Author: Gabriel Murphy

Common Problems a Home Inspector Might Find

Posted on | by Gabriel Murphy

What can you expect?

Before a buyer commits to the biggest purchase of their life, they need the assurance that they won’t be footing the bill to correct dysfunctional home systems, damages, and repairs once they get the keys. Enter the home inspector.

Home Inspectors will be looking at all the main systems of the house – structure, electrical, plumbing, heating, cooling, roofing, exterior, etc. Home inspectors can’t actually go behind walls so it takes a trained and experienced professional to interpret the clues from a house.

Often, people who request a home inspection, don’t own it yet. Not every homeowner would allow a home inspector to take chunks of old plaster, old vinyl flooring or old wallpaper from their house. You can’t take their house apart before the clients even buy it. And yet, almost every real estate transaction is contingent on this key step. To get a better understanding of what inspectors look out for once they’re inside the house, we will show you some home inspection methods and the common culprits that go into these reports.

What will you find in your report?

A home inspector’s report forms the basis for continuing with the purchase, renegotiating the sale price, allowing the seller to make repairs or backing away completely.

Detailed home inspection reports range from 20 to 60 pages. A condo unit could be about 20 to 30 pages – which includes maintenance reminders, the contract, a summary page, the standards of practice. These things eat up pages, the actual reporting part is maybe half of that. A house could be 40 to 60 pages. These reports also feature lots of photos and illustrations to make it easier to digest and understand.

It is not a home inspector’s job to make a judgement call and tell you not to buy a house. They are there to provide information. Use the analogy of taking a car you’re thinking of purchasing to a mechanic. They take a small fee and a small amount of time to give you valuable information for you to make a more informed decision – it’s not invasive and it’s general in nature. They will report to you what they see. At that point, it’s up to you. Are you satisfied with the condition of the car?

When a home inspector sees significant issues, he verbally flags the financial repercussions to the client. They don’t give cost estimates in the report but in some cases, clients will verbally get a ballpark range of what they can expect – just so they have an idea on the magnitude of possible costs. They’re not contractors – the final price will come from the contractor who specializes in fixing the issue or issues at hand. 

Structural problems

We all fear the house we buy will be a lemon with significant structural problems that make it uninhabitable. Luckily, major structural issues are rare to come by. It’s not common to find major structural issues but home inspectors do come across it occasionally. Always invite a home inspector for a new home inspection, you never know.

When there are serious structural issues, there are some tell-tale signs. For example, if we’re talking about a foundation, it could be horizontal cracking or lateral movement in a foundation, which is the beginning stages of structural failure. Some sort of movement has occurred there that’s not typical and should be looked at and addressed.

Electrical and plumbing

Your home inspector will look at the electrical components of the house to ensure they were properly installed and that everything is operating safely. They will also take a thorough look at the plumbing – investigating drains, vents and waste systems.

A home inspector is not an electrical specialist, but they know enough to identify things that aren’t standard or poorly/improperly done. If a home inspector sees a renovated basement and there are numerous electrical issues, he can start to draw the conclusion that a non-professional did the electrical work. Possibly from there, you usually find non-standard plumping and other aspects of the renovation that are done poorly at the same time. Sometimes, it’s fairly obvious that they didn’t pull permits or hire professionals and that an amateur did the work.

Knob and tube wiring can usually be found in pre-1950s houses but the inspector can’t actually go behind walls to see it. Experienced home inspectors will generally have an idea based on various factors – how a house is built, the materials used and the style. If it’s on display in an attic or unfinished basement, they will test it with a volt-meter to see if it is still active. Another technique is to use an outlet tester. If they see that most of the outlets are grounded, that usually means they’ve updated the wiring and it’s probably not knob and tube anymore (which doesn’t have grounding). A 4-point insurance inspection or a standard home inspection will check the electrical and plumbing systems of your home.

Water damage

The greatest enemy to a house is water and at one point or another, every home will battle against the elements. The home inspector can decipher whether it’s a historical issue that’s been rectified or if it’s damp and problematic at the time of inspection.

Water damage will happen in any house. It could be a plumbing, basement, or roof leak and the homeowner has addressed it. You might see some water stains, water damage, or a patch repair left behind. If a home inspector tests such areas with a moisture meter and moisture levels are normal, it’s not considered an active moisture issue at that point of time.

As home inspectors go through the house, they will look for visual signs of water damage, such as damaged finishes, stains, rust, even possible mold. If there aren’t any visual signs, he can use a thermal camera which reads abnormal temperatures.

Heating and insulation

No one likes to be in a drafty house, especially in climates with harsh winters. Your home inspector will be able to determine how sturdy the insulation is by looking at the age of the house and original construction. An original 60- or 70-year-old house will most likely have very little or no insulation in places. In a newer house, insulation is usually an aspect of the house that home inspectors can’t visually see or confirm. If there’s an accessible attic or an unfinished basement, they can.

The home inspector will also look out for maintenance items that have been neglected. They will look for missing caulking on the exterior of a house. This is usually a maintenance item, but not really considered a major issue. They’ll recommend correcting missing or ineffective caulking to their clients – especially when they see a lot of caulking that is cracked, deteriorated, or missing.

Checking the roof

Roof condition inspections are extremely important. These days, safety standards prohibit many inspectors and contractors from getting on the roof with a ladder alone. That said, there are various methods of inspecting a roof that home inspectors can employ.

If not going on a roof (maybe it’s too high, too steep, poor weather conditions, etc.), a home inspector can maybe put the ladder on the edge and inspect from there or use binoculars. Some home inspectors will use a WiFi enabled digital camera mounted on a telescopic carbon fibre pole. Some of these cameras can reach up to 40 feet (12 metres) where the home inspector can get some incredible views of the roof and snap aerial photos of it from different angles.

Life expectancies and warranties

Another common culprit will be equipment that is at or near its life expectancy like a furnace, water heater, etc. Often these systems are installed at the same time, with life expectancies that will fail around the same time. If you need to replace them within a short range, it’s an expense you’re going to want to be prepared for.

When a home inspector is inspecting the equipment, they’re identifying the age by looking at the serial number to determine when it was manufactured. From there, they can give typical life expectancies of all the equipment so the client has an idea of where they stand.

They will also make a list of warranties, which come in handy particularly when you’re moving into a newer build. It’s a misconception that you can skip a home inspection in a newer home. Some home inspectors come across things that are incomplete or not properly installed, even in newer builds. Warranties for new builds often expire within one or two years of the home being built. If you catch an issue after this mark, you’re going to want to know whether or not the builder will take care of it for you.

Environmental hazards are not tested during a home inspection

Environmental hazards like air quality and mold tests are outside the scope of a visual home inspection. Tests for asbestos, for example, you actually have to sample the material. And that’s not usually done during a home inspection. These inspections will be booked another time.

The home inspector recommends hiring a qualified specialist to do your due diligence, especially to test for radon – a radioactive gas that occurs naturally when the uranium in soil and rock breaks down. There’s a short term test that takes 2-4 days that isn’t accurate, but there’s also a long-term test recommended for accuracy and making mitigation decisions (if needed), which takes 90-365 days.

Identifying if the seller is hiding something

It can be a challenge to determine if the seller is deliberately trying to hide things but an experienced inspector can often find oddities.

If you see a bunch of storage up against a specific wall in the basement, home inspectors will always try to look behind such areas. Sometimes it’s possible and sometimes it’s not. Other times it’s more obvious – like a random piece of storage in front of a crack. 

Interested in a New Home Inspection or a Roof Condition Certification by All Integrity Home Inspections? 

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Home Inspection Tips

Posted on | by Gabriel Murphy

Home Inspection Tips for Buyers That Sellers Can Learn From, Too

A home inspection sets both buyers and sellers on edge. It may feel like the buyer has the upper hand, but everyone involved is eager for this part of the sale to go well and understand its value in the process.

In fact, 90% of the homeowners believe that home inspections aren’t a luxury but a necessity, according to a poll from the American Society of Home Inspectors (ASHI).

Realizing that each side ultimately wants the same thing – and that you can work together toward closing a deal – should set all parties more at ease. Start with these 6 home inspection tips for buyers that offer hidden lessons for sellers, too.

Tip #1: Make the inspection official by writing it in as a contract contingency.

It’s not enough to tell the seller of a house verbally that you plan to get the house inspected before closing. You’ll need to work with your agent to make sure it’s written into the contract as a contingency clause, which “defines a condition or action that must be met for a real estate contract to become binding,” according to Investopedia.

The inspection contingency clause in particular allows a buyer to stipulate that they have a certain amount of time (typically 10-14 days) to inspect the property after both parties sign the purchase offer. This gives the buyer the chance to back out of the deal and get their earnest money back if they can’t come to an agreement on repair negotiations.

In the event that you’re buying the house from a friend or relative – or trying to compete in a hot market with fierce buyer competition – you might be tempted to waive the inspection.

Bad idea – says Frank Lesh, who also has inspected houses since 1989 and is the executive director ASHI. “Unfortunately, that could be a serious mistake,” he said.

Even if a seller isn’t deliberately hiding something, some maintenance issues aren’t apparent to an untrained eye.

What that means for sellers:

95% of purchased homes go through an inspection before closing so there’s very little chance that you’ll wiggle out of this step. The only exception may be in a white-hot market where buyers are clamoring to compete, giving you all the power to sell “as is” for market value (but it’s rare).

Because the inspection is written in as a contingency, you should know your options when it comes to repair negotiations: agree to fix the issue, offer a credit to the buyer at closing, or refuse to take action with the risk that the buyer could walk away with their earnest money.

The upside of a home inspection is that it puts everything out in the open. Both sides know what a property’s problems are and can negotiate with all facts on the table.

Many agents will suggest a pre-listing home inspection to either tackle maintenance issues early or give buyers a heads-up about certain issues, creating transparency.

#2: Temper your expectations for a perfect inspection.

Although a home inspection report is detailed, it doesn’t cover every nook, creak, and cranny.

One expectation that first-time buyers have is that the inspector is going to find everything wrong with the house – and that’s not the case. They’re there as a guest of the owner, so they’re limited in their ability to inspect things.

So if there’s a sectional sofa in front of the living room windows, for example, the inspector may not be able to reach all the windows to test if one sticks.

What that means for sellers:

The inspection report assesses a home’s condition. It’s not a report card on how good a homeowner you’ve been or a “pass or fail” test. You may be used to your home and its quirks, but a buyer isn’t, so try not to take anything in the report personally – and remember, minor things will always crop up.

Trust your agent to help weed through what’s minor and what’s a potential deal-breaker.

Tip #3: Be prepared to attend the inspection and ask lots of questions.

When buyers pay for the home inspection, it’s fairly standard for them to watch the inspector at work. “The first thing I always do is I ask what their concerns are. Maybe they had an issue with a previous house, so they’re sensitive to that,” Lesh said.

Although he also explains that he needs elbow room – he might go into and out of the house several times, crouch down to examine something, and make sudden stops – he’s glad to answer any questions the buyer has.

“You’ll still get a report, but it’s easier to understand a problem when I can explain it to you, and you see what the issue is,” Lesh said.

What that means for sellers:

Although buyers need this opportunity, a seller already knows the home – and more often than not can get in the way.

Let your agent supervise the inspection and tell you what the inspector found. (If you’ve had a pre-listing inspection or a maintenance inspection done recently, you’ll already know what’s in store.)

Tip #4: Know when to ask for a repair, take a credit, or leave it be.

The home inspection can trigger some delicate negotiations over a property’s flaws. For each, a buyer can request that the seller hire a contractor to fix it, obtain a credit (a reduction in the purchase price) toward fixing it themselves, or let it be. Sellers can opt for either or simply reject both and negotiate from there, although that puts the transaction at risk of the buyer walking away.

Sellers should repair major structural issues or safety problems, such as a dated roof or any requirements for a government-backed mortgage like an FHA loan, or offer credit if they don’t have the funds. Cosmetic imperfections, such as chipped paint or peeling wallpaper, can be left to the buyers to handle once they purchase the property.

What that means for sellers:

If your electrical system, appliances, or water heater are older, talk to your agent about offering a service contract to sweeten the deal.

Tip #5: Request documentation to prove completed repairs.

While not essential, this can help verify any amenities the seller’s advertising, such as a new roof. “If the receipts are out, I’ll look at them,” Lesh said. “I think it’s a good thing for a seller to do if they actually did have work done.”

What that means for sellers:

You might already have your receipts handy for a home appraiser, so it doesn’t hurt to let a home inspector view them, too, as well as your agent.

Tip #6: Now’s your chance to get specialty inspections, too.

Although home inspectors are trained and certified to assess several parts of a home, they also can specialize in what are called “ancillary inspections,” or more detailed reviews focusing on individual components.

If they don’t have the right expertise themselves, general inspectors might refer the buyer to specialty inspectors who can more accurately assess components such as the home’s foundation or signs of termites. These types of specialty inspections are an additional fee.

Depending on where you live, radon inspections are a common one for home buyers to get, Lesh said. This colorless, odorless gas is the second leading cause of lung cancer in the United States, according to the Environmental Protection Agency. Radon comes from the natural breakdown of uranium in rock, soil, and water, so any home can have a radon problem, the EPA says. However, people tend to think of radon testing more readily in homes that use well water or that have basements.

Other specialty inspections include termite or pest inspections, swimming pool inspections, and well or sewer scans, where they insert a special camera into the sewer line underground to make sure the pipe is functional.

If your home is older than 10-15 years, an electrical inspection can point out any repairs needed to bring the property up to code, such as replacing the electrical panel and any outdated wiring and receptacles.

What that means for sellers:

Be prepared for your home to be scrutinized and have patience throughout the various inspections – but do keep tabs on the deadlines of the contract and when the buyer is supposed to have each appointment scheduled by.

Interested in a New Home Inspection or Move-In Certified Seller Inspection by All Integrity Home Inspections? 

How To Make Your Home Hurricane Ready?

Posted on | by Gabriel Murphy
Image: Damage caused by Hurricane Michael in Mexico Beach, Florida

If a catastrophic hurricane or tornado barrels over your home, there’s not much you can do about it. But barring the very worst, there is a compendium of technology available to prepare for the high winds of a superstorm, from hurricane clips to make your roof connections a little stronger to ultra-tough materials that can protect your safe room against 2 x 4s flying around like missiles. Here are some tips for getting your home in a position to ride out a storm.

1. Protect your windows and doors. Whether with impact-resistant glass or shutters, protecting doors and windows against high winds and flying debris is imperative. Hurricane-force winds can hurl objects that act like bullets.

Consider installing shutters or providing a system, such as a track, to easily install shutters in case of an approaching storm. Although the shutter wouldn’t be a permanent fixture on the exterior of your home, the track or other fastening hardware would be. So make sure the hardware is integrated with any other exterior improvements you plan to make.

2. Keep your landscape free of debris. Prune trees and remove dead branches well before the hurricane shows up. Also remove any patio furniture and other loose items outside that can get blown around.

3. Design for uplift. Hurricane-force winds can pull buildings apart. Roof structures are particularly prone to being sent flying, a danger to everyone and everything around. So using the correct, and in many places code-mandated, construction fastening system is a must. From tie-downs to lateral anchors, from hold-downs to embedded connectors, the choice of fastener will vary by location and type of construction.

4. Mind the door. Garage doors are real weak spots for hurricane-force winds. If the door gives way, the winds can enter the house and cause the roof to be torn off. Prevent this by making sure the garage door is installed to withstand these forces or brace an existing door to prevent its giving way.

5. Let the water flow. While you should always keep your gutters and downspouts clean, it’s particularly important to make sure nothing blocks flowing water during a storm. Let’s face it, the water will want to go somewhere. If it’s not down and away, it’ll be in your roof and attic. Conduct a visual inspection of your gutters and downspouts to be sure nothing blocks the flow of water from your roof and away from your home.

6. Take a “belt and suspenders” approach. Try to keep your basement or crawl space dry with a more-than-basic drainage and sump pump system. Create redundancy in the system with two drain tile layers as well as battery backup, or better yet, have sump pumps backed with emergency power.

7. Keep the power on. While you and your home hopefully will weather the storm, the power grid likely won’t. Having a standby generator to produce electrical power can’t be beat. While you can install a whole-house system, you don’t have to. If the generator is smaller and keeps only the essentials going, you’ll be able to withstand the storm’s after effects that much better.

Bear in mind that a running generator can be quite noisy. So local building and zoning codes will have an influence on where it can be placed. Make sure you follow these rules and place the generator in a location that won’t drive you or your neighbors crazy when it’s running.

8. Keep basic supplies on hand. Keep on hand at least a three-day supply of items such as candles, batteries, potable water, foods that don’t require refrigeration etc. Put together an emergency kit as recommended by the Federal Emergency Management Agency well in advance of any storm.

9. Keep the lines open. While we all have cell phones, and landlines are going the way of the dodo, there’s nothing like having that old-school phone available in a power outage. Being able to contact friends and family to let them know you’re safe is well worth keeping one of these working “antiques” around.

10. Keep up to date. Stay in touch with the outside world with a battery-powered radio or television. Just make sure to have plenty of the correct size batteries on hand.

11. Keep your head above water.  For new homes in some coastal areas, building codes require that the structure be raised. While garages and storage spaces can be placed at the ground floors of these homes, the construction should be such that the structure doesn’t block a storm surge.

12. Invite a certified Home Inspector. To be really sure your home is hurricane proof, do yourself a favor and invite a certified Home Inspector and request a Wind Mitigation Inspection. The Home Inspector is trained to find problems and can help you find solutions to solve them in order to make your home as safe as possible.

Interested in a Wind Mitigation Inspection by All Integrity Home Inspections?