Florida Real Estate Blog

This Year's Most Unusual Findings By ASHI Home Inspectors

Des Plaines, Ill. (April 2, 2008) - Most of the time it takes the trained eye of a professional home inspector to identify defects or potential hazards within a home.  On some occasions, however, certain maintenance issues are easy to spot.  Each year, the American Society of Home Inspectors (ASHI) releases unusual home inspection discoveries from the field.  This year, to remind consumers that April is National Home Inspection Month, the Society is sharing some of its most unusual, yet obvious, finds.

The photos below were submitted by ASHI Certified Inspectors and published in ASHI's publication, the ASHI Reporter.  Photos appear monthly in ASHI's "Postcards from the Field" section.

"Some of the most unusual discoveries I've made as a home inspector have happened while I was inspecting dark crawl spaces, attics and roofs," said Brion Grant, 2008 ASHI president. "From time to time, though, I spot some pretty unusual and potentially dangerous issues simply by walking into a room."

Shocking Discoveries

 

 

Electrical outlets come in all shapes and sizes, but even John Fryer, an ASHI Certified Inspector from Oakland, Calif., was stumped by this unique contraption. While Silicon Valley (the site of this finding) is lauded as a premier location for creative minds and innovation, this improvised design is more dangerous than ingenious.

 

 

 

 

Speaking of dangerous electrical situations, take a look at this photo.  ASHI Certified Inspector Matt Fisher of Bloomington, Ind., discovered an electrical outlet inside the shower of this newly remodeled bathroom.  He also pointed out that the toilet paper dispenser is inside the tub, too.

 

"When I look at this picture, I can't help but wonder what was going through the contractor's head when he installed that outlet," said a puzzled Grant. "The outlet doesn't even have a ground fault circuit interrupter. Sometimes a shower is all you need to jump start your morning ... but this seems extreme."

 

 

 

It All Falls Down

 

 

ASHI's founder, Ron Passaro of Bethel, Conn., advised the owner of this home to take caution when walking out this door.   Watch out, that first step can be a little tricky. 

 

 

 

 

 

 

Each year, ASHI emphasizes the importance of winterizing outdoor faucets as part of an ongoing winter maintenance regimen.  While inspecting this home in Hopedale, Mass., however, ASHI Certified Inspector Ron Cook concluded that this homeowner did not heed the Society's advice.
    

 

 

 

When Enough is Too Much

 

 

The owner of this home in Bartlett, Tenn., does not appear to believe in the expression "all things in moderation."  There are six hoses connected to the faucet shown here.  ASHI Certified Inspector Brandon Dyles said the homeowner was hoping it would pass as a "sprinkler system."

 

 

The images above are a few examples of the real life discoveries ASHI Certified Inspectors have uncovered over the last year.  By working with a home inspector, homeowners can identify potentially dangerous fixes that might compromise the structure and integrity of their home and pose immediate and long term safety risks to its inhabitants.  While most homeowners only consider home inspections when buying or selling a home, home safety inspections are the perfect way for a concerned relative to keep a loved one, such as an aging parent, safe.

About the American Society of Home Inspectors

In its 31st year and with nearly 6,000 members, ASHI is the oldest and most widely recognized non-profit, professional organization of home inspectors in North America. Its Standards of Practice and Code of Ethics are the industry standard. ASHI’s mission is to meet the needs of its membership and promote excellence and exemplary practice within the profession.  For more information, visit www.ASHI.org or call 800-743-2744.

To become an ASHI Certified Inspector, ASHI members must pass two written tests, including the National Home Inspectors Examination, and have performed a minimum of 250 professional fee-paid inspections conducted in accordance with ASHI’s Standards of Practice and subscribe to the Code of Ethics. ASHI Certified Inspectors are also required to obtain 20 continuing education credits per year to keep current with the latest in building technology, materials and professional skills.

To find out more about home inspections you can visit my my website and click on the Inspection menu button on the left-hand side of the page. To get there just click on the following link: www.jelwell.century21bnr.com You will also find a link there to the American Society of Home Inspectors (ASHI) website.

The American Society of Home Inspectors Issues the Following Seasonal Reminders

Chicago (November 28, 2007) - Surviving the holidays is hard enough without having to think about how to care for your home.  For a busy homeowner, remembering to clean out the gutters and downspouts may be at the end of the weekend "to-do" list, however, it's the first line of defense against the harsh winter weather.  To help put home care into perspective during the holidays, the American Society of Home Inspectors (ASHI) created a top 10 list to give busy homeowners a snapshot of the items they can address today to ensure the safety of their home and family tomorrow.

"Homes are the centers of activity during the holidays," said Frank Lesh, 2007 ASHI president.  "You can't take them for granted or take unnecessary risks — even if you want your house to be the brightest, most festive on the street.  By following these simple tips you can help protect your home against the rigors of winter and the pitfalls of the season."

Top 10 Holiday Survival Tips

According to the American Institute of Stress, 54 percent of Americans are concerned about the level of stress in their everyday lives.  To help reduce holiday stress for busy homeowners, ASHI compiled the following tips for holiday home survival:

Water Sources

1. Clean your gutters and downspouts - Gutters and downspouts play an important role in diverting water away from foundation walls.  Clean them before the winter weather sets in to keep your basement dry and leak free.

2. Drain exterior water lines - Prevent frozen pipes by removing, draining and storing outdoor hoses.  Open the outside faucets to allow water to drain and leave them open so that any water remaining in the pipe can expand without causing the pipe to break.

3. Treat your garbage disposal to a hot water bath - Cooking for large family gatherings or holiday parties can put extra stress on everyday appliances such as garbage disposals.  Prevent plumbing problems and costly repairs by flushing the garbage disposal with one pot of hot water and a half cup of baking soda before and after the holidays.

Fire, Ventilation and Heat

4. Inspect your home heating systems - Nearly half (44%) of all home heating fires occur in December.  Remember to schedule a professional inspection of your home's heating systems, including furnaces, boilers, fireplaces and water heaters before winter weather sets in.  In addition, stock up on furnace filters and change them regularly.  If your home is heated by a hot-water radiator, bleed the valves by opening them slightly.  When water appears, close them.

5. Recaulk and weather-strip your doors and windows - According to the Department of Energy, the cost to heat an average home is approximately $1,400 annually.  Save money and energy by checking caulking for decay around doors, windows, corner boards and joints.  Recaulk and add weather-stripping as needed.

6. Trim back tree limbs - Carbon monoxide poisoning is most common during winter months, particularly because of increased use of fireplaces and furnaces.  Protect your family by identifying overgrown tree limbs hanging over the chimney or flue, as blockages could affect the draft and create higher carbon monoxide levels within a home.  Homeowners should also consider installing a battery-operated carbon monoxide detector.  Batteries should be replaced in the spring and fall.

7. Keep a fire extinguisher handy - Unattended cooking is the leading cause of home fires in the United States.  Make sure to place your fire extinguishers away from potential fire sources.  If you're cooking in the kitchen, for instance, place the fire extinguisher away from the stove to ensure that you can reach the extinguisher in the event of an emergency.

Electrical

8. Test your electrical circuit shut-off switch - Plug outdoor decorations into circuits protected by ground fault circuit interrupters (GFCIs).  Ensure that the circuit shuts-off properly by using a nightlight or radio.  Click the circuit button.  If it clicks and the nightlight or radio stays on, the circuit has not shut off.  Consider contacting an ASHI Certified Inspector to evaluate the problem.

9. Practice ladder safety - Falls account for an average of 5.1 million injuries and nearly 6,000 deaths a year.  Before you hang the Christmas lights, wrap pipe insulation around your ladder beams (the vertical members that the rungs are attached to).  The insulation will help prevent the ladder from slipping and provide insulation against electrical shock.

10. Use extension cords sparingly - Remember to avoid using extension cords when possible.  If you use them, do not run them across hallways or doorways, under carpeting or furniture or through walls.  Never staple them in place.

Note: ASHI encourages homeowners who are unfamiliar with or uncomfortable performing any of the tasks listed above to hire a professional. 

Source: ASHI Press Release

New State Requirements Involving Roof Replacements in Florida

I just received this message from Tom Rinnicker, one of our local ASHI certified home inspectors. I thought it might be of interest to some of my readers.

John Elwell

Here’s a bit of legislation which just went into effect this week and was missed by many people:

Effective 1 Oct 2007, new requirements for roof replacement on a site-built, single-family residential structure went into effect.  The changes are in effect now and will be incorporated into the next edition of the Florida Building Code.  The two significant additions are:

-A roof replacement must incorporate a secondary water barrier

-A roof replacement must incorporate strengthening or correcting roof-decking attachments and fasteners.

There is still a considerable amount of controversy about this issue, partly because most roofers cannot do the prescribed roof-decking attachment modifications.

So what does this mean in the perspective of a home sale?  Although there will be long term benefits from the additional Wind and Hurricane resistance, these new requirements will probably add substantially to the cost of a roof replacement.  An already major item is now much more significant due to this additional cost.  It is now more important than ever that roof issues are thoroughly documented and resolved to avoid those post closing problems that we all hope to avoid.  Also, if the roof was replaced after 1 Oct and these improvements not made, there are even more questions to be answered. 

These changes are all a part of the legislation governing the My Safe Florida Home Program.  For additional information on the program visit www.mysafefloridahome.com   Keep in mind that anyone can request the free Wind Mitigation inspection provided the home is a single family detached site built home (no manufactured home).  Application can be made through the website.

As always, I appreciate your referrals!  I look forward to working with you and your clients!

Tom Rinicker

ASHI Certified Inspector #203580

ICC Residential and Electrical certified

MySafeFloridaHome Wind Mitigation Surveyor

Commercial and Residential Windstorm Mitigation Inspector

813-300-5027

www.inspectorhelp.com

Twenty and Thirty-Somethings' Latest Accessory is Their Home

ASHI Reminds Young Homebuyers to Make Smart Decisions When Buying a House or Condo

Chicago, Ill. (July 26, 2007) – For young professionals in their 20s and 30s buying a house or condo is in vogue. In fact, a visit to a local watering hole during happy hour will confirm what the 2006 U.S. Census Bureau data revealed – twenty-somethings are buying homes at record levels (42 percent of people ages 25-29 are homeowners). As the age of a typical homeowner declines, the American Society of Home Inspectors (ASHI) reminds homebuyers about the importance of having a professional home inspection prior to purchasing a house or condo.

“Buying a home may be fashionable, but it’s not something you pick-up off the rack at Nordstrom’s, said Frank Lesh, 2007 ASHI President. “One of the top five mistakes homebuyers make is to forgo a home inspection prior to the purchase of their house or condo.” In fact, according to Lesh, one in four homebuyers (25 percent) do not have their house or condo inspected prior to purchase.

Recent House and Condo Sale Statistics

Below are a few of the latest statistics for house and condo sales as well as a breakdown of the number of homes sold in the U.S. without a home inspection in 2006:

• In 2006, 1,619,500 homes were sold in the U.S. without a home inspection, according to the American Society of Home Inspectors
  
• Throughout the last 10 years, condo sales have doubled from 6 percent to 13 percent, according to the 2006 U.S. Census Bureau data
  
• People in their 20s and 30s account for more than 50 percent of newly built home purchases, according to the American Housing Survey conducted by the U.S. Commerce Department
  

ASHI’s Top Five Words for the Wise

According to Lesh, savvy consumers of any age should arm themselves with the facts about the importance of having a pre-purchase, pre-listing or general maintenance home inspection. Below are ASHI’s top five tips for identifying a qualified home inspector:

1. Locate an ASHI Certified Inspector by using ASHI’s “Find an Inspector” tool at www.ASHI.org. Consumers can locate an ASHI Certified Inspector by specialty, language spoken or ancillary services provided.
   
2. Confirm that the inspector is an experienced residential inspector and check his or her references. Whether you’re purchasing a house or condo, there is no substitute for experience.
   
3. Identify how long he or she has been a home inspector and how many inspections he or she has completed. ASHI Certified Inspectors are required to have completed at least 250 paid professional home inspections and pass two written exams that test the inspector’s knowledge of a home’s major systems.
   
4. Determine what the inspection and inspection report will cover. Make sure the inspection complies with the ASHI Standards of Practice (the industry standard) available online at www.ASHI.org.
   
5. Attend the inspection. Home inspectors should encourage homeowners/potential homeowners or interested parties to attend the inspection. It’s a valuable opportunity for the homeowner or potential homeowner to learn more about the property at hand.
   

“Purchasing a house or condo is one of the greatest investments a person can make,” added Lesh. “Keeping these tips top-of-mind will ensure that homebuyers, especially those in their 20s or 30s, select the right man or woman for the job.”

About the American Society of Home Inspectors

In its 31st year and with nearly 7,000 members, ASHI is the oldest and most widely recognized non-profit, professional organization of home inspectors in North America.  Its Standards of Practice and Code of Ethics are the industry standard.  ASHI’s mission is to meet the needs of its membership and promote excellence and exemplary practice within the profession.  For more information, visit www.ASHI.org or call 800-743-2744.

Note from John Elwell: A home inspection is usually not mandatory, but home buyers would be well advised to have one done. They cannot guarantee that every problem will be found. However, they will help you hedge your bets and make you a better informed consumer. You can find more information concerning home inspections at my webpage: www.jelwell.century21bnr.com

Source: American Society of Home Inspectors Press Release

Florida Governor Signs Legislation That Will Require the Licensing of Home Inspectors

Finally after years of trying, there is finally a law (SB 2234) that will require that home inspectors be licensed by the State of Florida. Most of the certified home inspectors that I know have long asked for such a requirement, but it never seemed to get anywhere. This year the Florida Association of REALTORs® also called for the law's passage. As things are now, anyone can be a home inspector. All they need to do is get a business license and off they go. No state license, no certification, no testing, nada. I could do it. And trust me, you would not want that!

The bad news is that the legislation will not take effect until July of 2010. The delay is to give the government time to come up with an implementation plan. Inspectors will be required to complete 120 hours of training, and pay a licensing fee. This will also give consumers another avenue to take if they believe that a home inspector has somehow wronged them.

The passage of the bill can only help consumers who often rely on the work of inspectors to inform them of the conditions of the properties that they are buying. That investment is a big one. There is no reason why the persons who work as inspectors should not have to meet specific professional requirements, just as real estate agents and many other professionals who work in Florida do.

ASHI Home Inspectors Are Not Allowed To Repair Problems They Find

In a previous post I mentioned the wisdom of having a purchase agreement that is contingent on having a professional home inspection done. Keep in mind that in Florida practically anyone can get a business license and be a home inspector. Currently there are no state licensing standards or exams that I know of. We always recommend that you use a certified home inspector. One organization that certifies these workers is the American Society of Home Inspectors (ASHI). They have a set of procedures that their inspectors have to follow and exams that they must past to earn certification.

I was just reading over ASHI's code of ethics and came across an item of interest to buyers. ASHI inspectors are prohibited from repairing, replacing, or upgrading for compensation any items on a home they inspect until a year after the inspection has taken place. Why can't they fix things? It is in order to avoid a conflict of interest. With this rule in place you can be pretty sure that the inspector is not finding problems that do not really exist, just so he can make more money by repairing them himself. An ASHI inspector has no reason to find a problem unless it really is a problem, since he will not make any money by fixing it. He will be paid his inspection fee and nothing more, no matter if the house is perfect or riddled with defects.

Have you ever had a repairman come to do routine maintenance of your heating or air-conditioning system and had him find a "problem" that he said needed fixing? Did you wonder whether or not it really needed repairs, or if the repairman was just trying to scare you into getting unnecessary work done? I think most of us have had that feeling at one time or another. I always wonder when I go to a new car mechanic. ASHI's code of ethics takes this worry away.

I do not recommend that you use an uncertified inspector that you do not know well. However, if you do, you may wish to inform him/her that (s)he will probably not be the one to make any necessary repairs to the home. That way there will be no motivation to find "problems". That may dissuade less scrupulous individuals from taking advantage of you. Another option would be to get a "second opinion" concerning any perceived defects in the home that the uncertified inspector finds.

To read more about ASHI's code of ethics or to find a local ASHI Inspector in your zip code region, you can visit their webpage at: http://www.ashi.org/

Termite/WDO Inspections

Often when customers make an offer on a house their real estate agents recommend that they have a "termite inspection" done. This is a bit of a misnomer since the inspection concerns much more than termites. The correct term is a Wood Destroying Organism (WDO) Inspection. In the purchase agreement that I most often use it defines the Wood Destroying Organisms as  "...anthropod or plant life, including termites, power-post beetles, oldhouse borers and wood-decaying fungi, that damages or infests seasoned wood in a structure, excluding fences." Banks often require that a WDO Inspection be done prior to the closing of the sale. Even if they do not have this requirement or you are paying cash, I strongly urge you to have a WDO done! The cost is minimal. However, if you do not have one done, and then find out there is an infestation and/or damage, the costs can be significant. Often buyers think that since the home they are buying is of "concrete block" construction they are safe from wood destoying organisms. The truth is that nearly every home has extensive wooden components in it. Wall studs, rafters, trim, doors, window frames, etc. are all possible meals for WDO's. Do be aware that, as with any inspection, there will be some limitations, such as areas that cannot be examined. Inspectors will not be able to tear open walls or rip up floorboards. Your inspector can inform you of these limitations. There are no 100% guarantees, of course. But you will be "hedging your bets" as much as possible, and in the process become a better informed buyer and diminsh your risks.

The contract will mandate that the WDO Inspection must be done by a company that is licensed to conduct such inspections. You can find plenty of local pest control companies in the Yellow Pages or on the internet. Neighbors, friends, and family members can also recommend service providers that you may choose to use. I suggest that you speak with several and ask them what they charge, are they available, how extensive their inspection is, etc. Costs should run between $40 and $60. You may wish to check with the local Better Business Bureau to see if there are any outstanding complaints against a particular company.

If you like, once you have chosen your inspector, you may give them my phone number and I will get them access to the home. I recommend that you attend the inspection, if possible. Since home buyers also frequently have a professional inspection done, it is usually more convenient for them to have the WDO Inspection done at the same time as the professional inspection. At the end of the inspection you will receive a written report for your own records and for your lender if you are financing your purchase. This report will be very important if it becomes necessary to negotiate repairs and/or treatments of infestations. See your specific purchase agreement for more information.

Do not hesitate to contact me if you have any questions or need more information concerning Wood Destroying Organism Inspections.

Professional Home Inspections

I always recommend that buyers have homes inspected prior to closing. Even newer homes may have problems. An inspection cannot offer a 100% guarantee that no problems exist, but they can help you "hedge your bets" and make you a better informed buyer. 

A professional inspection concerns the main systems of the home, for example the heating and cooling systems, the roof, the foundation, the plumbing, the electrical circuits, etc. It is usually not required by a lender, but is done at the request of the buyers. In the state of Florida anyone can be licensed to do home inspections. There is no state mandated training or testing for professional inspectors. As long as they have a business license, they can do inspections. That is why I recommend that you only use a Certified Home Inspector. These inspectors have been trained and certified by an independent organization. One of the best known of these is the American Society of Home Inspectors or ASHI. If you click on the name in the previous sentence or on the link below you will be taken to the ASHI site where you can learn more about its certification requirements and the benefits of using an ASHI inspector. You will also see a place where you can enter the zip code of the area where the home you are purchasing is located. A list of inspectors who service that area will appear. I suggest you call several and find out what their work entails, what they charge, what type of report they will give you, and what limitations their inspections will have (for example, they cannot rip up carpeting or pull down walls). You may also want to ask friends and family for their recommendations.

Most inspectors will be happy to have you present while they are doing their work and will answer any questions you have concerning their findings. I recommend that you attend the inspection if you can.

The results of a professional inspection can be extremely useful if it becomes necessary to negotiate repairs prior to the closing of the sale.

Click here to visit the ASHI website: American Society of Home Inspectors

NOTE: You can check the Better Business Bureau record of service providers, including home inspectors, by visiting the local BBB site at:  http://www.bbbwestflorida.org/