Why Are Home Inspections Important?

Why Are Home Inspections Important?

A home inspection is an all-encompassing examination of the condition of a home.   The home inspection process is often but not always performed at the time of the sale of the home. A home is one of the most important purchases one will ever make.  A home inspection is an inexpensive way to discover the universal condition of a home.  It is important to conduct a home inspection to avoid a costly mistake by purchasing a property in need of major repairs.  Even if you think you have found a “dream home,” it is a home inspector’s responsibility to let you know that your “dream home” may not be just right.

A certified home inspector is a professional who will conduct an inspection of the general condition of the home.  A good home inspection will assist a buyer in understanding exactly what they are about to acquire.  A home may look move in ready, but an inspector will cover features of the house such as electrical wiring, plumbing, roofing, insulation, as well as structural features of the home and may unveil issues that are not noticeable to the buyer’s eye.  As a buyer, you are making a vast investment, and it is important to understand exactly what you are purchasing.  Having a certified home inspector conduct a thorough inspection of the prospective property, could be compared to taking out an insurance policy against all potential operating costs.  

There are many different types of home inspection processes that you may want to conduct before the purchase of a home.  First and most importantly, you would need a general or residential inspection performed on the home.  The certified home inspector would inspect the structure, exterior, roof, electrical, plumbing, HVAC, interior, insulation and ventilation.  Once the inspection is completed, the home inspector will generally provide the buyer with a report suggesting any improvements or repairs deemed necessary to bring the home up to current standards.  Home inspections may often reveal problems with a home that could be pricey to fix.  This could be used as a great tool in purchasing negotiations with the seller.  As the buyer you may be able to negotiate the price dependant on what the inspector has found.  If flaws were found within the home, the buyer now would have a couple more options in negotiations.  A buyer could negotiate a credit with the sellers, have the seller pay for repairs before the closing, purchase the home as is, or walk away from the purchase if the issues seem too problematic. 

Other inspections that you may want before purchasing a home may be well water testing, oil tank testing and septic tank testing.  General home inspectors may be qualified to perform all of these tests and/or inspections for additional fees. It is important that you ask your potential inspector what his/her qualifications may be. 

If at all possible, it is recommended to attend your home inspection process.  This is a valuable educational opportunity. Never pass up the chance to see your forthcoming home through the eyes of an expert.  The cost of a home inspection may vary depending upon the size, region, and age of the house.  A home inspection could take anywhere from 2-5 hours, again, depending upon the size and age of the home.  It is not an inspector’s responsibility to correct, or repair any potential issues found in the home.  An inspector may recommend repair, or to seek out skilled professionals in each trade for further information.

A home inspection will definitely give the buyer peace of mind and put the buyer’s mind at ease that the home is in good shape. It can also become a negotiation tool in closing, and could inform the buyer of potential future maintenance and upkeep.  A seller of a home may also request a home inspection before the home is put on the market.   This may assist the seller in setting a price, correct any issues with the home before it is put on the market, or merely having a pre-inspection report available for buyers informing them that the seller has nothing to hide. 

How important is Proper Grade or Slope?

How important is Proper Grade or Slope?

As we all know, water runs downhill. That being the case we must give it a path that will allow it to run away from the building or more specifically, away from the foundation. It really doesn’t matter if you have a crawl space, basement, or slab-on-grade foundation they all need proper drainage.

So, how do you tell if the slope/grade is correct? Over time and with experience you will be able to look and see if it is a positive (away from the building) or negative (towards the building) grade/slope. In the meantime, you can use either a 4-foot level or a ball bearing (at least 3/4") to determine slope. Obviously, the ball bearing is only going to work on hard surfaces like walks, drives, and patios. The level is for grass, landscape materials, etc.

The rule of thumb is for the grade to slope away from the building at the rate of about 1- inch per foot for the first 6-feet. This is rarely the case in real life. We hope that it is at least flat and not negative. Look for signs of puddling water, erosion or settling of the soil near the foundation, and basement windows that are partially buried. All of these are probable indications of improper slope/grade.

Now, even if the grade is correct the water running off the roof can wreak havoc on the foundation as well. In homes with basements or areas with expansive soils, gutters should always be recommended to carry the water away from the foundation at least 4-6 feet. This will help tremendously with wet basements!

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City Spotlight: Irvine California

City Spotlight: Irvine California 

Irvine has all the surf, sand, and sun Southern California is known for, with 44 miles of bike trails, 20,000 acres of parks and preserves, and a beach 10 miles away. Thanks to smart planning, this big city can feel surprisingly small. The 40-year-old community is divided into 40 "villages," and a minimum of five acres of park space is added for every 1,000 newcomers. Home prices are high, but new development is creating more affordable options - along with new schools, bike paths, and green spaces.

There are 33 public schools in Irvine and a total of 8,313 public schools in California. There are 18 private schools in Irvine and a total of 3,445 private schools in California. There are 8 post-secondary schools in Irvine and a total of 1,086 post-secondary schools in California.

The income per capita in Irvine is 38% greater than the California average and 62.4% greater than the National average. The median household income in Irvine is 41.1% greater than the California average and 73.8% greater than the National average. The median household income in Irvine for owner occupied housing is 87.6% greater than the median household income for renter occupied housing in Irvine.

The median home value in Irvine is 50.9% greater than the California average and 237.8% greater than the National average. The median price asked for homes in Irvine is 40.1% greater than the California average and 214.1% greater than the National average. The median rental rates in Irvine is 48.4% greater than the California average and 123.2% greater than the National average.

The highest average temperature in Irvine is August at 71.7 degrees. The coldest average temperature in Irvine is December at 55.7 degrees. The most monthly precipitation in Irvine occurs in February with 2.6 inches. The Irvine weather information is based on the average of the previous 3-7 years of data.

There are a total of 3 airports within 30 miles of Irvine and a total of 12 Amtrak train stations within 30 miles of the city center. The average travel time to work in Irvine is 10.3% less than the California average and equal to the National average. The number of people who take public transportation in Irvine is 72.2% less than the California average and 62.8% less than the National average. The number of people who carpool to work in Irvine is 47.6% less than the California average and 35.9% less than the National average. The number of people who work from home in Irvine is 21.2% greater than the California average and 78.8% greater than the National average.

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Hose Bib Maintenance

Hose Bib Maintenance

A hose bib (exterior faucet) is a threaded faucet also known as a wall hydrant. An example of a hose bib would be the standard exterior faucet of a residence. In colder climates the exterior hose bib will be mounted on an interior wall to prevent freezing.

There are two basic types of hose bibs that are used for exterior use. One is a standard hose bib. With this hose bib the water line extends all the way through the exterior wall and hose bib threads onto the pipe itself. The other is a frost proof hose bib. This hose bib has a long stem and it extends well into the heated space. These come in standard sizes of 8”, 10”, 12”, 14” and 18”. All lengths may not always available at all locations where you shop.

The frost proof will also have an anti-siphon device. An anti-siphon device will not allow water to siphon or to be drawn back into the potable water. The Standard hose bibs can be adapted by adding an anti-siphon device. You can pick up one of these devices at your local hardware store or at super store like Home Depot, Lowes, or Menards. They simply screw on. Once you screw this device on there is a nut that you can tighten down until it twists off.  It should not be able to be removed.

In colder climates or climates the reach below freezing temperatures there are a few other points to look at to keep your water lines from freezing. Make sure that you remove hoses from the hose bibs as fall arrives. Hose bibs will hold water and can cause the pies to burst in certain situations. On standard hose bibs (and possibly on frost free) there should be a stop valve on the inside of the home to shut the water off. Once the water is off make sure that the lines are drained to prevent freezing.

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Inspecting Garage Doors

Inspecting Garage Doors: The Largest Moving Part of a Home

A garage door opener is the largest moving part in your home so it is important that it be inspected to ensure that it operates normally and safely. With so many operating parts a home inspector should look at all parts carefully to ensure proper operation and look for potential safety hazards.

Here are several of the areas to look at and tests you can perform to make sure that you do not overlook any issues:

Check the door for fatigue - Look for damage or structural defects especially on older doors.

Emergency Release - If a door comes down it can possibly trap a child or a small animal. There should be an emergency release cable to disengage the automatic operator and allow a homeowner to lift the door and release whomever is trapped.

Pressure Release - With the door completely open place a 2x4 flat and close the door. As it hits the 2x4 it should sense the pressure and reverse direction.

Photo eyes - Make sure the eyes are present on doors that have been installed since 1992 (if the date is known). These eyes should be located near the floor (generally within 4”-6”). With the door lowering, swing your leg or some other object between the photo eyes and the door should reverse.

Wall Button - The button should be at least five feet above the standing surface and high enough to be out of reach of small children.

Safety Cables - Are the springs restrained be safety cables in the event that the springs break?  If a spring breaks the safety cable will help to keep metal parts from flying through the air. Torsion springs will not need these safety cables as the torsion bar works as a containment device. 

While these are the major concerns to check, make sure that you look at all moving parts and the overall door condition.

City Spotlight: Santa Monica California

City Spotlight: Santa Monica California

Santa Monica is a beachfront city in western Los Angeles County, California, United States. Situated on Santa Monica Bay, it is bordered on three sides by the city of Los Angeles — Pacific Palisades on the northwest, Brentwood on the north, West Los Angeles on the northeast, Mar Vista on the east, and Venice on the southeast. Santa Monica is home to executives and Hollywood celebrities amongst others and it is a mixture of affluent, single-family neighborhoods, renters, surfers, young professionals, and students. 

There are 16 public schools in Santa Monica and a total of 8,313 public schools in California. There are 16 private schools in Santa Monica and a total of 3,445 private schools in California. There are 7 post-secondary schools in Santa Monica and a total of 1,086 post-secondary schools in California. The student to teacher ratio in Santa Monica for public schools is 20:1, which is 1.7% greater than the California student to teacher ratio and 25.1% greater than the National student to teacher ratio.

The income per capita in Santa Monica is 92.3% greater than the California average and 126.3% greater than the National average. The median household income in Santa Monica is 6.8% greater than the California average and 31.6% greater than the National average. The median household income in Santa Monica for owner occupied housing is 121.3% greater than the median household income for renter occupied housing in Santa Monica.

The highest average temperature in Santa Monica is August at 69 degrees. The coldest average temperature in Santa Monica is December at 55.8 degrees. The most monthly precipitation in Santa Monica occurs in January with 3.9 inches. The Santa Monica weather information is based on the average of the previous 3-7 years of data.

The median home value in Santa Monica is 119.6% greater than the California average and 391.7% greater than the National average. The median price asked for homes in Santa Monica is 123.4% greater than the California average and 401.1% greater than the National average. The median rental rates in Santa Monica is 16% greater than the California average and 74.5% greater than the National average.

There are a total of 3 airports within 30 miles of Santa Monica and a total of 11 Amtrak train stations within 30 miles of the city center. The average travel time to work in Santa Monica is 3.4% less than the California average and 7.7% greater than the National average. The number of people who take public transportation in Santa Monica is 66.8% greater than the California average and 123.3% greater than the National average. The number of people who carpool to work in Santa Monica is 61.1% less than the California average and 52.4% less than the National average. The number of people who work from home in Santa Monica is 80% greater than the California average and 165.6% greater than the National average.

Carbon Monoxide Home Inspection

Carbon Monoxide Home Inspection

Carbon monoxide is a colorless, odorless, tasteless, yet highly toxic gas has been used by humans since prehistoric times.   The carbon monoxide molecule consists of one atom of carbon and one atom of oxygen.  Carbon monoxide is formed from the partial oxidation of carbon containing compounds; it forms to the more common carbon dioxide when there is a condensed accessibility of oxygen, for example, in a home, when using a stove in an enclosed space. 

Carbon monoxide is invisible to the human senses, so unfortunately people are oblivious when they are exposed to the gas.  On average, 170 U.S. citizens die each year from carbon monoxide poisoning.  Although carbon monoxide is undetectable to human senses, contact with this gas will cause your body to react negatively.  The health effects are dependent on the level of Carbon Monoxide concentration and length of exposure, as well and an individual’s health circumstance.  Concentration of carbon monoxide is measured in parts per million.  Most individuals will not experience any symptoms of carbon monoxide poisoning in levels of approximately 1 to 70 ppm; however, some heart patients might experience an increase in chest pain.  Preliminary symptoms are similar to the flu, and include: headache, fatigue, shortness of breath, nausea, and dizziness.  Higher levels of carbon monoxide exposure will cause more rigorous symptoms including: mental confusion, vomiting, loss of muscular coordination, loss of consciousness, and eventually death. 

There are significant home inspection precautions that you can take to prevent poisoning from carbon monoxide. 

• Make sure appliances are installed and operated according to the manufacturer’s instructions and local building codes. 
• Never service fuel-burning appliances without proper knowledge or tools. 
• Never operate a portable generator or any other gasoline engine powered tool in or close to an enclosed space such as a garage, home or other building. 
• Install a carbon monoxide detector. 
• Never use portable fuel burning equipment inside a home, garage, vehicle or tent unless it is specifically designed for use in an enclosed space. 
• Never burn charcoal inside a home, garage, vehicle or tent. 
• Never leave a car running in an attached garage. 
• Never use gas appliances such as ranges, ovens, or clothes dryer to heat your home. 
• Never cover the bottom of natural gas or propane ovens with aluminum foil.  Doing this blocks the combustion air flow through the appliance and can produce carbon monoxide. 
• During home renovation, ensure that appliance vents and chimneys are not blocked by tarps or debris.  Make sure appliances are in proper working order when renovations are complete. 

A carbon monoxide detector is the best way to create awareness when carbon monoxide is present.  Different from smoke detectors they do not need to be placed near ceiling level.  The best place to keep a carbon monoxide alarm is close to heaters and other gas powered equipment.  If the alarm detects carbon monoxide, it will sound, giving people a chance to safely leave the structure before too much exposure. If a carbon monoxide alarm goes off never ignore the alarm.  Get outside as soon as possible and call your local emergency services.  Carbon monoxide alarms are reliable and can be purchased at a local hardware store or at any home improvement store.  Also make sure to have a home inspector check chimneys and flues for blockages, corrosion, partial and complete disconnections and also loose connections. 

It is important to be educated on the toxic gas, and to make sure that you have a family plan for evacuation.