Inspection News
Mar 31

Buyers of re-sale homes almost always have their homes inspected by a professional inspector. Buyers of new homes, however, often do not take this important step. There are several reasons for this:

The buyer is getting a brand new home, and thinks that the inspection is an unnecessary added cost.

The buyer feels that they are protected by the builder’s one-year warranty for workmanship, plus extended structural warranty.

In many cases, the home is inspected by city inspectors as a part of the permitting process.

Buyers believe that they can rely on the builder’s reputation.

The builder is resistant to idea of third party inspections.

Buyers are not aware that a home inspection is a recommended alternative.

The buyer plans to “keep an eye” on the construction.

A Business Relationship

The construction of a home is a big project involving many contractors and suppliers. As the buyer and homeowner you are the financer and recipient of the final product. If you are like most people, this is your biggest investment. Understandably, most people want to establish a good rapport with their builder. They must rely on the builder throughout the job, and for warranty and service work after completion. They feel that they need the builder’s friendship and good will, and do not want to risk damaging the relationship.

You will need to come to terms with this in your own mind. Do not allow your anxiety about the construction process to obscure the fact that you have a business relationship with your builder. You are working together under a contract. It is possible to be cordial and respectful, while maintaining the right to bring up problems and concerns. It is best to establish the ground rules for your relationship at the beginning of the project. At some point, you may need to tell the builder that something is not acceptable to you.

Schedule Inspections

Let the builder know at the outset that you will be getting a construction inspection. You may hear (from the builder or others) that this is unnecessary, that city inspections will be done, that this is an unusual step, etc. Stand your ground on the inspection decision. After you have let the builder know that you will be getting an inspection, send an email or written note clarifying when your inspections will be done. Make it clear that you will need to have the utilities connected for your final inspection. Allow enough time after the final inspection for corrections to be made before closing. Check with your inspector about which inspections he recommends. The three that come to mind are: foundation, pre-sheetrock, and final inspection.

Foundation Inspection

With some complicated foundations, you should have an engineer review the construction as it progresses. In other cases, a licensed inspector can do the job. Usually, city inspectors do a layout inspection, making sure the foundation does not overlap building lines. Whether or not you are in a city, ask your inspector to double check this. Ask for a copy of the “forms survey”, if the builder has one. If a forms survey has not been done, carefully measure from the property lines. If there is some doubt about whether the structure encroaches over building lines, have a survey done before proceeding. In addition to the layout, the inspector will check the steel content, depth of footings, post tension cables, and other parts of the foundation.

Pre-Sheetrock Inspection

Most builders invite the homeowner to do a walk through after framing, HVAC and plumbing rough-in, and electrical wiring are complete. This is a good time to look at your outlet locations and window and door placements. Make sure that any changes in the plans have been picked up and made by the sub contractors.

While you check for layout items, your home inspector can look closely at the construction. His report might include: broken plumbing lines, improper flashing, cut or bowed studs, inadequate bracing, beams that over-span their strength, AC ducts that are crushed, etc. These items are easy to correct at this point, before sheetrock and finish materials are installed.

It is not realistic to expect the construction to check out perfectly. Every builder in every price range will have some items to correct, both from the city and the third party inspector. Let your builder know that you will provide him with the report immediately, so that he can address the items before the walls are closed up.

Final Inspection

You will need to have all utilities on in order to complete this inspection. Normally, the builder requests a “walk-thru” inspection with you when the house is substantially complete. If utilities are on, you could schedule your inspector at this time. You can focus on paint and touch up items, while your inspector conducts a more thorough inspection, checking for leaks, non functional outlets, final grading of the lot, flashing problems, appliance operation, voids in mortar, etc.

The Construction Inspection

At some point you will sell you home, and your buyer will likely have your home inspected. Some of the items the inspector catches now may seem minor, but they will come up later in your buyer’s home inspection if they are not corrected. It is in your best interest to have everything nailed down now. If there are items that cannot be fixed before closing, and you cannot delay closing, ask the builder to sign a written list of items to be repaired or completed.

Building a new home can be an exciting and rewarding experience. A new home can deliver the right floor plan and finishes for you. It is a complicated project and huge investment. The support, advice and information that you will gain from a third party inspection is invaluable. Do not leave out this important step in the building process. It is well worth the investment.

Mar 24

Although architectural details, wall and floor coverings, modern conveniences and many other factors are important in the buying decision, the focus of this inspection is on the structural/mechanical/electrical condition of the property.

The inspection is designed to give the real estate agent or prospective purchaser a system to detect some of the readily accessible major flaws or deficiencies in the significant components and systems of a home. It is not designed to, nor does it profess to facilitate detection of all flaws, problems or occurrences that might exist in any given home.

To maximize time efficiency and to ensure all of the major sections of the home are take into consideration, we have developed a systematized approach to the inspection. This is a simplified overview of systems that professional home inspectors use when they are inspecting a home.

To assist you in following the system, we have provided a checklist that will guide you through your own inspection.

THE INSPECTION SYSTEM

THE BIG PICTURE

The first step in inspecting a home is to examine the big picture for the home. Notice the area the home is located in. Are there other homes of similar age and construction details relative to the home you are inspecting? A comparison will give you a general idea of the upkeep of the home. Have there been significant modifications to the exterior of the building and if so, how is the workmanship?

EXTERIOR

Start at the exterior front of the house and work your way around the house (clockwise or counter-clockwise) at a distance which allows you to view a complete face comfortably. On each face (front, sides, rear) start your visual inspection at the top of the structure and work your way down to the ground and lot area. As an example, you would start at the front and note the roof and chimneys, the gutters, fascia and soffits. Then, moving down the exterior wall coverings (brick, wood, aluminum), noting windows, doors, etc. Examine any porches or decks down to the foundation, then the grade or slope of the lot area, followed by any coverings, such as flower beds, walkways, interlocking brick, driveways, etc. Move closer to the house, to examine more closely any details which may have attracted your attention, without skipping any items. Having completed the front, move to the side of the house and start the same procedure (roof to ground).

INTERIOR

On the interior, begin your inspection in the basement and then follow the system throughout each floor in the house. The system for inspecting the interior is to begin with the floor, go to the walls and then the ceiling, and then consider any appliances or other items in the room. Move from room to room, always in the same direction (clockwise or counter-clockwise) so as to not miss any areas. If you see a door, open it!

In the utility room in the basement, first notice the floor, the walls (possibly the foundation walls are visible here), then the ceiling (floor joists may be visible), then go to the furnace, hot water heater, electrical panel, plumbing system, etc. When inspecting the floors, walls and ceilings, scan the entire area that is visible, not just one section.

In a finished room you would notice the floors, walls (including windows) and ceiling. Next look for the heat sources, electrical outlets and switches, fireplaces, closets etc. In bathroom or kitchen, notice the floor, walls and ceiling, then the plumbing fixtures.

CONDITION

While performing the inspection, whether at the exterior, the interior or one of the mechanical systems, note the system first, then its relative condition. For example, if you were inspecting a wall on the interior of the home you would first note that the wall is plaster, and then examine the wall for cracks and irregularities.

PROBLEMS

The following are some typical problems or occurrences to look for in the major components and systems of the home.

ROOF

Is the ridge (peak) showing a sag, or is it straight and level?

Is the roof sagging between the rafters or trusses?

Are there any signs of deterioration of asphalt shingles, such as curling, wasping, broken edges, rounded corners or key holes (slits) becoming wider that normal?

Any loose flashings, at the chimney, roof-to-wall connection or elsewhere?
Does the wooden roof deck appear rotten or delaminated under the last row of shingles?

Are there any roof vents visible?

CHIMNEYS

Is the masonry cap cracked or broken?
Are any bricks flaking or missing? Mortar missing?
Is the chimney leaning?

SOFFITS AND FASCIA

Note whether the soffit and fascia are wood, aluminum or plastic
Any loose or missing sections?

If wood, are there any paint problems? Any visible rot?

GUTTERS AND DOWNSPOUTS

Ensure gutters slope down toward downspouts
Any rust or peeling paint?

Apparent leaks or loose/sagging sections?

Are the downspouts extended away from the foundations?

WALL COVERINGS

Look for missing mortar

Are the bricks flaking or cracking?

Look for loose, missing or rotten siding, deteriorated paint.

Does the siding appear new? Does it hide the foundation wall?

Exterior walls bowed, bulged or leaning?

WINDOWS AND DOORS

Look for problems with paint or caulking, and rotted wood components.
Are the windows new or older? Are they the original windows?

How old are they?

PORCHES AND DECKS

Cracking or flaking masonry?

Check for paint problems, rotted wood, and wood-earth contact.

Note any settlement or separation from the house.

Inspect the underside, if accessible.

FOUNDATIONS

Check for cracks, flaking or damaged masonry.

Note any water markings and effluorescence (whitish, chalky substance)
Any bowing, buldging or other irregularities?

Soft mortar?

LOT AREA

Does the grade slope away from the house?

Any settled/low areas next to the foundation, or cracked walks/driveway?
Is the property lower than the street or neighboring properties?

BASEMENT

Note any evidence of water penetration (stains, mildew/odors, effluorescence, loose tiles etc.)

FLOORS

Check for deteriorated coverings or cracked ceramics.
Any water staining or other damage?
Sloping or sagging?

WALLS

Randomly sample to check that the windows and doors work.
Are the walls straight vertically and horizontally?
Look for cracked or loose plaster.
Look for stains, physical damage or previous repair evidence.
Any drywall seams or nails showing?

CEILINGS

Check for cracks in the plaster or loose, sagging plaster.
Look for stains, mechanical damage or evidence of previous repair.
Seams or nails showing?

BATHROOMS AND KITCHENS

Check that all fixtures are secure.
Are there any cracks in the fixtures?
Note the conditon of the tiles and caulking in the tub/shower area.
Are the faucets working? Do they leak? Sufficient water pressure?
Look for staining and rot under the counter-tops
Randomly sample the operation of the cabinet doors and drawers.

ELECTRO-MECHANICAL CONSIDERATIONS

Type, style and age of heating & cooling systems. When were they last inspected or serviced?
Type of water supply piping and drains - any visible rust and corrosion?
Size and age of electical service - are the outlets grounded? Visible wiring in good condtion?
Have there been any upgrades?

Mar 20

home inspection is defined as an objective visual examination of the physical structure and systems of a home, from the roof to the foundation.

In layman’s terms, having a home inspected is akin to giving it a physical check-up. If problems or symptoms are found, the inspector may recommend further evaluation.

As a home buyer/seller or real estate professional, you have a right to know exactly what a typical real estate inspection is. The following information should give you a better understanding of exactly what your inspector should (and should not) do for you during the course of a home inspection.

First and foremost, an inspection is a visual survey of those easily accessible areas that an inspector can clearly see. No destructive testing or dismantling is done during the course of an inspection, hence an inspector can only tell a client exactly what was clearly in evidence at the time and date of the inspection. The inspectors eyes are not any better than the buyers, except that the inspector is trained to look for specific tell-tale signs and clues that may lead to the discovery of actual or potential defects or deficiencies.

Inspectors base their inspections on the current industry standards provided to them by their professional societies. These Standards tell what the inspector will and can do, as well as what the inspector will not do. Many inspectors give a copy of the standards to their clients. If your inspector has not given you a copy, ask for one, or go to the American Home Inspector Directory and look for your home inspectors association.

The Industry Standards clearly spell out specific areas in which the inspector must identify various defects and deficiencies, as well as identifying the specific systems, components and items that are being inspected. There are many excluded areas noted in the standards that the inspector does not have to report on, for example; private water and sewer systems, solar systems, security systems, etc.

The inspector is not limited by the standards and if the inspector wishes to include additional inspection services (typically for an extra fee) then he/she may perform as many specific inspection procedures as the client may request. Some of these additional services may include wood-boring insect inspection, radon testing, or a variety of environmental testing, etc.

Most inspectors will not give definitive cost estimates for repairs and replacements since the costs can vary greatly from one contractor to another. Inspectors typically will tell clients to secure three reliable quotes from those contractors performing the type of repairs in question.

Life expectancies are another area that most inspectors try not to get involved in. Every system and component in a building will have a typical life expectancy. Some items and units may well exceed those expected life spans, while others may fail much sooner than anticipated. An inspector may indicate to a client, general life expectancies, but should never give exact time spans for the above noted reasons.

The average time for an inspection on a typical 3-bedroom home usually takes 2 to 4 hours, depending upon the number of bathrooms, kitchens, fireplaces, attics, etc., that have to be inspected. Inspections that take less than two hours typically are considered strictly cursory, “walk-through” inspections and provide the client with less information than a full inspection.

Many inspectors belong to national inspection organizations such as ISHI, ASHI, and NAHI. These national organizations provide guidelines for inspectors to perform their inspections.

All inspectors provide clients with reports. The least desirable type of report would be an oral report, as they do not protect the client, and leave the inspector open for misinterpretation and liability. Written reports are far more desirable, and come in a variety of styles and formats.

The following are some of the more common types of written reports:

1. Checklist with comments

2. Rating System with comments

3. Narrative report with either a checklist or rating system

4. Pure Narrative report

Four key areas of most home/building inspections cover the exterior, the basement or crawlspace areas, the attic or crawlspace areas and the living areas. Inspectors typically will spend sufficient time in all of these areas to visually look for a host of red flags, telltale clues and signs or defects and deficiencies. As the inspector completes a system, major component or area, he/she will then discuss the findings with the clients, noting both the positive and negative features.

The inspected areas of a home/building will consist of all of the major visible and accessible electro-mechanical systems as well as the major visible and accessible structural systems and components of a building as they appeared and functioned at the time and date of the inspection.

To locate a home inspector near you go to the American Home Inspector Directory a national database of home inspectors. Their directory list home inspection companies by state or zip code. Search for you home inspector is free. They have members from ASHI, NAHI. ISHA and independent inspection organizations.

Mar 11

As sure as the spring flows at The Fountain of Youth, home inspecting provides a stream of knowledge to wash away the fears of home buyers. But fear may be replaced by frustration if the wrong inspector is chosen! Some pointers on selecting your next home inspector will go a long way toward making the process a happy one.

 

  • Be sure to ask how long the inspector has been in the inspection business. Longevity gives comfort that the company will be with you in the future as new needs and issues arise.
  • How many inspections has the inspector personally performed? This is important! An inspector may have been in business for 5 years but inspected less than a dozen homes. Your home buying decision is far too important to be a practice place for a part-time inspector.
  • Confirm that your inspector has experience in homes similar to the home you are having inspected. All homes have some systems and features in common, but new home in Eagle Harbor has risks and issues that differ from an historic beauty in St. Augustine. Only someone who has walked the walk and crawled the crawl numerous times in similar homes can sleuth out those important items.
  • Did the American Society of Home Inspectors (ASHI) certify the inspector? In Florida, the business of home inspection is unregulated. This makes it especially important to verify professional credentials and experiences before making a selection.
  • Ask when the report will be delivered. Often the buying decision is time critical, you want to be sure you will receive your completed report in time to read, review, and respond. The best companies can deliver the report to you right at the home as the inspection is completed.
  • Does the completed report include photographs? Often the report will contain descriptions of damage or defect in locations of the home that only the inspector was able to access, like rooftops or crawl spaces. You will want pictures of these areas to make your understanding of the scope and location of the damage clear. It also makes repairs simpler to get estimated when a photograph is available.

 

Lastly, be sure to attend the home inspection, watch the process, and ask lots of questions - the history of your home will unfold before your very eyes! St. Johns County, as well as the rest of our beautiful area, is rich in homes and heritage, and your home inspector can help you to know the past and enjoy the future in your new home.

Mar 6

Homebuyers are a curious lot. They routinely ask thought-provoking questions. A common question is, “If I get a home inspection, should I still get a home warranty?” Then there’s always this question, “If I get a home warranty, do I still need a home inspection?”

The choice between having a home inspection and purchasing a home warranty is a question that I frankly do not understand. Each is intended to serve a separate purpose and ideally work together to protect and reduce the risk of homeownership.

Maybe an analogy will make the matter clear. An individual has just had a complete and through physical exam. The results of the exam and all associated lab tests are that the individual appears to free of all disease or illness. They are presently the picture of health!

Would it be prudent or responsible for the doctor then to recommend to the patient, due to their fine physical condition, that it is a waste of money to continue to pay for health insurance? Of course not!

None among us would consider the doctor even sane, let alone responsible to make such a recommendation. But, is that not the same situation to someone feeling that they need not purchase a home warranty because they just had a home inspection?

And let’s view this same scenario from the opposite direction. Would we expect that our life insurance carrier would recommend to us that we forego the expense of regular physical exams, because, after all, we now have life insurance! Insanity!

The life insurance companies, in fact, feel so strongly that a physical exam is such an important part of risk reduction that a physical exam is often required to secure a life insurance policy, or at least has an effect on the insurance rate.

If insurance companies want to have you “inspected” prior to assuming the risk of your passing, it certainly makes sense for the homebuyer to have the home inspected prior to purchase. Doesn’t it, therefore, make similar sense to warrant unforeseen failure with the home warranty?

When buyers fully understand risk and the cost-effectiveness of risk reduction tools, they almost always want all of the risk reduction tools available. It is in everyone’s best interest to reduce risk by every cost effective means possible. Buyers love to be educated about understanding and reducing risk, and everyone loves a happy homebuyer!