Unofficial Categories to Narrow Down Your Inspection Report

 

Most home inspection reports categorize defects as something like Repairs, Maintenance, Safety, or Monitor. While these categories can be helpful most inspectors will also report on many items throughout the house making it quite daunting to review the report and know what is important versus what is a less critical issue. Not every repair or defect needs to be addressed, and if a buyer gives every defect noted the same weight or level of concern they may find themselves becoming overwhelmed with the prospect of moving forward. So what issues or defects should cause a home buyer to pause and consider when making their purchase? I tell my buyers to consider some unofficial categories when reviewing the report and put the defects into those to help them determine what to consider as needing attention and set the remaining issues on the back burner. So what are these unofficial categories? Let’s call them; Unexpected Expensive, Quality of Daily Living, and An Ounce of Prevention.

Unexpected Expensive: These are items that the buyer had no idea about when they made their offer to purchase and now discover that something needs to be done that’s going to cost a lot of money. Not every home inspection will have these, but it is the primary reason to have a home inspection. These are often structural issues like failing foundations, major roof leaks, and habitability issues. They can also be environmental concerns that were not uncovered until the inspection such as excessive mold, radon, or chemical leaks. When things like this are uncovered they can change the value of the house and are a reason to pause and consider the cost of repair and return on investment.

Quality of Daily Living: These are items that may not be critical to repair but will affect you daily as you live in the home. These can be items that require repair like outlets you plan to use that don’t deliver power, or appliances that don’t function. Sometimes these are features that the house doesn't have that the buyer was expecting, like 200 AMP service or no heat in the room that was going to be the nursery. In most cases these are not reasons to walk away if the buyer loves the house, but no one wants to move in and then be unhappy with the way their house works. These defects are important to consider when reviewing the report. Along with convenience issues, any personal safety concerns would also be in this category.

An Ounce of Prevention: The last unofficial category I recommend having is for defects that will cause more damage if not fixed. Sometimes these can be pennies to fix, but if closing is still months away failing to fix them could mean bigger repairs after purchase. These are things like plumbing leaks, overheated electric wires, missing caulk allowing water into the home or electric panel, small roof leaks not yet visible outside the attic, and loose flooring or siding. Another example would be a broken thermostat. If the inspection is in late October and closing is in January, a $10 thermostat could prevent thousands in damage from burst pipes if the house is vacant. 

Every buyer will have different items that fall into these unofficial categories as they review the inspection. Items that don’t fall in the categories above most likely are items that are not critical to a buyer's purchase concerns. Often these are the items that have been present for years and through many owners. By focusing on what's going to cost you money, affect your daily life, or damage your home you can easily narrow down any inspection report to what is truly important. 

Preparing Your Home for Fall: Essential Tips for a Smooth Home Inspection

 

As the leaves begin to change and the air turns crisp, it's a clear indication that fall is upon us. It's also an ideal time to prepare your home for the season and, more importantly, for a home inspection. A well-maintained home not only ensures your comfort but also safeguards your investment. To help you get ready for fall and ace that home inspection, here are some essential tips to consider.

1. Clear Out Your Gutters:

Leaves and debris can accumulate in your gutters during the fall, potentially causing water damage and drainage issues. Regularly clean your gutters to prevent clogs and ensure proper water flow away from your home's foundation.

2. Inspect the Roof:

Before the fall rains arrive, it's crucial to inspect your roof for any signs of damage, loose or missing shingles, or worn-out flashing. Addressing these issues promptly can prevent water leaks and costly repairs later on.

3. Check Windows and Doors:

Check for drafts around windows and doors and seal any gaps with weatherstripping or caulk. Properly sealed windows and doors can improve energy efficiency and make your home more comfortable during the colder months.

4. HVAC System Maintenance:

Ensure your heating system is in top condition by scheduling a professional HVAC inspection and cleaning. Replacing filters, cleaning ducts, and making necessary repairs will not only improve your home's comfort but also help maintain air quality.

5. Fireplace and Chimney Inspection:

If you have a fireplace, it's essential to have it inspected and cleaned annually. This ensures it's safe to use and can also improve energy efficiency by preventing drafts.

6. Test Smoke and Carbon Monoxide Detectors:

Safety should always be a top priority. Test your smoke and carbon monoxide detectors to ensure they are in working order, and replace the batteries if needed.

7. Seal Cracks and Gaps:

Inspect the exterior of your home for cracks and gaps in the foundation, siding, or around pipes and vents. Seal these openings to prevent drafts, water intrusion, and pests from entering your home.

8. Clean and Store Outdoor Equipment:

Fall is an excellent time to clean and store your outdoor equipment like lawnmowers, trimmers, and patio furniture. Proper storage can extend their lifespan and keep your outdoor space tidy.

9. Prune Trees and Shrubs:

Trimming trees and shrubs can prevent them from overhanging or touching your home's exterior. This reduces the risk of damage from falling branches or potential pest infestations.

10. Inspect the Plumbing:

Check for any leaks in your plumbing system, including faucets, pipes, and the water heater. Repairing leaks promptly can save you money on water bills and prevent water damage.

11. Clean the Attic and Basement:

Clean and organize your attic and basement to ensure proper ventilation and reduce the risk of mold or pest infestations. Proper insulation and ventilation in these areas can also improve energy efficiency.

12. Schedule a Pre-Listing Inspection:

If you're planning to sell your home in the near future, consider scheduling a pre-listing inspection. This will help you identify and address any issues before potential buyers arrive, increasing your home's marketability.

By following these tips, you'll not only prepare your home for the fall season but also ensure that it's in top shape for a home inspection. A well-maintained home not only enhances your comfort but also preserves its value over time. So, take the time to address these essential tasks, and you'll be well-prepared for a successful fall season and beyond.

Ensuring Electrical Safety with GFCI Outlets: A Home Inspection Guide

When it comes to ensuring the safety of your home's electrical system, one component that should never be overlooked is the Ground Fault Circuit Interrupter (GFCI) outlet. These devices are vital in protecting you and your family from electrical shocks and potential hazards, making them a crucial focus during a home inspection. In this blog, we'll delve into what GFCI outlets are, why they are essential, and how they should be inspected to guarantee your home's electrical safety.

What is a GFCI Outlet?

A Ground Fault Circuit Interrupter (GFCI) outlet is an electrical receptacle designed to monitor the flow of electrical current. It is primarily employed in areas where water and electricity are in close proximity, such as bathrooms, kitchens, garages, and outdoor spaces. The main function of a GFCI outlet is to detect any irregularities in the electrical current and, if necessary, interrupt the circuit within milliseconds to prevent electric shock.

The Importance of GFCI Outlets

Protection Against Electric Shocks: GFCI outlets provide a critical layer of protection against electric shocks. In the event of a ground fault, where electricity flows along an unintended path (such as through water or a person), the GFCI outlet quickly cuts off the power supply, potentially saving lives.

Preventing Electrical Fires: GFCI outlets not only protect against electric shocks but also reduce the risk of electrical fires. By swiftly interrupting the circuit when a ground fault is detected, they prevent overheating of wires and electrical devices.

Code Compliance: In many regions, building codes require GFCI protection in specific areas of the home. Homeowners looking to sell their property may find that non-compliance with these codes can be a significant barrier to completing a sale. Therefore, ensuring that all GFCI outlets are properly installed and functioning is essential.

Inspecting GFCI Outlets

During a home inspection, it's crucial to thoroughly evaluate the GFCI outlets to ensure they are in good working condition. Here are some key steps to follow:

Visual Inspection: Begin with a visual inspection of each GFCI outlet in the home. Look for any signs of physical damage, such as cracks or exposed wiring. Ensure that the outlet cover is in place and secure.

Test Buttons: GFCI outlets are equipped with two buttons: "Test" and "Reset." Test the GFCI by pressing the "Test" button. This should cause the outlet to trip and cut off power to any connected devices. Afterward, press the "Reset" button to restore power. If the GFCI does not trip or reset, it may be faulty and require replacement.

Testing with a GFCI Tester: A more comprehensive test involves using a GFCI tester, readily available at hardware stores. This tool simulates a ground fault and checks whether the GFCI outlet responds correctly by tripping. This test should be performed on every GFCI outlet in the home.

Check for Proper Wiring: Ensure that the GFCI outlets are correctly wired. Miswiring can lead to improper functioning. If you are not experienced in electrical work, it's best to consult a licensed electrician to address any wiring issues.

In the realm of home inspections, GFCI outlets play a pivotal role in ensuring electrical safety. These devices are your first line of defense against electric shocks and potential fire hazards. Regular inspection and maintenance of GFCI outlets are essential to guarantee their proper functioning. If you have any doubts about the condition of your GFCI outlets or need assistance with a home inspection, don't hesitate to reach out to our experienced team. Your family's safety and the integrity of your home's electrical system are our top priorities.

How Does a Dishwasher Work?

The dishwasher is a labor-saving and water-conserving appliance that was originally patented in 1886 by Josephine Cochran of Shelbyville, Illinois, who went on to found KitchenAid®.  There are both portable units and permanently-installed units that are found in most homes today. 

Permanently-installed dishwashers rely on the home's electrical and plumbing systems, which is why their proper operation and maintenance are critical to household safety and trouble-free use.

A dishwasher operates with sprayed water using multiple cycles of washing and rinsing, followed by drying, using hot, forced circulated air.  These cycles may be further distinguished according to length of cycle, power and temperature.

Dishwashers are plugged into a dedicated electrical receptacle at the back of the unit, and usually plumbed into the home's hot water supply, although the cold water supply is also an option.  This assures that the dishwasher's load is optimally washed and rinsed using the maximum recommended temperature range of between 130° F and 170° F. 

The dimensions of an average unit are 24x24 inches, although deluxe models may be wider and/or deeper to accommodate larger loads.  Its interior components are typically made of stainless steel and/or plastic, and the exterior door may be metal, enamel-covered metal, or having a wood or wood-like veneer to match the decor of the kitchen cabinets.

Use, Maintenance and Precautions

Dishwasher-safe glasses, cups, plates, bowls, pots, pans and utensils, as well as some ceramic-ware and cutlery, are loaded into pull-out racks and baskets.  They can be safely washed and rinsed in cycles that vary in intensity and length. 

Many users rinse, soak or pre-treat cookware to remove solids and excess food waste before loading it in the dishwasher; this is a matter of personal preference, as well as how well the unit works on everyday and heavy-duty loads, although waste that cannot be adequately drained should be removed from dishware before the soiled items are loaded into the unit.

Dishwashers can also be used to effectively disinfect toothbrushes, infants' plastic toys, formula bottles and synthetic nipples, and teething rings, as well as other household and personal hygiene items.  However, extremely soiled items that come into contact with potentially hazardous or toxic materials, such as tools, gardening implements and the like, should not be washed in a dishwasher, as the toxic residue may not fully rinse out of the interior, which can contaminate future loads of dishware and utensils, as well as clog plumbing lines. 

Soaps, pre-treaters and rinsing agents to prevent or eliminate water spots are available in a variety of costs, quality and effectiveness.  They also come in both powder and liquid form.  Regardless of the type of detergent used, it should be specifically for dishwasher use only, as other soaps can leave behind residue, as well as create excess foam and leaks.

Maintenance is relatively easy and can be done by running the unit through a hot-water cycle while it is empty, but this is only suggested following an especially dirty load where residue has not fully washed and drained for some reason. 

Dishwashers should never be overloaded.  Loads should be distributed and racked such that cleaning will be effective.  It is recommended that plastic items be loaded into the unit's top rack to avoid their coming into contact with hot elements in the unit's bottom and then melting, or being jostled by the power of the sprayers and subsequently blocking them, which may prevent the water from reaching the unit's entire load. 

It is important to monitor the unit for failure to fully drain, as well as for leaks, excessive noise and movement, and burning smells, which can indicate a burned-out motor, an issue with the plumbing connected to the unit, or a problem with its original installation.  A qualified professional should evaluate a malfunctioning unit and perform any repairs.

Source https://www.nachi.org/

What's the Cost of a Home Inspection if done in Pieces?

How much is a home inspection actually worth when looking at the pieces? Recently I had a client cancel a level two chimney inspection that was scheduled as part of their home inspection. The reason was because the seller had just had the chimney and fireplace inspected and they no longer needed us to inspect the chimney. While we were inspecting the remainder of the house I noticed the chimney inspection form on the table in the living room and decided to take a look. The chimney company was a reputable local company and their report was properly done. Their price for the inspection was $130, much lower than I was expecting for a level two inspection, as we charge over $200. As I read through the one page report I saw they noted damage to the crown, missing damper, and some clearance issues with the hearth extension. At the bottom of the page it was noted they only performed a level one inspection. There was nothing wrong with the inspection, and I have no issues with the chimney company, however, a level one inspection is included at no extra cost in a home inspection. In fact, we had already noted everything the chimney company did as a part of our inspection. It’s not that they didn’t do a complete job, it’s that the job was done twice, once by them and once by us, and therefore, paid for twice. 

Home Inspectors typically perform a full level one inspection on fireplace chimneys as part of their inspection, in fact in many states it is required to be done as part of the inspection. I don’t have any issue with the chimney companies' inspection or charge, they deserve to get paid for what they did, the issue is that it was unnecessary. The charge got me thinking, how much will a home inspection cost if done by individual trades people rather than being done by a home inspector? There are more advanced inspections that many trades people can do and offer, but for a basic level inspection, the same that would be done by a home inspector, how does the cost compare? 

For prices I went to Thumbtack, a national lead generation program for trades people and to Bob Vila’s website on home repair and maintenance. Here is how they stacked up. 

Roof inspections $75-200 

Plumbing inspection $180-$225 

Electrical inspection $75-125 

Foundation inspection $400-$750 

HVAC inspections $250-$400 

Level 1 Chimney $89-$120 

Total $1,069 - $1,820 

After spending almost three times the cost of an average home inspection, and coordinating six different companies it does not even include inspections of the exterior siding, walkways, doors, windows, appliances, stairs, insulation, and attic. All these areas are required in most home inspections, and we have not considered some of the extra services many inspectors offer for a fee such as radon testing, pest inspections, sewer scopes, level 2 chimney inspections, and water quality testing. 

Next time you consider a home inspectors fee, think about the convenience of having one person or company completing multiple inspections all for the same trip charge and the fee doesn't seem so high anymore.