Home : California : San Diego County : San Diego : Russel Ray, San Diego home inspector

Name: Russel Ray, San Diego home inspector
Company: Russel Ray, Property Consultant
E-mail: Contact Russel Ray, San Diego home inspector (Russel Ray, Property Consultant)
Website: http://www.russel-ray.com
Office Phone: (619) 341-0173
Cell Phone: (619) 341-0173
Alt. Phone: (619) 892-5701
Address: 7000-31 Saranac Street, La Mesa, CA, 91941-3315
Description: Member, International Association of Certified Home Inspectors. 40 yrs in real estate—Realtor, general contractor, roofer, & more. Variety of services and prices. Weekend & holiday appts available.

About Me: History and frequently asked questions

DON'T BE A HOME INSPECTION EXPERIMENT!

Call Russel Ray to save your day!
619-341-0173
Available 24/7 to meet your needs.

Introduction to real estate

I was introduced to real estate at the tender age of eleven when my paternal grandmother adopted me and got me interested in landscaping and gardening, still somewhat serious avocations of mine. Since that time I've gone on to be a real estate agent, a plumber, a roofing contractor, a heating and cooling technician, a pool/spa builder, a bricklayer, a drywaller, a door and window installer, a septic system builder, a landscaper, and, of course, a property consultant/home inspector. Most of my vocations in real estate were brought on by my involvement, either alone or with business partners, in buying properties, renovating them, and then selling them, a process somewhat condescendingly known as "flipping." My interest in everything real estate has continued to develop over the past forty plus years and continues to live on.

Property renovations

I've been involved either alone or with various partners in 818 property renovations in seven states -- California, Florida, Louisiana, Michigan, Ohio, Pennsylvania, and Texas -- during the past thirty plus years, all of them offering me different perspectives on various aspects of real estate. It was my involvement with those renovations that resulted in me getting the appropriate education and licenses in different states to be a plumber, roofing contractor, and other professions listed in the previous paragraph. Possibly the only license relevant to real estate that I have never had is that of an electrician. In now having to know electricity as a home inspector, I do often wonder why I'm alive after reliving some of the things that my family members and I did to the electricity in our homes many decades ago. I think we practiced the old philosophy of doing what I say, not what I do.

Home Inspector and Property Consultant

From October 2001 to July 2007, I worked as a "home inspector" in San Diego County. Since July 2007, I have been a "property consultant." Since I work in a state where home inspectors are not licensed, working as a property consultant gives me greater flexibility in meeting the needs, wants, and goals of my Clients in order to best help them. As a property consultant, I have also been able to expand my service area from just San Diego County to the ten counties in Southern California (see "Coverage area" immediately below).

Coverage area

I work throughout the ten counties of Southern California:

Imperial
Kern
Los Angeles
Orange
Riverside
San Bernardino
San Diego
San Luis Obispo
Santa Barbara
Ventura

Since I am based in San Diego County, though, I do have to charge more when I have to travel to different counties. Although I'll be happy to work for you in whatever county you need me in, I also have a lot of resources in the real estate industry, so I might be able to find you a great home inspector in your county that would be less expensive than me driving there. Know that I am ready, willing, and able, though, but as I like to tell my Clients, "Don't misunderstand me because I do like to make money. Just not needlessly. I'd rather help you get the information and knowledge you need quickly and as inexpensively as possible." So if you need a home inspector in other areas of California, or even in another state, feel free to contact me. I'm pretty sure I can get you a list of several home inspectors for you to choose from, and even provide my own recommendation if you'd like.

If you're needing a Realtor in another city, or any professional who works in, or on, real estate, I can probably find you a good list of professionals from which to choose, as well. That includes plumbers, roofing contractors, pool and spa builders, septic system and water well professionals, heating and cooling technicians, etc.

Feel free to contact me, either by telephone or email. If you need immediate assistance, telephone is faster since I answer the phones 24/7, including weekends, off hours, holidays, and major sporting events. If you send me an email and don't have a response within 4-6 hours, please call me.

If by some chance I'm out of cell phone coverage area and you get voice mail, I'll return your call within 4-6 hours. If you do get voice mail, try to send me an email as well, and if you don't hear from me at all within 4-6 hours, please call again. You know how cell phones are, and I haven't had a land line in over two years now.

Inspection Choices

Many home inspectors believe that they know exactly what you need when buying or selling a property. I'm not one of them. Instead, I'll work with you to help you determine exaactly what you need. After all, a Seller's needs will be vastly different from a Buyer's needs, and they both will be different from an investor, or a renter, or any other number of needs. Consequently, I offer many choices for you to choose from, all at different prices, so you'll be able to find something that meets your needs:

BASIC - My most popular inspection. Not as "nitpicky" as my STANDARD inspection but it will get you all the information you need to make an informed decision about the property you are buying.
STANDARD - My most thorough, "nitpicky" inspection. Highly recommended for new construction that has never been lived in.
PREMIUM - My most popular with sports, movie, television, and recording stars on the go. I will not only do the home inspection, but I will take the lead on getting any problems taken care of, meet my Client at the property at his or her convenience for a personal introduction to the intricacies of the property, and follow up with a maintenance inspection six months later to make sure everything is holding up well.
TECH - My most popular for those re-locating to San Diego from other states that have licensing for home inspectors, something California does not have.
LIST - A pre-listing inspection for Sellers only. Provides just the facts about major problems that either can be disclosed, repaired, or repair bids acquired to present to prospective buyers. This inspection allows Realtors and Sellers to price the property more accurately and provides a smoother escrow with no major problems leading to the opening of renegotiations.
RENTER - Just for renters or landlords. Documents the condition of the property at move-in and move-out.
POOL - Provided with a discount when ordered with any type of home inspection.
SPA - Provided with a discount when ordered with any type of home inspection or with a pool inspection.
TENNIS COURT - Useful for homeowner associations that have to maintain condominiums and subdivisions, and the amenities therein.
FIRE - Popular with those living in rural areas subject to wind-driven wildfires.
GREEN - An up and coming area of home inspections for those interested in reducing utility costs to help save the environment.
MAINTENANCE - Popular with owners of new construction coming up on the end of their builder's warranty. Also provided free of charge with my PREMIUM or TECH inspections.
SPOT - For those with just a specific problem that needs evaluating.
WALK - A special service for investors or those not otherwise currently in escrow on a property. At a very low cost to you, I'll accompany you and your Realtor to look at properties that you are considering and advise you on major problems that are immediately visible to me and address any specific concerns you might have. This process can save you significant time and money, as well as your Realtor, by not having to write purchase offers and have a full-priced home inspection, only to find that the Seller won't meet you halfway or that there are problems that you don't want to deal with. Realtors prefer writing purchase offers that have a high likelihood of being successful, and this WALK is designed to do that, as well.

Involvement with the home inspection industry

Currently I'm a member of the InterNational Association of Certified Home Inspectors (InterNACHI) and its most active poster. InterNACHI is the nation's largest home inspector trade association with over 9,000 members. I'll be the first to tell you that I don't know everything there is to know about real estate, so if I find something interesting during the course of an inspection, I can post a question or a picture on the InterNACHI Message Board and have the answer within hours, many times within minutes. Real estate doesn't sleep, and neither does InterNACHI; I, however, do take an occasional cat nap.

In the past I've been a member of other trade associations, such as CREIA (California Real Estate Inspection Association), ASHI (American Society of Home Inspectors), NAHI (National Association of Home Inspectors), SPREI (Society of Professional Real Estate Inspectors), as well as various business and networking associations such as the Better Business Bureau, the Greater San Diego Business Association, and the San Diego Association of Realtors. Even though I'm not a paid member of those anymore, I particpate in their education seminars, meetings, and conventions whenever possible. One can never have too much education or knowledge in order to provide the best possible services for one's Clients.

Remember that your home inspector -- or any person helping you -- should have more than just technical know-how. The quality of the presentation -- verbal and written -- can be equally important in helping to educate people about the intricacies inherent in something as complicated as real estate. Many problems quit being problems once one is educated about the problem -- why it's a problem, typical causes of the problem, typical results of ignoring the problem, and typical ways to resolve the problem.

Community involvement

Much of my life has been spent helping others through various charitable and volunteer organizations, such as Key Club (King High School; Kingsville, Texas), Alpha Phi Omega National Service Fraternity (Texas A&M University; College Station, Texas), Breast Cancer Research, Muscular Dystrophy Association, Red Cross, SPCA, and Special Olympics. I have a long life in music, having started the piano before kindergarten, violin in first grade, and voice in fifth grade. I've sang with many Church Chancel Choirs and community Choruses, as well as having played violin with the Texas A&I University (now Texas A&M-Kingsville) Symphony, the Corpus Christi Symphony, the Houston Symphony, and the Brazos Valley Symphony. I currently volunteer as a wildlife and pet rescurer during natural disasters, and I also volunteer with Project Wildlife in San Diego, a non-profit association that receives abandoned and injured wildlife and nurses them back to health for release back into the wild.

ActiveRain involvement

Although I joined Active Rain in March 2007 (when, according to my records, membership was a mere 22,215), I rediscovered it in July 2008 and have become much more Active. For the most part, the members of ActiveRain are Pleasant, Polite, Personable, Positive, and Professional, the same qualities that I endeavour to be when working with my Clients and their Realtors.

You can find me listed here at ActiveRain as the #3 real estate professional in the State of California, #2 in San Diego County, and #1 in the City of San Diego.

ActiveRain features individual blog posts by its members each day, and I've had seven of mine featured. As with anything chosen by someone else, though, I don't necessarily think they were my best; sometimes it's simply being in the right place at the right time. Hmmm. Kind of like life itself. If you're interested, though, here are my seven featured posts (you might have to be a member to access some of them):

Following are some of my other blogs specifically about the home inspection industry that you might find useful:

Payment Choices

I accept cash, check, and money orders at the time of the inspection. If you would like to pay in advance or you won't be at the inspection, I have an account at PayPal for your convenience in paying by check, credit card, or transfer from your own PayPal account.

Marketing & Business Consulting

If you're looking for a Marketing & Business consultant, especially if you are in real estate, I have a full-time business in that area as well. Visit my Marketing & Business Consulting profile here at ActiveRain at http://activerain.com/russelray.

Additional information and using me as a resource

For readers interested in more personal stuff about me, visit www.mywiseoldgrandmother.com. That's my site dedicated to the memory of my wise old grandmother, and when you read it, you'll understand why. You'll also be able to see Zoey, my cat, and her friends (and feel free to send Zoey some pictures of your friends). There's business, humor, music, entertainment, and much more. Catch the 5-minute video of Zoey washing herself (why do cats always have to wash the spot where you just petted them?) or the tour of the Birch Aquarium. And there's more being added each week.

For readers interested in just my real estate business, visit www.russel-ray.com. There's a lot of free articles (and more added each day) to help you and your Clients stay safe in their homes and properly maintain them to help prevent disasters such as fires, plumbing leaks, roof leaks, etc. Being proactive with daily, weekly, monthly, and annual maintenance is much better than waiting for the disaster to happen and losing the last known color photograph of your wise old grandmother arriving at Ellis Island, or your Baby Book, or your Wedding Album.

For readers interested in tips, tricks, ideas, and suggestions business and marketing, especially for the self-employed, small business, and small departments of otherwise large collections, visit my Marketing & Business Consulting profile here at ActiveRain. I have been a specialist in Guerrilla Marketing since 1985.

You can also catch me as real estate and landscaping expert at www.allexperts.com.

Readers who have questions about my avocations-vegetation and landscaping, music, and Guerrilla Marketing-should feel free to email me directly at russel@russel-ray.com.

Readers of any profession-Realtors, attorneys, home inspectors, plumbers, etc.-from any part of the country should feel free to call me at 619-341-0173 at any time to discuss anything related to real estate. I answer my phones 24/7, including all holidays and sporting events. I can always watch the highlights from the day's sporting events on the nightly news, or read about it in the newspaper. I can only talk with you when you call!. So call me now! I'm happy to help.

For visitors from elsewhere who might be reading this, please feel free to call me and I'll also help you find your way around San Diego and perhaps even be your personal docent for the day.

Frequently asked questions

Question: Am I allowed to attend the inspection?
Answer: Absolutely! Please do. I want you to. And feel free to bring your spouse, the children, the parents, the brothers and sisters, the grandparents, the aunts and uncles, and even your friends. I'm working on your behalf, and I have a set protocol to carry out my inspection, a protocol that picks up where it left off if I get interrupted by anyone. But quite frankly, I don't consider my Clients or their family, friends, and associates to be interruptions. However, if you'd like to make use of the time to take room measurements and pictures, I do have extra paper, pens, tape measures, and digital cameras for your use.

Question: How long will the inspection take?
Answer: Although each property is different, a general rule of thumb is that it takes about 1½ hours for every 1,000 square feet. It will take a little less for vacant properties and new construction that has never been lived in, and it will take a little longer for furnished properties, very old construction, or properties that have been allowed to deteriorate from lack of maintenance. When I finish the inspection, I'll go over any major problems or unique items with you and your Realtor. I welcome the Seller and the Seller's Realtor as long as they don't get defensive and try to dismiss everything that I say. That's not the purpose of the home inspection. If you or your Realtor have a lot of questions, the inspection will take longer, but that doesn't concern me. Answering your questions and making sure that you are happy with what I did during the few hours that I was on the property is my number one goal.

Question: What kind of report will I get?
Answer: The report is computer-generated and uses colored text to indicate problems, typical causes of the problems, typical resolutions to the problems, and my recommendation on how best to proceed regarding the problem. There will probably be pictures in the report, but I won't put pictures in just for the sake of putting pictures in to prove to you that I have a camera or that I know how to take pictures or that I took pictures at the inspection. I only use pictures to show you areas where I went that you probably didn't -- like the attic, roof, or under the house -- or to show you something that doesn't have a general term to go with the technical jargon that home inspectors sometimes have to use. The report is also interactive, so there will be links to documents that I have written for my Clients and web sites that I have found useful. If something piques your interest, click on a link and read all about it!

Question: When will I get the report?
Answer: Generally, within 24 hours of the end of the inspection. There are exceptions depending on the condition of the property and how many notes I had to make, and sometimes -- rarely, though -- weekends and holidays might play a factor.

Question: What if I have questions after I get the report?
Answer: You should feel free to contact me at anytime. I really do answer my phone 24 hours a day, 7 days a week, and that includes so-called "after hours," weekends, national holidays, and major sporting events. I realize that you could have problems with real estate at any time, so I'm here to help. I have over 40 years of real estate experience, so take advantage of that experience and call me if you, your family, or even a friend or business association has any questions about anything, either on the property you just bought or on their properties. You can also email me if that works better for you.

Question: Will you come by to help me if necessary?
Answer: Absolutely! If you're close by and I can just zip over there, I typically don't charge anything. If you're far away, or you have a problem that might require some detective work, I usually charge $100 per hour. We'll talk about your specific needs on the phone first, though, because if I can give you some guidance over the phone, I never charge for it.

Question: I'm probably going to renovate the house I'm buying. Do you have any advice?
Answer: Yes. Once you've finished your renovation budget, add at least 25% for unforeseen circumstances and conditions. I can't see into walls and other areas when the house is furnished, and older properties that need renovation quite often have problems that could not be detected at the time of the inspection. If you need help, though, please call me and take advantage of my vast experience in real estate.

Question: Is it okay if I provide a copy of the report to other people?
Answer: Absolutely! While many home inspectors seem to be protective of their reports, I want as many people as possible to see the quality and thoroughness of the job that I will do for you, so I have no problems with you provide a copy of the report to other people. The thing you need to be careful about if you decide for whatever reason not to buy the property is that you generally don't want to provide a copy to other possible buyers of the property. You paid for the report, so you should let other prospective buyers pay for their own report, especially since real estate conditions can change on a daily basis, either due to neglect by anyone living on the property or by neglect because no one is there to take care of a vacant property. If you have any questions about the appropriateness of providing a copy to someone else, please call me.

Question: Will you do any needed repairs for me?
Answer: Working on properties which I have inspected creates a conflict of interest and goes against not only my personal ethics — I could find things that I could repair for additional money, and you might never know that those repairs didn't need to be done — and the ethics of the various state and national trade associations. If home inspectors could, they might be able to find a lot of problems that actually were not there, and we don't want to put ourselves into that situation. So those of us who adhere to the Codes of Ethics of any of the state or national trade associations refrain from working on properties that we inspected. Most Codes of Ethics prevent such work for a period of one year after the inspection, but I highly recommend that you have any needed repairs done before then.

Question: What's the best way to find someone to work on my property for me?
Answer: I encourage you to call around and get three quotes. Then pretend that you are an Olympics judge and throw out the high estimate and the low estimate, and take the middle estimate. That usually ensures that you will get good service, good materials, and quality workmanship. If you ever have any doubts about an estimate -- if you think that someone is trying to take you to the cleaners and there are no clothes involved -- call me and I'll help you work through the estimate.

Question: What is the best way to get repairs done, have the Sellers do them or take a Seller credit and have them done myself?
Answer: That is going to depend on several factors. If there is a lot of damage or deferred maintenance, making the home somewhat unsafe, you should certainly have the repairs done before you move in, preferably before close of escrow while someone else still owns the house since occasionally accidents happen resulting in extensive damage to the property. If the home is safe to live in, and you or someone in your family or circle of friends has the necessary skills to do the work, then you could consider having the repairs done yourself. Another thing to consider is that the Seller will usually -- not always, but usually -- choose the least expensive route to do the repairs, and they might not be up to the quality that you would do if you had them done yourself. If you and the Seller cannot agree on how to have repairs done, get those three estimates that I talked about in the previous question and take the money for the middle estimate. Then hire the people you want to do the work, perhaps even putting in a little money of your own to get the higher quality than what the Sellers might do.

Question: Will you do a mold inspection?
Answer: No, because I'm not licensed in the State of California to do mold testing. Mold spores are found virtually everywhere on Earth. You are breathing them in as you are reading this. It's when you provide moisture and an organic substrate for the mold to grow on that you have problems. Mold can literally crop up overnight, so the best way to take care of mold is not to let it get a good foothold to begin with. I remember when I was young and Spring Cleaning meant getting out the Clorox and stainless steel wool and cleaning all the mold out of our bathtubs and showers. Now we just tend to sue everyone rather thank practicing responsible home ownership. If you see mold, or smell mold (or a musty smell), you can be reasonably certain that you have mold somewhere. Now it's just a question of finding out where the water source is that's allowing it to thrive. Check under your sink cabinets because that is the most common place to find mold, followed by any areas under a leaking roof or where your water pipes are leaking. If you need help tracking down mold, contact me. I am significantly sensitive to it, so my nose often leads me to where it is.

Question: What can you tell me about radon?
Answer: Radon is a colorless, tasteless, and odorless radioactive gas that forms from the decay of trace amounts of uranium that naturally occurs in soil. Generally, radon is not a significant problem in San Diego County like it is in other areas of the country. There are, however, some isolated pockets of radon problem areas in the County. If you're concerned about radon levels, check the California web site for your zip code. If you need help in analyzing the data provided by the State of California, please feel free to contact me. Radon is a fairly new issue, so sometimes there isn't enough data to be statistically significant, yet the data that is available can make it look like there is a significant problem. Radon research is ongoing.

Question: Would you recommend a home with gas appliances or one that is all electric?
Answer: If you had asked me back in 2000-2001 when, unknown to most of the public, Enron was manipulating the energy market, I would have told you all electric because very few of us thought that the cost of electricity would come back down to reasonable levels. Many people here in California switched from all electric to gas at that time. Because there is so much natural gas here in America, gas will probably always be less expensive than electricity, so while gas appliances generally are more expensive to buy initially, they can pay for themselves very quickly in the form of lower utility bills. As far as my own personal preference goes, I like gas furnaces and water heaters, but I like electric ovens, cook tops, and ranges.

Question: Why is there such a vast difference in your prices?
Answer: I'm not your average home inspector, but I also realize that one size does not fit all. What one person needs in a pre-listing inspection is not nearly adequate for what another person needs when buying a house. Even when buying a house, one's needs, wants, and goals could be entirely different. For example, someone buying a brand new, never-been-lived-in home probably wants to know about the small hole in the screen window, or the scratch on the drawer in the bathroom. In the overall scheme of things, those are not significant, but when one is buying a brand new, never-been-lived-in home, well, one wants it to come undamaged so that one can cause the damage oneself, and have the memories related to the damage. If a property renovator is buying the property, he probably doesn't care that all of the appliances are from the mid-1970s because he's going to gut and renovate the property and install brand new modern appliances. Many sports stars who spend so much time on the road hire me to not only do a home inspection, but to inspect the repairs once they are done, to attend the final walk through to make sure that no move-out damage has been done, and to meet them at their new home when they get back from the sports team's road trip to introduce them to their property. Obviously, I'm willing to do whatever my Clients want, but my time is all that I have to sell, so if what you want requires more of my time, then I charge me. If you have any questions about which of my various services is right for you, contact me. I like to make money, of course, but not needlessly. I'd rather you be happy both in the short term and the long term so that I can have you as a satisfied Client, one who's likely to refer my services to others.

Question: If I'm just comparing prices and home inspectors, what should I know?
Answer: First, know that all home inspectors and their prices are not the same. Second, the first thing you should ask a home inspector is how long they have been in business and how many inspections they have done. Experience can be a significant factor in your favor in this industry. DON'T BE A HOME INSPECTION EXPERIMENT! Third, ask a home inspector if s/he is a member of any home inspection trade associations or better business associations. Many are not because the cost of membership is not inexpensive, and the requirements of membership are not easy. One you have the answers to those questions, ask about their pricing. For the most part, the answers to the first questions will give you a good idea about their pricing.

Question: I've heard that most home inspectors in Southern California don't walk on roofs. How do they inspect it, then?
Answer: It's not necessary to actually walk on a roof to inspect it. All one really needs to do is get higher than the roof, and with all of our mountains and valleys, it's not as difficult as you would think to get higher than the roof. Additionally, many of our insurance companies will not provide coverage if we actually get on the roof because it is so easy to cause damage, and since home inspectors are not licensed in the State of California, many of those same insurance companies deem us not qualified to get on the roof of someone else's home. Along with using a ladder at the roof eaves to get as good a view as possible, I will do everything I can to get the best view of your roof, including using binoculars, a camera with a telephoto lens, and even walking around the neighborhood to get to better vantage points. Many of my Clients have gotten new roofs, roof repairs, or tens of thousands of dollars towards the cost of a new roof, so rest assured that your roof will be properly inspected.

Question: My insurance company is asking me all sorts of questions about the home, and I don't know the answers. Can you help?
Answer: Absolutely. Even if I didn't do your home inspection for you, I can help you answer your insurance company's questions. If I did your home inspection, look in Section B and that will have all the answers to insurance questions that I know about. If you need additional help, simply contact me.

Question: I'm worried about termites because of a previous home I owned. Will you do a termite inspection?
Answer: Termite inspections and inspections for wood rot and other wood damage are reserved by law to licensed pest control professionals. Very few, if any, professional home inspectors also have pest control licenses because of the vast difference in the two professions and the cost of licensing. Remember that California has no licensing for home inspectors, which has always been one of the reasons why there seem to be so many home inspectors. Most professional home inspectors, though, know what a termite looks like, what termite damage looks like, and the tell-tale clues about whether termites are in the area. However, when you get the home inspection report, if the home inspector found such damage or clues, s/he'll probably use the term "wood-destroying pests and organisms" and recommend further evaluation, inspection, or investigation by a licensed pest control professional. Here in California, licensed pest control professionals can do "destructive testing." That means that if they see visual clues, they can bring out the awl, pick, hammer, screw driver, and whatever other implements they might have to actually dig into the wood and cause damage, and even if there was no termite damage, the Seller now has damage to the home that wasn't there previously. Licensed pest control professionals also have the privilege of "findind" damage or infestation, even when none is present, and the present a bill for correcting the damage or infestation, even being allowed to repair the damage or infestation themselves. Personally, I consider this a conflict of interest, but it's something that California allows, so we all have to work with it.

Question: I'm concerned that the house I'm buying might have been used as a drug lab. What should I do?
Answer: Many drugs, especially those manufactured in illegal drug labs, can leave behind residue that creates indoor air pollution. I would recomend having a licensed indoor pollution professional test the indoor air quality of your home to determine what dangerous substances might be present.

Question: What can you tell me about asbestos?
Answer: Asbestos has been a useful substance among builders and manufacturers because it is resistant to damage from heat, electricity, and many chemicals, has excellent tensile strength, and absorbs sound very well. Consequently, many older homes, especially those built before 1980, could have asbestos vinyl flooring, asbestos ceiling tiles, and asbestos insulation, particularly vermiculite insulation spread throughout the attic and insulation on the exhaust flues for the furnace, floor heater, wall heater, and water heater. Although asbestos can cause mesothelioma, lung cancer, and asbestosis, generally asbestos fibers have to be inhaled to cause health problem. I always recommend replacing vinyl flooring since the simple act of walking on it can scrape fibers into the air. If the ceiling tiles or the insulation in the attic or on exhaust flues is in good condition, generally it can be left in place. However, I would still recommend replacing it as soon as financiall feasible. If you have what is known as "cottage cheese" or "popcorn" texture on your ceilings, and your home was built prior to 1980, it's highly likely that it contains asbestos, so if you're putting up modern lighting fixtures, especially recessed lights and ceiling fans, be aware of that and take appropriate precautions while your "damaging" the ceiling for the installations.

Question: What can I do about damage that the Sellers might cause after the home inspection?
Answer: Great question! Personally, I think that having a home inspection done while the home is still furnished and occupied is not the thing to do. However, real estate transactions are structured so that one of the first things you do is a home inspection while in actuality it should be one of the last things you do. Consequently, pay attention to your home inspection report and how the inspector documents the conditions at the time of the inspection. If he says that he could not get into bedroom two because the door was locked, have the home inspector come back out to inspect that room. If he says that the water heater in the garage was not accessible because of excessive furnishings and storage, have the home inspector come back out to inspect the garage once everything is removed. In some cases it might require working with your Realtor to ensure that your interests are protected so that you can still cancel or postpone escrow closing until you are satisfied with the condition of the home. Certainly make sure that you attend your final walk-through, which typically occurs either on the day of closing or a day or two before. The home should be vacant and you, your Realtor, and your home inspector can examine any areas that were not visible or accessible at the time of the inspection.

Question: What recourse do I have if I rented my home back to the Sellers for three months and found damage after they moved out?
Answer: Rent-backs are quite common when buying and selling real estate, but the part of the equation that is often ignored in rent-back situations is damaged caused during the rental period. In any other type of rental situation, a security deposit would be required of the Renters. Too many times when buying and selling, though, Realtors or the buyers try to get as much money for monthly rent and forget about the security deposit, a very poor decision which, in some cases, the Seller/Renters take out on the property. If you discover damage after you move in, certainly look over your home inspection report, as well as any notes you made during your final walk-through, and consult with your Realtor or a good real estate attorney to determine your options.

Areas of Expertise

I specialize in Real Estate SOLUTIONS. Every house and every Client is unique, and every problem can be solved, especially if one is educated about those problems, their typical causes, their typical resolutions, and the possible consequences of doing nothing.

If you're a first-time home buyer, you'll appreciate my home inspection report with links to documents in my Real Estate SOLUTIONS library, documents to provide you with the knowledge, in plain English, to help you stay safe in your home and take care of it without spending an arm and a leg or waiting until the disaster happens. If you love flowers and wildlife, you'll love my Vegetation section, and if you live in the outback where wind-driven wildfires seem to be becoming a way of life, you'll like my ebook titled "Protecting Your Home From Wind-Driven Wildfires Using Vegetation, Landscaping, and Home Maintenance."

My real estate experience comes from over forty years in seven states working as a Realtor, property renovator, plumber, roofing contractor, heating and cooling technician, landscaper, and a property consultant/home inspector. I've been collecting real estate books, magazines, and newspaper articles since tenth grade, and I'm currently in the process of scanning a lot of material and making it available online as my Real Estate SOLUTIONS Internet library. It is accessible only to Clients and registered library users because some of the materials are copyrighted so they cannot be made available to the general public online.

My home inspections include all the standard items -- roof, foundation, plumbing, electricity, etc. -- but I believe I'm one of the few inspectors who will comment on the whole property and not just the main house. I also offer pool and spa inspections, as well as tennis court inspections, either separately or in conjunction with a home inspection.

My insurance company once told me that during the course of a home inspection, I inspect dozens of systems, hundreds of components, and thousands of items, so just how large your home is will determine just how many components and items I have to inspect, which then determines the time required to inspect them. Generally, it takes me about 1½ hours for every 1,000 square feet, more if the property has a lot of deferred maintenance, is older, or is occupied. New construction and vacant homes generally take a little less time.

If you have a simple question about real estate, or a home inspection or the subsequent report, feel free to contact me. Knowledge is power. I answers my phones 24/7. Go ahead and call. Do it now!

Although I work with buyers, sellers, and Realtors of all types, I specialize in working with:

New Realtors who have not yet experienced a home inspection that is documentary, educational, fun, and, of course, useful!
Realtors whose Clients include attorneys, doctors, dentists, veterinarians, and others who understand legal documents and the legal ramifications of a poor home inspection.
Property investors—Check out the various services I offer at www.russel-ray.com/choices1.html. As a former property investor and Realtor myself, I can provide a different perspective on many aspects of real estate than do most home inspectors. If you have a property investor who needs helping in imagining what a property could be, point them in my direction.

Each Client's needs, wants, and goals, are different, and you should have a home inspector who is willing to work with you and your Realtor to meet yours.

I offer various special discounts for special groups on my services for:

the handicapped
armed forces personnel (Hey! This is San Diego!)
Realtors buying properties for themselves
people with ESL, and
"family" associates (if you're "family," you know who you are, Dorothy).
Referral Rewards Program participants, which includes all past Clients. Past Clients can earn their complete inspection fee back, and more, through active participation in my Referral Rewards Program. Others who work in or on real estate (plumbers, electricians, etc.) can request membership and earn passive income through active participation.

I also specialize in research and writing, so remember to check out my helpful and informative Active Rain blogs by simply clicking here.

I also have a full-time Marketing and Business Consulting business dedicated to helping the self-employed and new business owners take their businesses from conception to founding to start-up and profitable annual growth. See my Marketing and Business Consulting profile here at ActiveRain.

Just what is involved in a home inspection?

My insurance company tells me that with each property I inspect, I look at

dozens of systems (heating and cooling, electrical, plumbing, etc.),
hundreds of components (everything that makes up the water heater -- valves, pipes, casing, etc.), and
thousands of items (individual windows, individual shingles on the roof, individual rafters in the attic, etc.).

All for just a few hundred dollars and about 1½ hours for every 1,000 square feet. That's why it's absolutely necessary that buyers get a qualified home inspector to look over the property before taking on the maintenance liability that a property inherently brings with it. With over 44 years in real estate -- Realtor, home inspector, roofer, plumber, landscaper, pool/spa construction, and more -- I have the experience and the bedside manner to help you understand your property in terms its condition at the time of the inspection, what that condition means, and how to stay safe on your property and easily take care of it.

Clients also have to put up with me. I might stop by at any time after the inspection to see how your doing, and if I do, I want to see that property at least in as good of condition as it was when I inspected it, preferably better!

Power Partners

If you need help finding a real estate professional -- like a plumber, electrician, etc. -- feel free to contact me. I have a lengthy list of people that I trust to do great work and treat you right at the same time. If you're ever getting quotes for work on your property, and you think that someone is trying to take you to the cleaners even though there are no clothes involved, give me a call. I'll help you work through those quotes to determine if they are reasonable for the work you're asking to be done. Don't go it alone; I'm here to help.

The International Association of Certified Home Inspectors

I have been a member of the International Association of Certified Home Inspectors (INACHI) since March 2003. INACHI is the largest home inspector trade association with over 9,000 members. Previously during my home inspection career, I have been a member of the American Society of Home Inspectors (ASHI - about 4,000 members), the California Real Estate Inspection Association (CREIA - about 1,200 members), and several other smaller associations. INACHI has the most active message board in the industry, allowing knowledge and answers to questions to flow freely at all hours of the day and all days of the week.

Interested in having some fun?

Try my Manic Monday and Frenetic Friday pop quizzes. They are fun and informative at the same time, and not hard at all. You can access them here: http://activerain.com/blogs/russel/tags/pop%20quiz

Inspired by nature?

Find my various nature posts, including my Gardening Handbook, here: http://activerain.com/blogs/russel/tags/nature.

Do you have crackophobia?

Some people see any type of crack in foundations, ceilings, or walls, and think the world is coming to an end. Not so. Many cracks are just an inherent part of the property, such as common drywall seam cracks, diagonal cracks at door and window corners (both inside and outside), and cracks in the concrete garage floor, patios and porches, and walkways. You can find some good lessons on cracks and what causes them here: http://activerain.com/blogs/russel/tags/lessons%20on%20cracks.

Inspired by photography?

All of my blog entries have various pictures in them, and if you love cats, you'll enjoy the pictures of my ginger tabby, Zoey the Cool Cat, scattered throughout my blog entries. Photography, specifically nature photography, is one of my avocations, so you'll also find pictures from the San Diego Zoo, our beaches, our ever-blooming flowers, and more. Prior to June 1, 2009, pictures were taken with various digital cameras: Samsung, Hewlett Packard, Sony, General Electric, etc. After June 1, 2009, pictures have been taken with a Canon Rebel XSi digital SLR camera using various macro, wide angle, and telephoto lenses.

Testimonials

Home Inspection Testimonials

Thanks a lot [for looking at my roof repair pictures]! You might be the most awesome person that I know.
Scott McG.; Davie, Florida
Thanks Russel! Great investigation. The information you provided will be valuable during our renovation.
Matt C.; San Diego
Thank you for the quick, detailed, and very professional report.
Walter S.; Escondido
I used Russel Ray when my first home inspection turned out to be a fiasco. My review is simple: he's knowledgeable, friendly, helpful; writes useful, comprehensive reports and offers himself as a resource to you when questions arise later on down the line. His prices are very reasonable and he is honest. I think he is the type of person who likes to put a lot of energy and money into preventative maintenance, but he also explains his perspective in a clear way so that you can make your own decisions about which things need to be taken care of quickly and which things can wait. I always think it's a good idea to call around to find someone you're comfortable with, who meets your needs so if you need an inspection, make Russel Ray one of the people you interview for the job.
Eve N.; Client; San Diego
Thank you for your thorough and professional report.
Greg Stein; Client; San Diego
First of all, I would like to thank you so much for the work on the home inspection. This has been an experience that has turned out to be so much better and positive than we ever could have imagined. All your hard work in the report we received was awesome. Chris and I are excited about the house and are so glad that the work needed is not as bad as we thought it was going to be. You will always be at the top of our list when we have questions for sure. We truly learned a lot from you. Thank you so much.
David & Chris; Clients; San Diego
Russel is very thorough, good job. I feel sorry for him. I know your Realtor will give him the axe after this use.
Client's dad in an email to Client that was copied to me (Realtor has referred me several times since.)
Thanks for the amazingly comprehensive report. We have the chimney man here right now as I write. Pool man came yesterday. Dryer lint is being cared for right now. Termite man was here as well. Many thanks!
John and Mary Ellen Clapp; Clients; San Diego
Thank you very much! You did an awesome job. I was VERY impressed with your knowledge and expertise! Thanks again.
David M.; Client; San Diego
Hi Russel. Thanks for your follow-up. Lana was very impressed and very happy, and that makes me happy. Thank you very much.
Joe R.; Realtor; San Diego
A while ago I read your post concerning offering multiple options as not all clients have the same needs. As with many other HI's I did not like this idea of offering something that was below the cost of what I wanted to make per home. This logic is flawed obviously considering one could make something, or nothing! So this week I sat down and came up with a Basic and Premium inspection. Both inspections follow the NACHI SOP with the basic taking almost half the time. So performing the Basic inspection for 50 bucks less is still a good payday for me. As a result of adding options I have actually booked an inspection for the Basic, a job I probably would have lost if I offered only one option. I'm glad you posted that information! I know I have said it before but I appreciate all the information you share with us. I'm encouraged beyond belief.
Vince Santos; StepByStep Home Services; Canton, Michigan
Russel's the only home inspector I use because his real estate knowledge is vast, his inspections are thorough, he understands how to treat all people with respect, and he understands how to work with first-time buyers, experienced buyers and sellers, the more demanding buyers and sellers, and, of course, Realtors. I started as a Realtor in May 2005, just when the real estate market was beginning to decline. I would not have made it this far in this economy without the expertise of Russel and his kind and generous help.
Jim Frimmer; Century 21 Award; San Diego, California
Thank you so much for coming out to do a late inspection. You're very nice and personable. I like that.
Richard Morris, Century 21 1st Choice; San Diego, California

Marketing & Business Consulting Testimonials

If you're interested in my Marketing & Business Consulting company, here are some testimonials for my work in that area:

Just wanted to thank you for all your help. I used your Kittycat marketing strategy a couple of days ago and already booked an inspection from it. It cost $5. LOL! I put a little spin on it though. The web address I put on it didn't reveal that I was a home inspector and when typed in it brings up my $25 coupon pdf with my main website slapped on huge at the bottom! Thanks again for all the ideas. Keep em' comin'. Also, I picked up Guerilla Marketing for the home based business. Awesome! I've been eyeing the 100 free marketing tips too! Thanks for that recommendation.
Kevin Pierce; Cascade Home Inspections; Orting, Washington
Thank you for the inspiration to think outside the box. I just used video at an inspection. The seller stated that the roof for the garage had been repaired. Had paperwork from a contractor. It just so happened that it was pouring at the time of inspection, and when I walked into the garage, I saw a waterfall coming down the wall. I switched my camera over to video quick and took a one-minute clip. So I captured this waterfall on video, in motion for all to see. It was awesome to be able to present this to everyone to see that this had not been corrected. Both parties were extremely surprised by my find and thankful for the video. I think the seller got hoodwinked by the contractor. I don't think they were trying to be dishonest but video helped validate their claim. So I just wanted to thank you for opening my eyes to another avenue. I had thought about this previously, but thought it a waste of time. But this last inspection just changed my train of thought on this. Thanks again for pushing this concept, and thanks for all the wisdom you share with the rest of us.
Ian Niquette; Square One Home Inspection; Markesan, Wisconsin
Thank you RR. I would call you, and your posts, a bonus for being an iNACHI member.
Rick Fifield; Fifield Design Construction, Inc.; Cross Junction, Virginia
My cost of doing business is down greatly since I have started and my profits are climbing. You have been a big part of that. Thanks for all your help.
Frank Magdefrau; DeSoto Home Inspection Services; Hernando, Mississippi
I have read your "Power of P" document. This is awesome information, Russel. You have my sincere thanks for imparting your knowledge and wisdom on to me. You are unselfish and generous with your wisdom and have helped so many who want to learn and grow. Business would be harder without you. I really mean that!
Darren St. Jacques; Nook 'n' Cranny Home Inspections; Hamilton, Ontario, Canada
A mortgage broker didn't want to pay my fee of $1,500.00 to inspect a five-unit apartment building. I politely declined to lower my price and hung up. Then I remembered what I learned from Russel Ray at a chapter meeting in California a few weeks ago, which induced me to call the guy back and see if I could keep him happy without demeaning my integrity. So I called him back and offered to do a "walkthrough" but made it very clear that I would not be providing a report, only dispensing words of wisdom while we walked for the tune of $300.00. He was overjoyed. So instead of losing business at $1,500, I made $300. Interestingly, my hourly rate of pay went from about $100 for the $1,500 inspection to about $300 for the $300 inspection. Diversification and providing clients with choices is what it's all about.
Keith Swift; InterNACHI Editor-in-Chief; President, CalNACHI; Northridge, California
Using Russel's methods, I turned a $295 "Tools & Talk" inspection into $1,129 the other day. Sweet.
Russell Spriggs; A.C.E. Home Inspections; Spirit Lake, Idaho
Thanks Russell. I really appreciate your help and information.
Dennis Goudreau; D.R.G. Inspections; Nashua, New Hampshire
A while ago I read your post concerning offering multiple options as not all clients have the same needs. As with many other HI's I did not like this idea of offering something that was below the cost of what I wanted to make per home. This logic is flawed obviously considering one could make something, or nothing! So this week I sat down and came up with a Basic and Premium inspection. Both inspections follow the NACHI SOP with the basic taking almost half the time. So performing the Basic inspection for 50 bucks less is still a good payday for me. As a result of adding options I have actually booked an inspection for the Basic, a job I probably would have lost if I offered only one option. I'm glad you posted that information! I know I have said it before but I appreciate all the information you share with us. I'm encouraged beyond belief.
Vince Santos; StepByStep Home Services; Canton, Michigan
Even though I do not post that often on the message board, I am always visiting the message board and am always, always impressed with your knowledge and ability to communicate your experiences in this industry. Thank you for all your insights. I was in Toronto; however, I never did have an opportunity to meet you. Someday I would like very much to do just that.
David Moran; Luxor Development Company and DJM Home Inspections; Clarkston, Michigan
Fantastic information Russel. I just now ran into this thread and find your articles very interesting. I'm personally going to put some of these articles to use. Thank you very much. Keep up the good work and I'm sure you've helped many members here at NACHI. I can't recall anyone here that has put out a quarter of the information that you have placed on this MB. If you had your reputation system "ON" you'd be getting a massive amount of greenies from me and others.
David Valley; Massachusetts Home Inspections; Methuen, Massachusetts
Thank you so much. I have read a lot about your walk inspections on the NACHI BB. I plan on contacting the investment groups you sent to me. Some are at least a few hours away but what the heck I could make a long weekend out of it and make money to boot. Thanks again. You are a great asset to NACHI and its members.
Daniel Giblin; Astute Home Inspections; Hanahan, South Carolina
I greatly appreciate everything you have done for us NACHI members. You are one hell of a great asset to this organization. Thank You!
Mark Sylvester; P.I. Home Inspection Services; Chicago, Illinois
I cannot believe how well your customer service follow-up system has worked for us. I sent out ten follow-ups, with three responses. One for an inspection on an area that they had fixed, another requesting additional help at the final walkthrough, and another I can add to our testimonials. I had always asked for feedback in my inspection letter, but never received it. Now I know how to get that all-important feedback. Thank you so much for your help and ideas. You are a total asset to InterNACHI!
Nathan and Gloria; Superior Services Home and Environmental Inspections; DeMotte, Indiana
Thank you very much for your email. Your information is truly priceless for me. Your client follow-up tools are very helpful; I plan on utilizing each of them as I move forward.
Mark Bonvissuto; A-Mark Home Inspections; North Tonawanda, New York
Russel has so much quality marketing info.
Richard Washington; RW Home Inspections; Katy, Texas
The highlight of my NACHI membership has been the advice and info offered by Russel. I have implemented and tinkered with dozens of his ideas and suggestions, and if I ever get time or get fully organized (can't quite ever seem to get the time to fully catch up), I have dozens of others that I would love to try or toy with. More than anything else in the industry, from newbie to 4-year veteran with a successful business, Russel's marketing wisdom and other advice has been the major element I credit with my success. I have drive and creativity, and a pretty good background for this, but Russel put me on the fast track to success and helped me get the most out of my abilities. If he had his own association, I would join it (and have - check out his Marketing forum).
Joseph Michalski; Sherlock Homes Inspection Services; Souderton, Pennsylvania
I enjoy reading your posts over at InterNACHI and Marketing. Many of your ideas have directly benefited me and my business, and I appreciate it.
Tom Jansson; Acuity Home Inspection Service; Chicago, Illinois
I had the privilege of hearing you speak at the Ventura meeting. Your information was very inspiring. My wife came with me that night and got a good glimpse of how much better I could be doing if I hustled like you. Thanks again for your useful information at the meeting.
Steven Zaitz; For Safety Sake; Los Angeles, California
Let me first of all say how amazing and helpful you have been to me and other home inspectors. Thank you, sincerely, for all you have and continue to do so unselfishly. I am using a referral rewards program. I visit open houses with a bottle of cold water and about seven brochures, three of which include a $25 off an inspection coupon for the agents client and some business cards. I also give them an envelope which has a letter about me and a fee list. I am also joined up on your marketing site. Many thanks.
Darren St. Jacques; Nook 'n' Cranny Home Inspections; Hamilton, Ontario, Canada
I generally receive one inspection per week directly related to Russel's Referral Rewards Program that he was so gracious to let me steal.
Dale Duffy; Inspect Arizona Companies; Scottsdale, Arizona
Russel is a big part of why I am still staying in business!
William Corbett; Magic City Home Inspections; Remlap, Alabama
Even though we've never met, you are becoming quite a marketing mentor. I appreciate it very much!
Mark Nahrgang; Kingdom Inspections Network Group; Michigan/Missouri/Ohio/Virginia
I've given some Referral Rewards Program coupons out and have seen results. Thanks to you, Russel.
Robert Newland; Newland Certified Home Inspections; Tyrone, Georgia
I've just recently started using a Referral Reward Program and already have seen results. Just yesterday I received a call about doing an inspection for a first time buyer, he was referred by friends (I completed his friends inspection about 4 weeks ago). I'm excited about all the possibilities with this program, as someone else has said, "the referral of your friends and family is the greatest compliment you can give us!" Appreciate your sharing this with me and others.
Mike Chris; HouseNspect; Santa Clara, Utah
I started my Referral Rewards program about a year ago. One client has referred me five times and I look for her to continue the referrals. I look forward to continued success with the program and with it's expansion.
Dennis McAuley; Priority One Home Inspections, Woodstock, Illinois
Your Realtor marketing tools are very helpful. You have great ideas and I am definitely going to use them for my business.
Mark Bonvissuto; A-Mark Home Inspections; North Tonawanda, New York
You Rock! Your advice and ideas are always outstanding. Thanks for being a great resource.
Justin Watts; American Dream Home Inspection, Rancho Santa Margarita, California
Dear Russel. Thanks for your message... I will save it and refer people as needed. It seems service takes a back seat today... Your ability and willingness to be available is wonderful! I am sure we will be speaking soon.
Rebecca Eastom; Realtor; Orange County, California
I initially began using the Referral Rewards program after reading some of your excellent ideas for marketing. I owe this all to you. Thank you.
Keith Braun; Signature Property Inspection; Buffalo, New York
Let me first say thank you for all your GREAT marketing ideas, files, thoughts, etc. I recently started using your post card databases and they are great!
Michael Wright; HomeSmart Inspections; Marysville, Ohio
I followed both of Russel's tips on the power of nines and referral reward marketing, and both are great. I use the power of nines at my other job. The first thing I did was move the menu to '9' on everything; 3% gain in sales overall going from '0' to '9'. The referral program works and most of my clients want the discount given to the referred client meaning that I do not have any follow-up. I was able to do an inspection for a client who is responsible for moving into my area 5,000 civilian DOD families. We were able to work out a flat rate plan regardless of house size that should pay wonderfully in the coming year. He applied his referral to each client coming in so that they would get a better rate. While each one will be cheaper than 'normal' I can charge more to the other calls since I have a steady stream of business. If a client will pay more then I will go. We just have to be consistent with pricing and it will gradually go up. Thanks RR for the idea.
Tim Mattingly; Know Before You Buy; Louisville, Kentucky
Russel is one of the most remarkable people when it comes to helping others with their businesses. He is always available to answer questions or make suggestions on how to expand their marketing prowess. I would highly recommend "RR" for your marketing or home inspection needs.
Stephen Stanczyk; Safe Haven Home Inspections; Kapowsin, Washington
Russel's unique ideas have sparked new ways for me to look at myself and my business as well as helped me think outside the box for marketing my company. He is a true pioneer.
Mark Reusch; A Major H.I.; Simpsonville, South Carolina

Additional Testimonials

You can find testimonials about my marketing, home inspections, customer service, and simply my willingness to help at www.russel-ray.com/testimonials1.html and at www.mywiseoldgrandmother.com/testimonials.html.