Rob Rehm's Blog

Childproofing Your Home:

Indianapolis Home Inspector, Rob Rehm (BPG Property Inspection Services) — Sun, 17 Jan 2010 10:45:26 -0800

Childproofing Your Home: 12 Safety Devices to Protect Your Children About 2.5 million children are injured or killed by hazards in the home each year. The good news is that many of these incidents can be prevented by using simple child-safety devices on the market today. Any safety device you buy should be sturdy enough to prevent injury to your child, yet easy for you to use. It's important to follow installation instructions carefully. In addition, if you have older children in the house, be sure they re-secure safety devices. Remember, too, that no device is completely childproof; determined youngsters have been known to disable them. You can childproof your home for a fraction of what it would cost to have a professional do it. And safety devices are easy to find. You can buy them at hardware stores, baby equipment shops, supermarkets, drug stores, home and linen stores, and through online and mail-order catalogues. 1. Use safety latches and locks for cabinets and drawers in kitchens, bathrooms, and other areas to help prevent poisonings and other injuries. Safety latches and locks on cabinets and drawers can help prevent children from gaining access to medicines and household cleaners, as well as knives and other sharp objects. Look for safety latches and locks that adults can easily install and use, but that are sturdy enough to withstand pulls and tugs from children. Safety latches are not a guarantee of protection, but they can make it more difficult for children to reach dangerous substances. Even products with child-resistant packaging should be locked away out of reach; this packaging is not childproof. Typical cost of a safety latch or lock: less than $2. 2. Use safety gates to help prevent falls down stairs and to keep children away from dangerous areas. Look for safety gates that children cannot dislodge easily, but that adults can open and close without difficulty. For the top of stairs, gates that screw into the wall are more secure than "pressure gates." New safety gates that meet safety standards display a certification seal from the Juvenile Products Manufacturers Association (JPMA). If you have an older safety gate, be sure it doesn't have "V" shapes that are large enough for a child's head and neck to fit into. Typical cost of a safety gate: $13 to $40. 3. Use door knob covers and door locks to help prevent children from entering rooms and other areas with possible dangers, including swimming pools. Be sure the door knob cover is sturdy enough not to break, but allows a door to be opened quickly by an adult in case of emergency. By restricting access to potentially hazardous rooms in the home, door knob covers could help prevent many kinds of injuries. To prevent access to swimming pools, door locks should be placed high, out of reach of young children. Locks should be used in addition to fences and door alarms. Sliding glass doors, with locks that must be re-secured after each use, are often not an effective barrier to pools. Typical cost of a door knob cover: $1; door lock: $5 and up. 4. Use anti-scald devices for faucets and shower heads, and set your water heater temperature to 120° F to help prevent burns from hot water. A plumber may need to install these. Typical cost of an anti-scald device: $6 to $30. 5. Use smoke detectors on every level of your home and near bedrooms to alert you to fires. Smoke detectors are essential safety devices for protection against fire deaths and injuries. Check smoke detectors once a month to make sure they're working. If detectors are battery-operated, change batteries at least once a year, or consider using 10-year batteries. Typical cost of a smoke detector: less than $10. 6. Use window guards and safety netting to help prevent falls from windows, balconies, decks and landings. Window guards and safety netting for balconies and decks can help prevent serious falls. Check these safety devices frequently to make sure they are secure and properly installed and maintained. There should be no more than 4 inches between the bars of the window guard. If you have window guards, be sure at least one window in each room can be easily used for escape in a fire. Window screens are not effective for preventing children from falling out of windows. Typical cost of a window guard or safety netting: $8 to $16. 7. Use corner and edge bumpers to help prevent injuries from falls against sharp edges of furniture and fireplaces. Corner and edge bumpers can be used with furniture and fireplace hearths to help prevent injuries from falls, and to soften falls against sharp and rough edges. Be sure to look for bumpers that stay securely on furniture and hearth edges. Typical cost of a corner and edge bumper: $1 and up. 8. Use outlet covers and outlet plates to help prevent children from electrical shock and possible electrocution. Be sure the outlet protectors cannot be easily removed by children and are large enough so that children cannot choke on them. Typical cost of an outlet cover: less than $2. 9. Use a carbon monoxide (CO) detector outside bedrooms to help prevent CO poisoning. Consumers should install CO detectors near sleeping areas in their homes. Households that should use CO detectors include those with gas or oil heat or with attached garages. Typical cost of a carbon monoxide (CO) detector: $30 to $70. 10. Cut window blind cords; use safety tassels and inner cord stops instead to help prevent children from strangling in blind-cord loops. Window blind cord safety tassels on miniblinds and tension devices on vertical blinds and drapery cords can help prevent deaths and injuries from strangulation in the loops of cords. Inner cord stops can help prevent strangulation in the inner cords of window blinds. For older miniblinds, cut the cord loop, remove the buckle, and put safety tassels on each cord. Be sure that older vertical blinds and drapery cords have tension or tie-down devices to hold the cords tight. When buying new miniblinds, vertical blinds and draperies, ask for safety features to prevent child strangulation. Prices vary. 11. Use door stops and door Hholders to help prevent injuries to fingers and hands. Door stops and door holders on doors and door hinges can help prevent small fingers and hands from being pinched or crushed in doors and door hinges. Be sure any safety device for doors is easy to use and is not likely to break into small parts, which could be a choking hazard for young children. Typical cost of a door stop and door holder: less than $4. 12. Use a cell or cordless phone to make it easier to continuously watch young children, especially when they're in bathtubs, swimming pools, or other potentially dangerous areas. Cordless phones help you watch your child continuously without leaving the vicinity to answer a phone call. Cordless phones are especially helpful when children are in or near water, whether it's the bathtub, the swimming pool, or the beach. Typical cost of a cordless phone: $30 and up.

15 Tools That Every Homeowner Should Own

Indianapolis Home Inspector, Rob Rehm (BPG Property Inspection Services) — Sun, 10 Jan 2010 08:48:44 -0800

1. Plunger A clogged sink or toilet is one of the most disturbing problems that you will face. With a plunger on hand, however, you can usually remedy these troubling plumbing issues relatively quickly. It is best to have two plungers -- one for the sink and one for the toilet. 2. Combination Wrench Set One end of a combination wrench set is open and the other end is a closed loop. Nuts and bolts are manufactured in standard and metric sizes and because both varieties are widely used, so you’ll need both sets of wrenches. For the most control and leverage, always pull the wrench toward you, instead of pushing on it. Also, avoid over-tightening. 3. Slip-Joint Pliers Use slip-joint pliers to grab hold of a nail, a nut, a bolt, and much more. These types of pliers are versatile because of the jaws, which feature both flat and curved areas for gripping many types of objects. There is also a built-in slip-joint, which allows the user to quickly adjust the jaw size to suit most tasks. 4. Adjustable WrenchAdjustable wrenches are somewhat awkward to use and can damage a bolt or nut if they are not handled properly. However, adjustable wrenches are ideal for situations where you need two wrenches of the same size. Screw the jaws all the way closed to avoid damaging the bolt or nut. 5. Caulking Gun Caulking is the process of sealing up cracks and gaps in various structures and certain types of piping. Caulking can provide noise mitigation and thermal insulation, and control water penetration. Caulk should be applied only to areas that are clean and dry. 6. Flashlight None of the tools in this list is of any use if you cannot visually inspect the situation. The problem, and solution, are apparent only with a good flashlight. A traditional two-battery flashlight is usually sufficient, as larger flashlights may be too unwieldy. 7. Tape Measure Measuring house projects requires a tape measure, not a ruler or a yardstick. Tape measures come in many lengths, although 25 feet is best. Measure everything at least twice to ensure accuracy. 8. Hacksaw These are great for cutting metal objects such as pipes, bolts and brackets. Hacksaws look thin and flimsy, but they’ll easily cut through even the hardest of metals. Blades are replaceable, so focus your purchase on a quality hacksaw frame. 9. Torpedo Level Only a level can be used to determine if something, such as a shelf, appliance or picture, is correctly oriented. The torpedo-style level is unique because it not only shows when an object is perfectly horizontal or vertical, but it also has a gauge that shows when an object is at a 45-degree angle. The bubble in viewfinder must be exactly in the middle, not merely close. 10. Safety Glasses / Goggles For all tasks involving a hammer or a power tool, you should always wear safety glasses or goggles. They should also be worn while you mix chemicals. 11. Claw Hammer A good hammer is one of the most important tools you can own. Use it to drive and remove nails, to pry wood loose from the house, and in combination with other tools. They come in a variety of sizes, although a 16-ounce hammer is the best all-purpose choice. 12. Screwdriver Set It is best to have four screwdrivers: a small and large version of both a flat-head and a Phillips- head screwdriver. Electrical screwdrivers are sometimes convenient, but they're no substitute. Manual screwdrivers can reach into more places and they are less likely to damage the screw. 13. Wire Cutters Wire cutters are pliers designed to cut wires and small nails. The “side-cutting” (unlike the stronger "end-cutting" style) style is handy, but not strong enough to cut small nails. 14. Respirator / Safety Mask While paints and other coatings have become less toxic (and lead-free) over time, most still contain dangerous chemicals, which is why you should wear a mask to avoid accidentally getting them in your lungs. A mask should also be worn when working in dusty or dirty environments. Disposable masks usually come in packs of 10 and should be thrown away after use. Full and half-face respirators can be used to prevent the inhalation of very fine particles that ordinary facemasks will not not stop. 15. Duct Tape This tape is extremely strong and adaptable. Originally, it was widely used to make temporary repairs to many types of military equipment. Today, it’s one of the key items specified for home emergency kits because it is water-resistant and extremely sticky. In summary, the above is a list of tools that every homeowner should have.

Recruiting Experienced Home Inspector In Indiana

Indianapolis Home Inspector, Rob Rehm (BPG Property Inspection Services) — Fri, 11 Sep 2009 11:00:55 -0700

I am in need of recruting an experiened inspector in Indiana to assist with expanding our Indiana market. Full benefits package included. Email me for details at rrehm@bpgwi.com

Experienced Home Inspectors Needed

Indianapolis Home Inspector, Rob Rehm (BPG Property Inspection Services) — Sun, 11 Jan 2009 08:23:42 -0800

LandAmerica Property Inspection Services is expanding in the Indianapolis market and needs experienced inspectors with a strong book of business. In return you will received a benefit packaged unmatched by any other in the industry. 401k, health insurance, expense account, reimbursement on inspector training and licensing, flexible schedule, and full time office staff to handle you agent's calls and scheduling. Possible sign on bonus and commission reimbursement negotiable. Respond by email if you are serious about working for one of the most unique inspection firms in the industry and if you are ready to take the next step as a Real Estate Inspection Professional. rrehm@landam.com

Deck Check.....Is Your Wood Deck Safe?

Indianapolis Home Inspector, Rob Rehm (BPG Property Inspection Services) — Sat, 03 Jan 2009 13:46:49 -0800

A well-built deck extends the outdoor living space of a home and is one of the best remodeling investments you can make to add value to a home. The number of deck failures and resulting injuries is something we see in the news frequently, in fact, A landmark study reveals that there have been 179 reported deck collapses from January 2000 through December 2006, killing 33 and injuring 1,122. Why are so many decks failing? Reasons for deck failures include improper building methods, exceeded load capacity, poor maintenance and age. Decks should actually be built more strongly than the house for which it is attached. Why? A house is generally designed to support a "live load" (weight of furnishings and and people) of 30-50 pounds per square foot. Bulky furniture spreads weight over a large area and tends to prevent high concentration of weight in same areas. Decks, on the other hand, are sparsely furnished, allowing people at +/- 150 pounds each to mass together. Thus, a deck and be easily overloaded, and collapse under a crowd's weight. Compounding the problem is the fact that many carpenters unknowingly build structural weaknesses into decks. Most Frequently Observed Issues with Decks The following are the most common issues we've observed with decks: • Wood supports are not pressure-treated, and rotting. • Steel posts rusting through. • Masonry piers with no mortar, or loose, tilted blocks. • No poured concrete footing under the support posts, or posts resting directly on or in contact with earth. • Posts not fastened to footing (Kick a suspicious post... you'll be surprised how many move). • Posts improperly fastened to framing... or not at all! • Deck merely nailed onto the house, not bolted. • Joists poorly nailed to header, not resting on ledgers. • Joists ledger notches cut so deeply they are weakened. • No diagonal lateral bracing under the posts nor on the support posts. • Stairs wobbly and poorly fastened to desk. • Railings unable to withstand reasonable lateral force, and with pickets spaced so far apart causing a danger to children. • Improper flashing where the deck abuts the house to keep out water entry at the joint. Proper Maintenance is Key Even a properly constructed deck can become a safety issue if not properly maintained. It is our perspective that a properly constructed wooden deck can last up to 15 years with proper maintenance. Yearly inspection for wood rot and annual pressure washing and sealing can help you enjoy the beauty of your deck for years to come. Key areas to check for rot are gaps in the decking where leaves, pine needles and sand collect. In addition, the areas under planter boxes can be vulnerable as any areas where countersunk screws or nails create dips that hold the water. For questions about your deck - call us. We're working to be your expert -- we're working to earn your business. Home Inspection | Home Warranty 800-285-3001 | www.landam.com

Pre - Closing Checklist

Indianapolis Home Inspector, Rob Rehm (BPG Property Inspection Services) — Sat, 03 Jan 2009 13:29:02 -0800

Please use our complimentary pre-closing checklist on your final walkthrough on your properties. There is a time period between our inspection and closing that varies with each property. Systems can fail at any time and defects can become visible under different viewing conditions (weather change, belongings removed, etc.) so we urge you to operate all systems prior to closing and check all areas that may have been hidden from view due to occupant belongings or other obstructions. Bring a couple of light bulbs to check inoperable light fixtures. Obtain all operational manuals, well/septic records, records of sale (disclosure statement, offer to purchase, and closing documents), warranties and receipts for recent repairs. Keep the records in a file. Check the exterior. Pay particular attention to the roof, especially if there has been a storm since the inspection. Run the sprinklers if weather permits. Check all interior rooms. Check for moving damage if the homeowner moved out between the inspection and closing. Operate all windows and doors and check for broken thermal pane seals, loose hardware, etc. Check ceilings for water stains. Check countertops and interiors of all drawers, cabinets and closets. Check all areas that may have been inaccessible during the inspection due to personal storage, furniture, area rugs, etc. Operate all systems / appliances, sump pump and the garage door. Obtain door transmitters. Do not operate air conditioners if the temperature is below 65 degrees. Check lights (bring a couple of light bulbs). Run all faucets and toilets. Fill tubs and sinks. Check for leaks. Run whirlpool tubs. Check basement and / or crawl space. Look for active stains and leaks at walls, floors and under and near plumbing. Check for signs of pests. Many folks do preventative pest control before taking occupancy. If possible check inside the attic. Verify the seller has correctly completed any promised repairs (look at receipts, permits, etc). Verify the seller has notified you of any changes in the condition of the property since the inspection. If you haven't purchased a home warranty, consider purchasing one from LandAmerica. Once our client always our client. If you need additional information please call us at 1-800-285-3001

Winter Home Check-Up

Indianapolis Home Inspector, Rob Rehm (BPG Property Inspection Services) — Fri, 28 Nov 2008 11:47:09 -0800

Winter Special: $119 (a $200 Value) If you're dishwasher isn't working properly -- you know you have dirty dishes. But sometimes it's the less obvious things that can create significant problems and expenses. Catching these items early - and knowing what to do about them -- can save both headaches and money. Our home check-up is an inexpensive way to have a trained professional inspect the major systems of your home. Each home check up takes approximately one hour and includes the following components/systems: roof, exterior, foundation, fireplace, attic, electrical, heating, cooling, and plumbing. Simply call Rob Rehm at 317-538-2969 or 800-285-3001 for more information or to schedule your Home Check -Up inspection. The Perfect Gift IdeaConcerned about a loved-one across town? A Home Check-Up is a perfect gift -- checking the safety and condition of a home and providing a complete report for peace of mind.

Fall Fire Safety Tips

Indianapolis Home Inspector, Rob Rehm (BPG Property Inspection Services) — Fri, 28 Nov 2008 11:31:57 -0800

There are many things and activities in a home that have the potential to cause a fire. All should be examined to assure a safe cold weather season. Let's look at some of the hazards and what to do to make your home safer.

First priority is to check your smoke alarms. Test an alarm by pushing the test button. Even the "wired" alarms have a battery as a back up power source. If you have not installed fresh batteries in your alarms in the last six months, do it right away.

As the weather turns cool, everyone begins to think about starting up their home's heating system. If we give it a second thought, we might reflect on the fact that the job of a heating system is to produce heat, and uncontrolled heat can cause a dangerous fire. Since in cold weather we spend much of our time indoors depending on the warmth a heating system provides for our comfort, we know the system needs to be operating safely. And since we're going to be spending so much time indoors, we should be concerned not just with the heating system, but also other components of our home that can promote fires.

Start of course with the central heating system in your home, whether you have electric resistance heat, a boiler, natural gas, propane or oil heat. First, check to be sure the fuel supply is not leaking. For gas lines, sniff along the accessible gas pipes, especially at any joints to determine if there is any gas odor. If odor is sensed, do NOT turn on the system; shut it down and call a licensed service technician. Check along the length of oil lines to be sure there are no fuel oil leaks. If no gas odor or fuel oil leak is detected, turn off the electric service switch that is usually located near the furnace. Check to be sure the gas or oil valve is on. Go to your thermostat and make sure it is set to "heat," and select a temperature higher than the current room temperature. (Note that some thermostats are wired so that the service switch must be on before you can change the settings). Go back to the service switch and turn it on. Within a few moments the furnace should begin to activate. Different furnaces have different cycles they go through as they fire up. For this safety check, if you have a gas or oil furnace, you want to observe that there is no explosive ignition. That is, when the burners come on, you may hear a "Whump," but there should be no flame jumping out of the burner compartment. If there is, shut the furnace down and call a professional technician. Explosive ignition can burn the face of the furnace, and ignite anything nearby. Make sure no flammable materials are stored too close to a furnace on any side. For an electric furnace there are no burners of course, but when the heat strips are on, be sure the furnace cabinet does not get unusually hot, and keep flammable materials away from it as well.

While you're examining your boiler, gas or oil furnace, check the condition of the visible sections of the exhaust flue pipe, including in the attic if it passes through that space. These pipes can get hot. The joint connections should be secure, and the pipe must be kept away from flammable materials, including the structural framing of your home. Different pipes have different clearance requirements. Double wall pipe generally requires two inches of clearance, and single wall pipe requires at least 6 inches. Anything closer than that is a fire hazard. Remove anything too close to the flue. If the flue location needs to be adjusted to allow required clearance from part of the structure, call a professional.

If you have a gas water heater, check its ignition too. Stand a little to the side and adjust the thermostat dial to a higher temperature. The dial is usually located at the bottom of the appliance. As you rotate the dial toward HOT, the water heater burner should come on. Make sure the metal flame shield is in place and that flame does not come out of the burner compartment on the bottom of the unit. If it does, and particularly if there are scorch marks on the outside of the appliance just above the burner access opening, call a licensed plumber to correct the problem. After observing, be sure to turn the dial back to where you started. And like a furnace, make sure there is no flammable material or structure too close to the water heater and its flue pipe.Do you have any portable electric space heaters in use? Is the heater and power cord in good condition? Or perhaps you have portable kerosene heaters. Extra care must be exercised to keep combustibles such as drapes, rugs, clothing and paper goods away from these devices. These type heaters can easily start a fire if flammable material comes in contact with them. Now take a look at everything electrical in your home. While you needn't get unduly alarmed, keep in mind that just about everything about the electrical system and devices connected to it have the potential to cause a fire, not to mention shocks, if not kept in good condition. Let's start with the visible parts of the wiring. Run your eyes down the length of all the wiring you can see. That would include wiring in attics, basements, crawl spaces and any unfinished parts of your home. Any wiring that is cracked, frayed or deteriorated in any way is not only a fire hazard, but can be a shock hazard. Are there any wire splices visible? For fire safety, all splices must be inside a covered junction box. Get any deteriorated wiring or uncovered or missing junction boxes repaired by a licensed electrician. Check all switches and receptacles. Are any loose or damaged? Are any switch covers hot? If so, get them fixed. Examine your electric panel, including any subpanels if you have them. If you have an old panel with fuses, are you sure you have always replaced any fuse with a new one of equal amperage rating? Using a fuse rated higher than the capacity of the wire attached to it is a big fire hazard. Similarly, if you have a panel with breakers and have replaced any breaker with an amperage rating higher than the attached wire's capacity, you have created a fire hazard. With the panel cover in place, you can safely touch around a fuse or breaker. If any are so hot that it hurts to touch it, there may be a problem. If you don't know if the fuses or breakers have been replaced in the past but suspect that may be the case, or something in the panel is very hot to the touch, have a licensed electrician inspect the panel. If your home is more than 20 years old, you should have the panel inspected anyway because over time homeowners tend to add and use more and more electrical devices in their home, and that can overload a panel not rated for the added loads, and that's a fire hazard.

In the cool months, there is less natural light. Our tendency is to want our light fixtures to produce more light to compensate, so it's not unusual to install high-wattage bulbs. That could be a fire hazard. Any time you change an incandescent bulb, look for a label on the fixture, usually on the fixture base, that tells you the maximum watt bulb you should use. Larger wattage bulbs produce more heat, thus can be a fire hazard, so don't exceed the label's warning. If the fixture has no label, use bulbs no higher than 60 watts. Examine every lamp, radio, TV and other types of appliance cords, power tools and extension cords in use in your home. Include electric blankets in your inspection. These light-weight cords and the wiring in electric blankets are easily damaged and deteriorate over time. Damaged cords are fire hazards. If the insulation on any cord is cracked or deteriorated, have the device rewired if economical to do so, or throw it away and get a new one. Never run electric cords under carpets. Every time current flows through the wire, it heats up a little. If it heats up too much, it can ignite the carpet. Do not use extension cords as permanent wiring. They are too weak to handle any current above their rating. If you attach too many electric devices to extension cords, it will be overloaded, heat up and can cause a fire. Look around the kitchen. There are a lot of appliances in kitchens with electric cords that need to be examined. Is there anything too close to the cooktop, like cabinets, wall finish, potholders, or utensils? The sides, rear and space above the cooktop requires a safe clearance to insure radiated heat from a burner does not ignite the adjacent surfaces. And keep in mind that when you have a pot or skillet on a burner, some heat travels around the vessel and can push it closer to adjacent surfaces.

Attitude Problems

Indianapolis Home Inspector, Rob Rehm (BPG Property Inspection Services) — Tue, 11 Nov 2008 20:26:46 -0800

I am always taken back by people with attitudes whom feel they are above following rules or think they have no accountability for their actions. Not returning phone calls, or responding back to emails. Not showing up at meetings, arguing, lying, not returning company owned equipment....... and the list goes on. You know the ones I am talking about. If they bother you, chances are they bother everyone. I don't understand this behavior. We all have to answer to someone. Whether we work for ourselves or work as an employee. We are in tough economic times and I try to understand the frustration that everyone is experiencing. I am feeling the same effects. But that certainly doesn't give anyone the excuse of being above simple rules of common respect for others around them. So if you don't, please stop and think of others around you and those you are in contact with day after day. We are all human beings on the same path in life. Show some respect, gratitude, and common love and kindness towards your fellow man or woman.

Attitude Problems

Indianapolis Home Inspector, Rob Rehm (BPG Property Inspection Services) — Tue, 11 Nov 2008 20:25:56 -0800

Attitude Problems

Indianapolis Home Inspector, Rob Rehm (BPG Property Inspection Services) — Tue, 11 Nov 2008 20:25:21 -0800

Attitude Problems

Indianapolis Home Inspector, Rob Rehm (BPG Property Inspection Services) — Tue, 11 Nov 2008 20:24:33 -0800

Attitude Problems

Indianapolis Home Inspector, Rob Rehm (BPG Property Inspection Services) — Tue, 11 Nov 2008 20:23:14 -0800

Why Inspecting A New Home During The Construction Process Makes Sense

Indianapolis Home Inspector, Rob Rehm (BPG Property Inspection Services) — Sat, 01 Nov 2008 11:59:36 -0700

Building a Home is a Complicated Process Even though most builders are quality-oriented, mistakes can sometimes happen simply because there are so many steps and people involved in building a home. Most builders welcome periodic review of their construction process by qualified inspectors -- everyone wants to make sure the home will provide lasting value. Consumer Advocates Recommend Inspections Many consumer advocates recommend an independent inspection during various phases of the construction process. An independent inspector who works directly for the homebuyer will add considerable peace of mind and can help when problems arise. Why Choose LandAmerica? We have inspectors who are specifically trained in new building methods and evaluating specific phases of the construction process. Our inspectors help both the home buyer and builder keep issues in the proper perspective -- sometimes it's a major defect and sometimes it just talking through a particular construction method to make sure it's acceptable. If you plan to work with an independent inspector during your construction project, make sure you negotiate this with your builder up front. In many cases, your builder will require your inspector to be code-certified or hold certification with the American Society of Home Inspectors (ASHI®) or another professional affiliate, and carry the proper E&O and General Liability insurance. Normally, you'll want to hire an inspector before construction begins to make at least three visits during construction. Your inspector will be looking at the property to ensure it meets code standards as well as manufacturer recommendations and installation requirements. Manufacturer recommendations are crucial because if they are not followed, it can void the warranty due to improper installation. Foundation (Pre-Slab) - A Solid Foundation is Crucial Typically this inspection is performed before the slab or basement walls are poured. Your inspector will look at the site excavation, footings, foundation walls (or slab), backfill and compaction. Careful attention at this stage can prevent future issues with moisture intrusion and structure due to improper grading, soil compaction, backfill or footing installation. Pre-Drywall Stage - No X-Ray Vision Required Many issues can be identified before being covered with drywall; if these issue are not discovered they may not manifest into actual problems until after your builder warranty period has expired. In many cases, it is much less costly (for both you and your builder) to have problems addressed during this stage. During the pre-drywall stage, your inspector will be looking at the structural walls, floors and roof for the quality of framing; truss installation; AC / heating ductwork; all above grade plumbing; wiring and roof surfaces and flashing. Final Inspection- The Big Picture The final inspection should occur just before your pre-closing "walk-thru" so the home will be complete with operating utilities and all appliances. During this inspection, your inspector will carefully examine any structural changes made since the prior phase and will complete a final review of the electrical, plumbing and mechanical systems.

Our View On Pre-Listing Home Inspections

Indianapolis Home Inspector, Rob Rehm (BPG Property Inspection Services) — Sat, 25 Oct 2008 06:59:25 -0700

Our View of Pre-Listing Inspections It's a Buyer's Market Just a few short months ago it was a seller's market -- quick turnover and multiple offers were not uncommon. In today's market, buyers have the opportunity to be choosy and are looking for homes in pristine condition. Having a property thoroughly inspected before it goes on the market may be a smart strategy. It's a Matter of Condition Sometimes having a home inspected by an independent professional helps both the current homeowners and prospects have a better understanding of the home's true condition. Providing a professional inspection before the house goes under contract allows both sellers and buyers to objectively consider the property without worrying about hidden issues that could ultimately kill the deal. It's a Matter of Value Having a property inspected before listing can help in establishing a fair, competitive price. Some homeowners may have an unrealistic view of the condition of their homes and after a pre-listing inspection will have a better perspective. Having the home inspected before the listing helps to eliminate any last minute surprises (and costly repairs) that could derail a transaction. Plus, it provides an impartial, professional assessment of the condition of the property so you keep things in perspective with your clients when recommending a listing price. Repairs and estimates to correct critical items can be considered in the pricing process to avoid having the buyer discount the asking price after the contract is written. It's a Matter of Time and Money By having a property inspected before the listing, the seller has time to carefully shop for the best value in repair contractors and not be forced to make rash decision in order to meet a buyers contract deadline. The savings in both money and stress can be significant. Logically, it just makes more sense to carefully manage any required work repairs -- and not be forced into making quick repair decisions with vendors that you don't know or trust. It's a Matter of Liability and Disclosure One critical area of litigation in the real estate arena is the failure to disclose property deficiencies. Even after living in their homes for many years, sellers often don't have full understanding of their homes to make accurate disclosures. By inspecting a property before it is listed, the inspection report can be used to create a more accurate seller's disclosure statement and help reduce the potential liability risk for sellers and their agents. In fact, based on our experience many buyers waive any additional inspections if the pre-listing inspection was performed by a reputable inspection company. Our pre-listing inspections help protect both the seller and the buyer. It's Matter of Distinction Professional information and disclosure creates a higher level of trust, differentiates your home from competitive listings and eliminates some of the unnecessary tension associated with the purchasing process. By prominently displaying copies of the pre-listing inspection you can relieve some of the natural concerns potential buyers have when considering a purchase. We also recommend you provide any repair receipts to create a powerful package. In fact, at LandAmerica we offer a special pre-listing bundle that includes our standard 90-day inspection guarantee, a 12 month home warranty, and a full year of our Extended Advice -- to help your buyers and sellers on any issues that may arise after the inspection. For more information about our pre-listing inspections feel free to call us. -- We're working to be your expert Rob Rehm LandAmerica Property Inspection Services 317-538-2969

Simple Task To Prepare Your Home For The Home Inspection

Indianapolis Home Inspector, Rob Rehm (BPG Property Inspection Services) — Sat, 25 Oct 2008 04:34:39 -0700

Preparing Your Home for The Home Inspection Before the home inspector arrives at your front door here are a few friendly reminders to prepare your home for inspection day. Move personal belongings in your home that will prevent the inspector from accessing items to be inspected. The following are common inspection items that are sometimes blocked off or obstructed: *Attic Entrance *Crawlspace Entrance *Water Heater *Furnace *Electric Panel Box If the home is vacant make sure all utility services have been turned back on These typically include: *Gas Supply *Water Supply *Electric Service Remember it usually will take the utility companies 24 to 48 hours to get a technician out to your home to restore services. So plan accordingly. Consider make minor maintenance repairs on the home. This will prevent unnecessary items from appearing on the inspection report. Some simple repairs could include: *Replace burned out light bulbs in fixtures. *Replace furnace filter if it is dirty. *Clean out dirty or blocked gutters. Rob Rehm LandAmerica Property Inspection Services Serving Central Indiana and All Surrounding Counties 317-538-2969

Find an Inspection Company In The Indianapolis, Indiana Area You Can Trust

Indianapolis Home Inspector, Rob Rehm (BPG Property Inspection Services) — Mon, 20 Oct 2008 22:30:05 -0700

Finding an Inspection Company In the Indianapolis, Indiana Area You Can Trust Buyers, sellers, and real estate professionals in Indianapolis and all of Indiana have one thing in common when selecting a home inspector - they want a realistic assessment of the property that won't scare anyone. A good Indianapolis home inspector will have the experience and the communication skills necessary to present information in a manner that does not play on the emotional aspects of the transaction. All homes are in need of some repair -- your inspector should help everyone keep this in perspective and stay focused on making sound financial decisions. Selecting a home inspector whether your moving to Indianapolis, Fishers, Carmel, Westfield, Noblesville, Crawfordsville, or Avon that has strong qualifications, training, and support is crucial. While professional organizations such as InterNACHI and training companies have helped, there can be a significant gap in services and value provided within the industry. Veteran Indianapolis Home Inspector Rob Rehm and LandAmerica Property Inspection Services in Indianapolis understands the sensitive nature of buying and selling real estate and we're working hard to provide value to our clients. That's why with every home inspection we provide: 􀂠 Exclusive E&O insurance 􀂠 A 90-day Guarantee on most items inspected 􀂠 12 months of Extended AdviceSM 􀂠 Our Superior Service Guarantee Our 90-day guarantee protects buyers on major systems that we inspect -- just in case something goes wrong after the inspection. In addition, we provide 12 months of our Extended Advice service that provides a home maintenance plan plus tools to help manage the home during the first critical year of ownership. In fact, clients can easily access our inspectors free of charge - even on new issues that were not present at the time of the inspection. Water intrusion problems, windows that will not shut,or advice on a room addition -- our expertise and advice continues for a full year. No one provides more value or protection for their clients. As one of the largest employee-based inspection companies , we employ more than 240 inspectors, engineers, and service professionals who must meet rigorous training and on-going quality review standards. Our inspections meet or exceed all state and industry standards (ASHI, CREIA, NACHI). Furthermore, we're confident that our inspections provide real value so we provide our Superior Service Guarantee on every order. If you're not satisfied with our service or value, we'll make sure you get your fee returned -- it's that simple. We believe home inspections shouldn't end at the driveway. While our reports may be printed on-site or delivered electronically in a few hours, we know adding real value means being there for the long haul and standing behind our work. That's why we're celebrating our 17th year of growth -- and why we remain committed to earning your business every day. We're working to be your expert -- we're working to earn your business. The Best Inspectors. Anywhere. To schedule your next home inspection when moving to Indiana, please call Rob Rehm - LandAmerica Property Inspection Services 317-538-2969 10 year ASHI Member State Licensed Residential and Commercial Property Inspections 317-538-2969

Weep Holes In Brick

Indianapolis Home Inspector, Rob Rehm (BPG Property Inspection Services) — Sat, 11 Oct 2008 15:57:21 -0700

Weep No More Have you ever seen holes or plastic tubes in the mortar joints just above the foundation and over windows and doors? Sometimes there is a small length of rope sticking out of the joint instead of a hole. Note-- you aren't seeing sloppy construction, the holes or piece of rope are supposed to be there. Don't seal them up because they serve a valuable purpose. While a masonry wall is the first line of defense against water penetration, it can leak. Masonry is porous and can absorb moisture in extreme weather conditions. Weep holes are the exit port for the drainage cavity behind the masonry wall. If the wall is built correctly, the weep holes allow moisture behind the masonry to exit. These holes also serve as pressure equalizers making it less likely that wind-driven rain will penetrate the wall. The drainage cavity has five essential elements: 1) The exterior wythe (the vertical section of a wall that is equal to the width of the masonry unit) of masonry provides the first resistance against moisture penetration, 2) An air space of at least one inch, 3) An interior wythe of masonry or other material such as frame wall, 4) Flashing at all interruptions in the drainage cavity such as at the base of the foundation and around the openings for such windows, 5) Weep holes at all flashing locations-- recommended spacing of 33 inches. For a cavity wall to function properly, water that collects on flashing must be able to drain through the weep holes to the exterior or the building. If weep holes do not function properly, water collecting in the cavity can infiltrate the building interior. There are many homes built with no weep holes that have or will likely never become a problem. However, good building practices and most building codes suggest weep holes should be installed when the home is built. Many code officials will look the other way or allow occupancy without the installation of weep holes. Conversely, the absence of weep holes occasionally allows so much moisture to accumulate that metal fasteners turn to rust, wood-destroying insects are encouraged, or rot develops. It is unlikely that a visual home inspection will reveal these problems unless conditions are so severe that cracks in the walls or other indicators are visible. The most likely visual manifestation of a problem will be water stains, damp areas or rot at the foundation plate and/or floor band as well as stains or damp areas at the top of the foundation wall. Weep holes can be added. However, most masonry experts question the effectiveness of retrofit without at least partial removal of the masonry, which is very expensive. Home inspections are not code compliance inspections. Professional home inspectors can look and determine if weep holes are present, however, they have no way to ensure absence of hidden moisture damage without invasive investigation. Therefore; it is our perspective that weep holes should be installed when they are missing on a property. We're working to be your expert -- we're working to earn your business

Mold, Mold, Mold -- It's Everywhere

Indianapolis Home Inspector, Rob Rehm (BPG Property Inspection Services) — Sat, 11 Oct 2008 15:44:52 -0700

Our Perspective of Mold Mold, Mold, Mold -- It's Everywhere Mold has become a high profile issue over the past few years as homeowners and insurance companies wrangle over the veracity of health issues and the responsibility of cleaning up mold problems. In an unusual case in Texas, a jury awarded a homeowner a million dollar settlement for damages from mold found in their home. For obvious reasons, this has gotten the attention of everyone involved in the real estate transaction process. Currently, there is no agreement among health professionals on what levels of mold are acceptable in a home. However, most homeowners acknowledge that the potential risk of mold-related health problems warrant special attention and action. Excess Moisture is the Primary Cause Mold requires a food source (building materials like wood or drywall cellulose) and water or moisture. By eliminating the source of moisture (water leaks, excess humidity, condensation, etc.) you can stop mold from growing in your home or building. It's that simple. Preventative maintenance is the key. However, finding water/moisture entry points and sources can be very complicated. A Thorough Home Inspection will Help Identify Moisture Intrusion Problems While specifically conducting a mold inspection is outside the standards of practice for a home inspector, a good inspector will examine the property for any signs of moisture or moisture intrusion issues. Any mold issues (observed or potential) should be discussed and clearly stated in the inspection report. Our inspectors are trained to identify moisture-related problems. These problems, if any, are presented in a manner that helps our clients keep things in perspective, yet realize the potential risks of not correcting moisture intrusion issues. In many cases, homeowners can safely clean mold from the building surfaces on their own and make simple repairs to prevent further moisture intrusion. In fact, the Environmental Protection Agency (EPA) says:"If the mold area is less than about 10 square feet (roughly a 3 foot by 3 foot patch), you can handle the job yourself." Remember, it is important to eliminate the cause of mold rather than simply clean or mask the problem. When is a Specialist Needed? While mold is an important issue and may be a health concern for certain individuals, it can often be remedied without major expense or inconvenience. When signs of extensive mold are found however, a professional should be consulted for proper remediation. In addition, should a homeowner or potential homeowner have specific health-related concerns mold testing can be conducted to determine the types and quantity of mold spores -- although no official standards have been established for unsafe levels. The EPA has guidelines for cleaning mold, but also suggestions about how to prevent the problems in the first place. For more information about mold please reference the EPA website at: www.epa.gov/iaq/molds/index.html You can Count on LandAmerica In addition to our thorough inspections, we provide 12 months of our Extended Advicesm program so our clients always have a direct source for accurate information about their homes. For more information about mold, please call us. We're working to be your expert -- we're working to earn your business.

The Price Of Gas and The Home Inspector

Indianapolis Home Inspector, Rob Rehm (BPG Property Inspection Services) — Thu, 03 Apr 2008 12:00:34 -0700

I am curious to know what other home inspectors policy is on long distance inspection request. Are you adding on a travel fee on top of the inspection fee? Or are you hiding in the fee when the client calls and then tells you it is 2 hours from your home? I for one just can not seem to do either. Since when do we ask others to pay to put gas in your vehicles to drive to work and back? Despite the unbelievable prices in gas, this seems like an insult to my client. Either way, I am still going to come out with a profit, just maybe not what I am hoping for. I also hate to risk losing the job when I explain to them they will have to pay for my gas to drive there. I would think this would be the point in the conversation where they say they will call someone closer to the inspection location. We really don't need to think more of ourselves than necessary. We may think we are the greatest home inspector in the world. But let's face it, home inspections are home inspections. Yep, I said it. Let's be honest. Despite how so many home inspectors love to beat their own chest and brag about being the best of the best, there are several others that are just as good or better. Don't get me wrong, I am all about being confident in what we do, but so many home inspectors have gained such a negative impression in the Real Estate industry. Obviously this is a personal business decision we are all faced with right now. But. I for one am just grateful for my clients trust in me and the fact that I can work in what appears to be tough economic times.