I’m buying a new home with a warranty. Should I have a home inspection?

So you found the perfect home in the perfect location for yourself or you and your family.  The builder is awesome, and you’ve known your realtor forever.  And, to top it off, you are getting a one year warranty.  What could go wrong?  Well, even if all parties involved are well intentioned, things happen.

On your final walk-through you will mark any defects you find and hopefully the builder will take care of them.  The problem is, you will likely only explore places you are familiar with and usually go in a home.  You probably will not go in the attic, certainly not the crawlspace (if any), and maybe not look at all of the exterior walls.  If you do look at the water heater or furnace, do you really know what you are looking for?

I always assume that all parties do have your best interests in mind, but a lot of different people were involved in building your home, and things go unnoticed.  You might miss it on the walk through, your busy life goes on, and the 1 year warranty period is two years in the rear view mirror when your shingles start to curl because they forgot to put in the attic louver vents, or your home floods because someone forgot to install the safety pan plumbing at the water heater.

Most inspectors out there inspect 1-3 homes per day, all year long.  They look for things most people don’t know exist. And they do this every work day.  Why not pay the fee (usually in the $300 range) before you sign on the dotted line with the bank for tens of thousands of dollars?  Your deductible on your homeowner’s insurance is a lot more than the cost of the inspection should you have to address the two repairs I mentioned above.

My recommendation:  Always Get a Good Home Inspection, Even if the Home is Brand New, and Even if the Home Comes with a Warranty.

Happy Homeownership!

#wellinformed  #homesafety

Scott Price, CPI, #1532
Certified Home Inspector
Home Run Inspections
405-905-9175
homeruninspections@icloud.com
We cover all of the bases!

Serving the Oklahoma City metro and surrounding areas including Edmond, Guthrie, Cashion, Yukon, Moore, Norman, Chickasha, Midwest City/Del City, Bethany, El Reno, Shawnee, Harrah, and more.

Schedule Inspections Online at:
www.Home-RunInspections.com
Like us on Facebook: www.facebook.com/homeruninspections
Follow us on Twitter: www.Twitter.com/HomeRunInspect2

Clearance Around Your Breaker Box

Having the appropriate clearance around your home’s breaker box is essential for several reasons:

  1. Your home likely has several safety features you may not know about like GFCI and AFCI protected breakers.  When these trip, an electrical circuit providing power to lights and receptacles will no longer do so.  You will need access to this panel to restore service.
  2. As a home owner you may have an emergency that would prompt you to disconnect electric power to a specific point in your home or the entire home.  This is not the time to discover you have covered up the panel in the garage with tubs full of Christmas decorations.
  3. Someone other than you may be at your home while you are away and have an emergency requiring them to stop electrical service to a certain point in your home.  If the panel is covered, they will not even know where to go.
  4. Home electrical fires often start at the breaker box.  Having combustible material nearby only makes things worse.
  5. At some point, you or a family member will want to sell your home to the next resident.  It is important that the home inspector have access to this panel to provide information about the home’s electrical service and identify any potential electrical hazards.

Put a reminder in your phone to take a few minutes next weekend to make sure you have access to your Breaker Box.  You will be glad you did.

Scott Price, CPI, #1532
Certified Home Inspector
Home Run Inspections
405-905-9175
homeruninspections@icloud.com
We cover all of the bases!

Serving the Oklahoma City metro and surrounding areas including Edmond, Guthrie, Cashion, Yukon, Moore, Norman, Chickasha, Midwest City/Del City, Bethany, El Reno, Shawnee, Harrah, and more.

Schedule Inspections Online at:
www.Home-RunInspections.com
Like us on Facebook: www.facebook.com/homeruninspections
Follow us on Twitter: www.Twitter.com/HomeRunInspect2

Floor Vents/Boots Deteriorating and/or Full of Sand

 

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I don’t think I have come across a newly built home with the HVAC ductwork in the concrete floor.  That’s not to say builders do not do that any more but I think it’s fair to say they avoid that practice.

It was a common practice in the 1970s and 1980 to place the homes ductwork in the sand and soil prior to the pouring of the homes slab.  I actually worked for a heat and air company while in college and did several of these myself.  The system was designed to last a very long time, but even with the efforts we took, time often takes its toll on various aspects of these systems.

The most common defect I see on “in concrete duct work” as a Home Inspector is rusted, deteriorating floor boots and poor air flow at various locations in the home.  If the problem is minor, replacement of floor boots is all that is recommended.  If most or all of the boots show deterioration and or accumulation of sand, I recommend further evaluation by an HVAC professional with a duct scoping.

With the HVAC being one of the most important systems in your home, I recommend all buyers and realtors lift up a floor register or two if they find the perfect home that happens to have in floor duct.  I inspected a home yesterday in Edmond that was built in the 90s and the boots looked like they were installed yesterday, so you really never know what you will find.

Depending on the extent of any damage found, the repairs could range from $200 to $8000.  Repairs could be as simple as replacing a couple of floor boots to having to install a whole new system, moving all the duct work to the attic or other alternative location.  There are so many different types of home configurations the solutions are numerous.

Scott Price, CPI, #1532
Certified Home Inspector
Home Run Inspections
405-905-9175
homeruninspections@icloud.com
We cover all of the bases!

Serving the Oklahoma City metro and surrounding areas including Edmond, Guthrie, Cashion, Yukon, Moore, Norman, Chickasha, Midwest City/Del City, Bethany, El Reno, Shawnee, Harrah, and more.

Schedule Inspections Online at:
www.Home-RunInspections.com
Like us on Facebook: www.Home-RunInspections.com
Follow us on Twitter: www.Twitter.com/HomeRunInspect2

What a Home Inspection “Is” and “Is Not”

contract

For most of us, we buy a home maybe twice in a lifetime.  As with most experiences in life, if you only do it a couple of times, you are not well versed in the process; you are a novice.

I think this is one of the many factors that can make purchasing a home so stressful.  There are so many questions to ask and so many documents to read and sign.

This article is about a document most people sign but never really read (kinda like the apple update agreement – have you ever tried to read that one?):  the Home Inspection Agreement.  Fortunately, the Home Inspection Agreement is not anywhere near as scary or intimidating but there are a few points that are worth emphasizing.  These are points I prefer to share with my clients and their REALTOR (if they have one) at the beginning of each inspection.  It really helps to make clear what it is exactly that we are doing, and conversely, what we are not doing.

So here are the main points:

  • We are there to perform a single visit, visual inspection of the home on a specific date/time that is merely a snapshot in time of the condition of the structure.  We will inspect only the parts of the home that are visually accessible.  We cannot move furniture/storage, and we cannot see through walls (unless you pay extra for a Thermal Imaging inspection) or under slabs of concrete.
  • We choose to perform our inspections in accordance with the current Standards of Practice of the State of Oklahoma and the lnternational Association of Certified Home lnspectors (InterNACHi).
  • We will not test for the presence of environmental hazards such as mold nor radon (a colorless, odorless, radioactive gas that may be harmful to humans).
  • We assume no warranty, guarantee, nor liability for the cost of repair or replacement of unreported defects or deficiencies either current or arising in the future.
  • We do not perform engineering, architectural, plumbing, or any other job function requiring an occupational license in the jurisdiction where the property is located.

One of the perks I offer as a home inspector (most inspectors in my area do not) is a 90 Day Buy Back Guarantee.  This offers the perspective home buyer a little extra piece of mind.  In regards to this perk, the buyer needs to understand:

  • Under the “We’ll Buy Your Home Back” program, lnterNACHl purchases the home, not the home inspector; the Home Inspector has no obligation to purchase the home under this program.

One additional feature in my contract is for any REALTOR associated with the transaction.  It states:

  • the signee agrees to “hold harmless” any and all real estate agents involved in the purchase of the property to be inspected and keep them exonerated from all loss, damage, liability or expense.

The bottom line is, as an ethical & licensed professional business person, home inspectors try to catch as many defects and safety concerns in a home as possible in the limited amount of time that we have to do so.  We want you to know what you are buying and, to the best of our ability, assure you and your family that you can live there as safely as possible.  Will we catch everything that is wrong with your home?  Probably not.  But, you will have a report that provides you with a very focused picture, or snap shot in time, of your perspective home.

When you compare the price of the home inspection to the cost of the home, it’s a bargain.

Click on the following link for a list of the aspects of a home that are inspected by InterNACHI certified home inspectors.

https://www.nachi.org/SOP.htm?loadbetadesign=0

Scott Price, CPI, #1532
Certified Home Inspector
Home Run Inspections
405-905-9175
homeruninspections@icloud.com
We cover all of the bases!

Serving the Oklahoma City metro and surrounding areas including Edmond, Guthrie, Cashion, Yukon, Moore, Norman, Chickasha, Midwest City/Del City, Bethany, El Reno, Shawnee, Harrah, and more.

Schedule Inspections Online at:
www.Home-RunInspections.com
Like us on Facebook: www.facebook.com/homeruninspections
Follow us on Twitter: www.Twitter.com/HomeRunInspect2

 

 

 

 

Clothes Closet Lighting

closetlighting

People don’t often think about the fire risks posed by the light in their clothes closet, but it’s one of the few places in the house where a source of high heat can get too close to flammable materials.  I come across this problem often in early 20th century homes.  Back then, is was all too common to see a lone incandescent light bulb with a pull chain in a closet.  Today, lighting must be installed safely, with adequate separation from clothes, boxes and other flammables stored in the closet.  We can also choose the quality of the light, as well as bulb efficiency.

According to the 2009 International Residential Code,  closet lighting should be surface mounted with lamps completely enclosed with a clearance from any combustibles of, 12 inches for incandescent or LED lights, and 6 inches for florescent lighting.

Metal pull chains on old ceramic closet fixtures may be dangerous as well; if the base cracks, the chain can become electrified.  Should you be standing on a hardwood floor barefoot after a shower, you may get the surprise of your life.

Homeowners should replace lighting in their clothes closets if the light has the potential to ignite flammable materials in the closet. 

For other helpful tips on how to improve your home and keep your family safe, check back often.

Feel free to share with friends and colleagues!

Scott Price, CPI, #1532
Certified Home Inspector
Home Run Inspections
405-905-9175
homeruninspections@icloud.com
We cover all of the bases!

Serving the Oklahoma City metro and surrounding areas including Edmond, Guthrie, Cashion, Yukon, Moore, Norman, Chickasha, Midwest City/Del City, Bethany, El Reno, Shawnee, Harrah, and more.

Schedule Inspections Online at:
www.Home-RunInspections.com
Like us on Facebook: www.facebook.com/homeruninspections
Follow us on Twitter: www.Twitter.com/HomeRunInspect2

http://www.home-runinspections.com/

Preparing for your Homes inspection

Undercabinetclutter

So you finally got a contract on your home.  Congratulations! Now it’s time to take a few moments and take the necessary steps to do all you can to make sure the inspection process goes as smoothly as possible.  This will save everyone involved time and headaches.  Trust me.

The one thing you need to keep in mind is that every inspector inspects the “readily accessible” aspects of your home. If he or she cannot get to your electrical panel, or cannot see the walls and floors(and sometimes ceilings) of your garage, or access your attic due to all the personal belongings you have stored there, it will be noted in the report.  Your potential buyer now has a less than thorough inspection of their new home.  This often results in another re-inspection at a later date and more time and hassle for all parties involved.  It may even result in, dare I say it, more showings.

I know that moving is stressful.  Staging your home showing after showing is stressful.  I’ve done both more than I care to admit.  I also know from doing sometimes 10 inspection a week that the homeowners who take the time to thin out the storage under cabinets, move the cars, motorcycles, and personal water craft out of the garage, and make a trip to the local storage unit, experience a much smoother moving process.

Bottom line?  You have come this far.  You have a contract.  Take the time necessary to finish the process and get your perspective buyer to the closing table so you and your family can move onto your next adventure.

Scott Price, CPI, #1532
Certified Home Inspector
Home Run Inspections
405-905-9175
homeruninspections@icloud.com
We cover all of the bases!

Serving the Oklahoma City metro and surrounding areas including Edmond, Guthrie, Cashion, Yukon, Moore, Norman, Chickasha, Midwest City/Del City, Bethany, El Reno, Shawnee, Harrah, and more.

Schedule Inspections Online at:
www.Home-RunInspections.com
Like us on Facebook: www.facebook.com/homeruninspections
Follow us on Twitter: www.Twitter.com/HomeRunInspect2

http://www.home-runinspections.com/