be found at SATREI.com by company or by name. They are required to use a particular form that has a standard check list and rating system. Some use the triplcate NCR forms, but most today use software that generates a .pdf report with photos and drawings with commentaries about the findings. This is a nice feature especially with the finding is rather complicated to explain as well as proof of the problem.
This became importantly recently as we had been in a drought, so during a home production for a recent client, the windows were left open to air out the recently painted master bedroom. Nobody thought that leaving the windows cracked would be a problem with the 90 day drought. Then BAM! It poured! The windows were only cracked, but none-the-less the raing came and soaked the window frame.
My client went by to check on the house and it looked terrible (below). The builder graciously repaired the issue by replacing all the drywall, and cabinets. But there was still considerable concern.
Fortunately, I had an inspector with experience in Moisture Meter testing. Using his handy dandy Moisture Meter, he tested and found it to be negative.
There are so many things that can potentially go wrong with existing homes and new homes. That is one of the reasons why I strongly recommend an inspection even with the most reputable of builders I like to say it like this, "Why would you buy a car without taking it to a mechanic?"
The moisture issue was resolved easily and and we closed with a short delay on their part due to the repair. The moisture test was done as a favor by a new inspector I recommended so he was happy to do it to earn repeat recommendations by me. Normally, however, to do a moisture test there is a sir charge of as much as $100 depending on the extent of the testing area.
I shared this story today to highlight a couple things.
1. Inspections are an important part of the buying process. They are highly recommended to avoid future issues, even if warrantied by the builder, before they get their money. It is part of the negotiation process as much of the discovery can be either repaired or discounted to the buye.
2. There often is a need for additional inspections. Inspectors are more like a family doctor. If you were to have an irregular heart beat then you may want to see a heart specialist right? He does cost a bit extra since he's a not an inspector. He may be a roofer, a window installer, an electrician, or another contractor. But his specialized training makes him even more valuable. Don't let those extra fees stop you from hiring them when necessary. Time and time again I have seen or read somethign horrible that could have been prevented.
3. On the same topic, I also recommend an energy audit on older homes. Just because the current home owner has a utlity bill of $200 doesn't mean yours will be that. What if they like it 76-78 in the summer and you like it 72-74? It could cost you $100 more per month. An energy audit will tell you how much leakage and where. It's something you should know as a buyer.
If you are a home buyer, please let me help you by showing quality San Antonio homes and providing reputable inspectors and contractors to ensure that you are buying a home in its very best condition, or at least you've been notified of any potential hazards within professional guidance.
Thanks for reading my blog!
I would love to assist you with the purchase or selling of your San Antonio, or surrounding area Texas home. Please contact me, CATHY BUREAU, GREEN Home Realty, Realtor®. I am ready to exceed your real estate needs!
CATHY BUREAU Broker/Owner
MBA, REALTOR, GREEN, SFR, ECOBROKER, SOLARAGENT
(210) 560-1891 Office
(210) 378-2489 Cell
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