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I've got that sinking feeling...

Home Inspector with Superior Home Inspections - Greater Albuquerque Area InterNACHI 10041206

March 09, 2013 06:40 AM

I almost had an inspection today... I was standing right there in the living room talking face to face with my client and the Realtor that had referred me to them (Thank you, you know who you are)).

Whenever I have an inspection booked, I always do my homework waay before I go to the property. So I did my usual permit search and I found something quite interesting. The house was built in 2004, all the usual permits were there for new construction. But the two newest permits was all too revealing. There was one pulled in November of 2009 for "Potential Ground Settling", then the latest was in September of 2010 for "Ground Settle Repair". That's two within a year!

This time of year is the worst for sink holes here in west central Florida. Especially right now because of the much publicised activity lately in the Seffner area, close to Tampa. A huge hole opened up right under this guys house, literally right under his bedroom while he was sleeping in his bed. He slid right down the mattress and into the hole and it swallowed him up. They never found him! Bizarre but true!

So the terms "Potential Ground Settling" and "Ground Settle Repair" is a huge red flag! It wouldn't have been so bad if we knew in advance, but it was not disclosed. Fannie Mae owns the forclosure, I was told they don't have to disclose anything... not my area of expertise... anyway, that's what I was told.

So, before I started my inspection this morning, I showed the client the permit and gave them the advise to research this further before making the investment in a Home Inspection. Talk about wide eyes and dropped jaws! I told them to call the two companies on the permits and see if they could get a copy of the report to see exactly what had occurred. The house was totally remodeled inside and out which made it even more scary. I told them when and if they were comfortable with their findings I would be more than happy to return and do the inspection for them.

So, I almost had an inspection this morning. I also felt really good about my job, the couple thanked me over and over again for discovering this potential disaster of a purchase. It may turn out to be something small, but best to know now!!

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Fred Hernden, CMI

Superior Home Inspections - Greater Albuquerque Area - Albuquerque, NM

Albuquerque area Master Inspector

Dan - I would like to think all my peers would do this. Thank you!

Kat - Prep always makes your work easier! Thanks!!

Mark - Insurance companies have gone off the deep end here in Florida. It all started in late 1990's when Hurricane Andrew destroyed south Florida. Lots of Insurance companies refused to offer renewals, so the State had to start their own Insurance Company called Citizen's. It's a mess! Now, the sink hole companies are taking advantage, especially of seniors by selling them work that may or may not be needed. Like you said, one neighbor has it done and everybody else in the neighborhood thinks they need it too. Mess!

Mar 09, 2013 09:19 PM

Fred Hernden, CMI

Superior Home Inspections - Greater Albuquerque Area - Albuquerque, NM

Albuquerque area Master Inspector

Paula - Thank you very much! Have a great day!

Kathy - Thank you, you are right.

Gary - That is true, especially when the water is drawn away during a dry spell. Last year we hit freezing temps during this time and the strawberry farmer had to run their sprinklers overnight to protect the strawberries from freezing and they ended up causing a huge sink hole... right in their own fields!

Mar 09, 2013 09:23 PM

Fred Hernden, CMI

Superior Home Inspections - Greater Albuquerque Area - Albuquerque, NM

Albuquerque area Master Inspector

Anna - You are too kind... but I like your thinking :-)

Tammie - Thank you so much!

Jill - Yes, that was sad and extremely bazaar! It's still on the news every day, they are tearing the house down at that location.

Mar 09, 2013 09:26 PM

Fred Hernden, CMI

Superior Home Inspections - Greater Albuquerque Area - Albuquerque, NM

Albuquerque area Master Inspector

Hella - Yep, hire your self someone who will do a thorough background check on the property, especially if it's a bank owned foreclosure!

Christine - I would think so too, this was a very young couple, maybe their first home... can you imagine the nightmare?

Joan - I sure hope so! It is very satisfying to me to know that I was able to help them and educate then at the same time.

Mar 09, 2013 09:29 PM

Fred Hernden, CMI

Superior Home Inspections - Greater Albuquerque Area - Albuquerque, NM

Albuquerque area Master Inspector

John - Thank you... granite would be an awesome base!

Christine - Thanks, yes they seemed surprised, shocked, and very appreciative all at the same time. Dreams shattered? yes, but even more-so if they bought it and lost it to a sink hole!

Sarah & Les - You are too kind... thank you!

Mar 09, 2013 09:32 PM

Fred Hernden, CMI

Superior Home Inspections - Greater Albuquerque Area - Albuquerque, NM

Albuquerque area Master Inspector

Wayne - It is not in the SOP here either, but I always do it. Sometimes it is nothing and once in a while you can dig up some interesting information! You almost always get the names, phone numbers, and addresses for the contractors that did work on the house whether it be a re-roof, pool installation or anything.

Pamela - Just as one of our builders say here, "It's Included"

Jay - And here I thought YOU were da man! It's not a title search, it's a building permit search, every permit pulled up on the property is stored in a data base that is public information. I'm sure you could do that there in 'Ol Virginny!

I hope I might... I hope I may!

Mar 09, 2013 09:40 PM

Richie Alan Naggar

people first...then business Ran Right Realty - Riverside, CA

agent & author

Go back a few thousand years and people just disappeared from bad real estate choices....quicksand? sink holes? Tarzan had it right...a tree-house! Good post Fred...As to the guy that got swallowed up, it does boggle the mind Fred

Mar 09, 2013 10:08 PM

Fred Hernden, CMI

Superior Home Inspections - Greater Albuquerque Area - Albuquerque, NM

Albuquerque area Master Inspector

Richie - You gotta believe that it was just his time to go.... no way to rationalize!

Mar 09, 2013 10:41 PM

Anonymous

Frank Previte

Those sinkholes are indeed a bizarre phenomenon. But, for the Seller not to disclose the two permits or work done is a moral, if not a legal, problem. At least that is true here in Texas. In Texas we have a Seller's Disclosure form prepared by the Texas Real Estate Commission that has to be used on Real Estate Broker/Agent transactions, but the same information has to be provided by the Seller to the Buyer in a direct sale, under any circumstances--if the Seller has actual knowledge of problems, work done in a house, or previous inspections. In a foreclosure, for example, the Trustee (we are a Deed of Trust state) has no actual knowledge of the physical history of the house, but still has to provide the form, stating no knowledge of the items listed on the form. You may want to see our required form and see how it compares to what is required in your neck of the woods. I've provided a link to the document at the Texas Real Estate Commission website: http://www.trec.state.tx.us/formslawscontracts/forms/forms-contracts.asp Scroll down to the Form OP-H Seller's Disclosure of Property Condition, in pdf format. As a Buyer's Agent I always get my Buyer's permission to furnish a copy of the Inspection Report to the Seller's Agent and to the Seller. I can't give it to the Seller directly, but I inform the Seller's Agent that the Buyer has authorized the release of the Report to the Seller. If the Seller's Agent doesn't give the Report to the Seller, and the deal otherwise fails to close (I just had one like that due to a different problem with my Buyer), and the Seller doesn't disclose to all future prospective Buyers that there is an outstanding Inspection Report concerning the property, then both the Seller and Seller's Agent are in hot water. This event is covered in the Seller's Disclosure of Property Condition form. Finally, for most of you who probably don't know any property built in a Texas county, outside of an incorporated area which requires building permits and inspections, does not require building inspections during construction, there is no occupany permit required or provided. I live in Spring, TX, an unincoported area within Harris County, and just 500 feet outside Houston city limits. My house has never had a building inspection. So, I always recommend, verbally and in writing, to my clients to have a home inspection. In many ways Texas is still the wild, wild west. Frank Previte HomeBuyers Realty Co www.inside610properties.com Houston, TX

Mar 09, 2013 11:48 PM

#33

Anonymous

Frank Previte

Hi guys, Sorry about the previous post losing it formatting. I've posted many times, but never had it happen before. Maybe this is how AR gets you to subscribe? Just joking, but again, my apologies. Hope you can otherwise read it.

Frank Previte, HomeBuyers Realty Co. Houston, TX

Mar 09, 2013 11:52 PM

#34

Fred Hernden, CMI

Superior Home Inspections - Greater Albuquerque Area - Albuquerque, NM

Albuquerque area Master Inspector

Frank - Thank you for your comments. The house was a foreclosure owned by Fannie Mae. I would encourage you to Join Active Rain... as you can see, there is much to be learned here by sharing of information!

Mar 09, 2013 11:57 PM

Ed Silva

Mapleridge Realty, CT 203-206-0754 - Waterbury, CT

Central CT Real Estate Broker Serving all equally

Fred, in the town next to our, Cheshire, there were once Borax mines that had long tunnels, and occasionally, but not recently, a sink hole will open up, but no one has fallen in and never been seen again. That was good work on your part.

Mar 10, 2013 05:16 AM

Fred Hernden, CMI

Superior Home Inspections - Greater Albuquerque Area - Albuquerque, NM

Albuquerque area Master Inspector

Ed - Thank you... and for the little note as well. Bazaar...lol, duh!

Mar 10, 2013 05:25 AM

Rebecca Gaujot, Realtor®

Lewisburg, WV

Lewisburg WV, the go to agent for all real estate

Fred, that is what makes a great inspector...doing your homework on the property...good job and I am sure the buyers were happy that the Realtor referred you.

Mar 11, 2013 02:45 AM

Fred Hernden, CMI

Superior Home Inspections - Greater Albuquerque Area - Albuquerque, NM

Albuquerque area Master Inspector

Rebecca - I think all was happy, I got an email today that Fannie Mae refunded the deposit and they are moving on.

Mar 11, 2013 04:10 AM

Robert Sole

REM Inspections LLC - Winter Springs, FL

Fred,

You set the standard for all home inspectors. Most would not have done a permit search (although in many areas it only takes 5 minutes) let alone telling the customer that you were going to stop the inspection so they could find out about the possible problems. You just guaranteed yourself another inspection from those clients and I doubt that the realtor will consider referring anyobe else. My hat's off to you.

Mar 11, 2013 10:54 PM

Fred Hernden, CMI

Superior Home Inspections - Greater Albuquerque Area - Albuquerque, NM

Albuquerque area Master Inspector

Robert - Thank you! And you are right, they have already called me to do the new house they found :-)

Mar 12, 2013 12:01 AM

Fred Hernden, CMI

Superior Home Inspections - Greater Albuquerque Area - Albuquerque, NM

Albuquerque area Master Inspector

Valerie - Yes they did!! In fact I have already scheduled an inspection on another house they found.

Mar 12, 2013 05:05 AM

Toni Weidman

Sailwinds Realty - Trinity, FL

20+ Years Selling Homes in New Port Richey, FL

Good info, Fred. And, no, they don't have to reveal anything. Nor do the lenders of foreclosures. Doesn't seem right does it.

Mar 13, 2013 08:59 PM

Fred Hernden, CMI

Superior Home Inspections - Greater Albuquerque Area - Albuquerque, NM

Albuquerque area Master Inspector

Toni - No it does not! At least we have a means of discovering things like this, another reason that you absolutely should have a Home Inspection!

Mar 13, 2013 11:03 PM