Selman Home Inspection Company Blog On ActiveRain: David Selman (Selman Home Inspections)

Buying A Home From The Home Inspectors Perspective, Older Homes

Part 3 - Buying An Older Home, From A Home Inspectors Perspective

In the present economy and with fewer new homes being built, many people who are in the market for a new place to live are seeing a large number of older homes in well established neighborhoods. These homes offer many advantages over newly constructed homes and other forms of housing. Some of the advantages include; seeing the neighborhood condition over time, close to well established local businesses, they are in great locations and many more.

If you are considering an older home as your new residence, you will also want the expert advise of a Professional Home Inspector regarding the condition of the house, how well the property has been maintained and, how well upgrades and enhancements have kept up to date with today's Texas Standards of Practice.

All Professional Home Inspectors are required to inspect every home compared to "perfect" standards, today's local building codes and, today's Texas Standards of Practice. As explained in Part 1 of this series, not even newly constructed homes live up to these standards in most cases. So, as one would expect, an older home is even less likely to live up to these high standards when inspected.

Although no home is perfect, Upon Further Inspection, a prospective buyer should not rule out older homes. Many home owners, even if the property is well maintained, do not do all of the upgrades and enhancements required to meet today's tough standards. Below are a few defects often reported by inspectors in the standards you may see when considering an older home:

• All interior vents such as bathroom vents should vent to the exterior of the building. In the past, it was common practice to vent interior vents directly into the attic space.
• All kitchen counter tops (including islands) should have GFCI protected outlets. In past construction, only the electrical receptacles near the kitchen sink were GFCI protected.
• All closet and storage areas with incandescent light fixtures should have installed a protective cover and be at least 12" away from combustibles. Incandescent bulbs were used often in closets and storage areas in past construction. (Easy solution - use low E compact florescent bulbs instead)
• Attic access hatches and stairs installed in the garage should be fire rated devices. Few builders follow this standard even in new construction.

Buying A Foreclosure Home, From The Home Inspectors Perspective

Part 2 - Buying A Home From The Home Inspectors Perspective, Foreclosed Homes

Today, with foreclosures on homes at an all time high, those in the market for a home often consider buying a home that has been foreclosed on. The idea for the buyer is to buy a home at a substantially lower price than a property would go for as a normal home on the market today. In other words, the buyer's money will buy more home for less. However, from the perspective of a Professional Home Inspector, there are many things to consider before buying a foreclosure.

Over the coarse of time when a home owner becomes in financial distress, home maintenance is often among the first things to stop. Home maintenance is expensive. And when someone is in financial distress and facing foreclosure, home maintenance usually stops in an attempt to save money by the current owner. The lack of maintenance may cause many defects some of which including:

• Foundation problems from inconsistent watering
• Tree limbs and shrubbery causing damage to the roof and exterior structure
• Rain gutters filled with debris
• Damaged or missing appliances
• Damaged or missing HVAC components
• Damaged floor coverings
• Damaged interior wall paint and texture
• Missing and damaged doors and door hardware
• Broken glass in windows
• Plumbing and vent issues
• Fireplace and chimney damage
• Damaged or missing light fixtures and other electrical devices

Let's face it. Foreclosure is not a pleasant thing for someone to go through. Often, through no fault of their own, the home becomes neglected. Sometimes, the property is severely damaged when an angry owner moves out. What ever the reason, homes in foreclosure may have significant defects.

Buying A Newly Constructed Home, From The Home Inspectors Perspective

Part 1 - Buying A Home From The Home Inspectors Perspective

Considering a newly constructed home? Good idea, for the right buyer. Everyone thinks that buying a newly constructed home will eliminate all of the possible defects that one would expect to find in other homes such as foreclosures and older homes. While it is true that in a general sense, a newly constructed home should have fewer defects that other home choices, even newly constructed homes are not perfect and, it is indeed a prudent decision to hire a professional inspector. 

From a Professional Home Inspector perspective, performing a home inspection on a newly constructed home is normally one of the easier types of home inspections to perform. Newly constructed homes normally have met almost all of the newest building codes and safety standards as well as being in the best possible condition. The carpets and other floor coverings are in new condition, the appliances are working, the exterior and interior walls are in new condition and so on.

But, a Professional Home Inspector will still find defects, even in a newly constructed home. New homes are not exempt from deficiencies and builder oversights. Here are a few of the defects professional inspectors find in newly constructed homes:

• Free standing oven ranges with missing anti-tip devices
• GFCI electrical receptacles at all kitchen countertops including the island
• Settlement cracks between different types of exterior veneer finishes (brick & stone)
• Damaged or broken window locks, broken glass, damaged or missing screens
• Lack of smoke detectors in all sleeping rooms and adjacent hallways
• Missing or damaged gas fired appliance vents
• Vents that discharge into the attic space (should all vent to the exterior of the structure)
• Defects in fire safety between the garage and living space
• Damaged shingles
• Exposed post tension cable ends on foundations
• Poor grading and drainage
• Damaged weather striping on doors and windows
• Air gaps which allow conditioned air to escape the living area
• Insulation covering eave vents

Buying A Home From The Home Inspectors Perspective

If you are considering buying a home, you will soon discover that there are an overwhelming number of companies out there clamoring for your attention. Everyone in the real estate industry has something to sell or something to profit from regarding your interest in purchasing real estate. For homeowners wanting to sell, to banks wanting to unload REO properties, to agents wanting to help you find the perfect home (which does not exist), to contractors, insurance agents and, Professional Home Inspectors like me.

There is a vast amount of soul searching that must happen when considering the purchase of a home. Just a few of these difficult questions may include:

1. Why do I want to buy a home
2. Where do I want to live
3. What can I afford
4. What financing do I qualify for
5. Should I buy a newly constructed home
6. Should I buy a foreclosed home
7. Should I buy an older home
8. Can I afford to maintenance on a home
9. Do I want a house or a condo
10. How do I choose a Realtor
11. What about a home inspection
12. Can I get a home warranty
13. Suburbs, inner city or rural
14. What can I get for my money
15. How do I sell my current home

Does Your Home Inspector Use A Repeatable Process?

Most businesses have a process. A process for processing purchases, returns, new customers and a host of other business related transactions. I have heard real estate agents and clients talk about how most home inspectors do not have a process. Can it be true? Not in my home inspection company! From taking a clients call, to performing the actual inspection, to writing the home inspection report, to processing their payment, Selman Home Inspection believes in repeatable processes. So should the inspector you are using today.

After an inspection is scheduled with my firm, our inspector will arrive cleanly dressed, in a professional vehicle prepared to begin the home inspection process onsite. We will be on time and ready to answer any remaining questions you may have. Next, the inspector will provide you with a copy of our Home Inspection Agreement to ensure you understand our North Texas home inspection process and a copy of your Free 100 Day Limited Coverage. Then the technical portion of the home inspection process begins.

Our home inspection process utilizes a “three pass” methodology that ensures our inspector doesn’t miss anything. The inspector will make three passes around the exterior looking for and recording different items with each pass. Then, the roof covering is inspected for proper installation, age, debris and estimated remaining life. Next, we inspect the attic and the crawl spaces for structure, insulation, electrical and other items. Finally, the inspector will make three passes through the interior of the residence, again inspecting different items with each pass.

Once the technical review portion of our home inspection process is complete, the inspector will prepare the inspection report for delivery. If you are present during our home inspection process, the inspector will review the report with you to verbally clarify anything that you have questions about and may also offer suggestions about dealing with any negative findings. When needed, the inspector will recommend specialist for specific needs or property deficiencies.

Using or referring a home inspection company with a proven process is an important step in you real estate buying or selling decision making. Any identified deficiencies in today’s building standards or the Texas Standards of Practice help sellers understand what should be in the disclosure document and helps the buyer understand the inspectors opinion of the properties condition. Why trust one of your largest financial investments to anyone who does not have a process? Our home inspection process provides the expertise, tools, certifications, insurance and training to do the job right the first time. A home inspection process demonstrates your preferred home inspectors dedication to, customer service, quality and delivering compete and thorough home inspections that reinforce and educate you about real estate decisions.

Home Inspectors Should Not Be Involved In Negotiations

Personally, I have all I can do to do my job as a certified, licensed Professional Home Inspector in North Texas without getting involved with real estate deal negotiations. But, I have earned a lot of new business in the last six months because of inspectors who get themselves involved in the buying and selling negotiation process. More often than not, they are at odds with the Realtors. And, are also often the inspectors who scare the buyer or seller to death with poor communication skills.

Nowhere in the Texas Standards of Practice for home inspectors does it say that a home inspector should be involved with the negotiation process. Here is what the Texas Standards of Practice does say about our job as home inspectors, “These standards of practice define the minimum levels of inspection required for substantially completed residential improvements to real property up to four dwelling units. A real estate inspection is a limited visual survey and basic operation of the systems and components of a building using normal controls and does not require the use of specialized tools or procedures. The purpose of the inspection is to provide the client with information regarding the general condition of the residence at the time of inspection. The inspector may provide a higher level of inspection performance than required by these standards of practice and may inspect parts, components, and systems in addition to those described by the standards of practice.”

Although home inspectors are often referred by real estate agents to buyers and sellers, we in fact work for our client, the buyer or seller of the property. We schedule an inspection, answer questions about the property, perform an inspection, deliver a report to the client, review the report with the client and, sometimes the agent. That is our job. It is not our job to try to convince or dissuade the client from buying or selling a property. We can help answer some questions about How To Use A Home Inspection Report, but the buying and selling real estate agents are the negotiators, not the inspector.

Now, I am often asked by the client, “what is your opinion of the house? Should I buy it?”. My answer to my clients is, “I recommend that you review the inspection report and the defects with your real estate agent. He/She is best suited to help you make that decision based on the inspection report findings. I am happy to answer any questions about the property condition.”

In addition, I believe that good real estate agents know their client well enough to know if they will be able to afford the repairs or improvements that a given home needs. The Realtor should know the client well enough to be trusted as their advisor. You see, the agent has the longest lasting relationship with the client. As a home inspector, I normally meet the client at the property, once.

I am not a real estate agent. I am a certified, licensed Professional Home Inspector. I do my job and try hard not to be part of the negotiations. But if you are a home inspector who does get involved in the negotiation process, thank you for sending me your business.

“Upon Further Inspection” – Texas Realtor Magazine Article

What you don’t know about home inspectors

Upon further inspection, you would find that I enjoy reading, writing, working online, web design, social media, SEO consulting and, raising Texas Longhorn Cattle. An odd and somewhat unrelated range of subjects I know. On the subject of writing, I was asked by Texas Realtor Magazine to right an article about some of the ways in which home inspectors and real estate agents are alike. So I did. And, I hope you will take the time to read my printed article in the Texas Realtor Magazine or the Online PDF Version.

Realtor Top Criticisms of Home Inspection Companies – Part 4

#4.) Home Inspection Recommendations Are Not Clear

When preparing the home inspection report and reviewing the report with a client, it is important to make sure that the inspectors recommendations for correcting any deficiencies (items in need of repair) are clear. “Recommendations Are Not Clear” is often reported as one of the top criticisms of home inspectors.

In Texas, home inspectors perform inspections to the Texas Standards of Practice and, the 4th Edition Code Check. These “standards” and “codes” are what we as inspectors compare each item we inspect to what would be considered “perfect”. Local city building codes can differ from the 4th Edition Code Check and the Texas Standards of Practice. Local building codes always take precedence. Texas Professional Home Inspectors are required to have a copy of the Texas Standards of Practice onsite for their client to reference. It is important to note that home inspectors are not “code” enforcement and, a home inspection is not a pass of fail grade or rating. To better understand the recommendations listed in home inspection reports, clients (buyers, sellers, investors) and Realtors should be familiar with the Texas Standards of Practice for home inspectors and also, the Pre-Inspection Agreement used by Professional Home Inspectors.

A Professional Home Inspector is not a contractor, although many inspectors such as Selman Home Inspection have backgrounds in the construction trades. Inspectors often make “recommendations” as to how a defect (deficiency) or item in need of repair should be addressed. Professional Home Inspectors will (and should) use phrases like “The inspector recommends that a certified, licensed foundation specialist should be consulted to further evaluate the cracks in the foundation”. Pretty clear, right? Comments like this in a home inspection report mean that the inspector has found enough defects (supported by comments and photos) that he/she believes that something is wrong with the foundation and more importantly, the potential buyer should hire a professional expert to evaluate and provide an estimate to correct.

The purpose of the home inspection is to identify and report safety hazards, defects related to the Texas Standards of Practice and, today’s local building codes for their client only. Each of the sections of a home inspection report may have statements like “In the opinion of the inspector, a certified, licensed __________ specialist should be consulted…” The home inspector you use should also include digital photos as evidence of the report findings and, to assist in understanding the recommendations made.

A home inspection concludes with a written opinion by an experienced, trained Professional Inspector. The written inspection report should be verbally reviewed with the client (and Realtor when/if present) to ensure that the client understands any reported deficiencies and the overall condition of the property.

In conclusion, it is the responsibility of the home inspector you hire to find defects in a property and to report them to you in a clear, concise manner both in writing and verbally and, to make recommendations about dealing with the findings. It is also the responsibility of home buyers, sellers, investors and the real estate agents that represent them to understand what a home inspection is, and what it is not. Again, it is to the advantage of everyone involved in a real estate transaction to read and understand the Texas Standards of Practice and, to use an inspector who provides a written Pre-Inspection Agreement. If an inspectors recommendation is not clear and well understood, be sure to ask for clarification at the time of the inspection or with a phone call. As a home inspector, please, make sure your clients understand your recommendations and that your comments and recommendations are fully supported by photos included in your report. And, always use a certified, licensed Professional Home Inspector who offers unlimited support for your home inspection and home inspection clients.

Misconceptions About Home Inspectors

Home Inspectors are worth our fee. Realtors charge 6% or more of the property sale price as their commission. 6% of $150,000 is $9,000. That is a significant amount to add to a buyers mortgage. The Home Inspection fee should be between $275 and $550 depending on the square footage and the number of additional inspected items needed such as wood destroying insect reports or septic system inspections. In addition, a home inspection is a real estate agents best defense against complaints or litigation. (Read about how to limit Agent liability) Professional Home Inspectors limit the liability of the agent.

I always recommend that the real estate agent attend at least a portion of the home inspection. Many real estate agents have been advised never to attend a home inspection, allegedly by real estate attorneys. Agents who say that they have received such advice are never able to articulate its rationale. You are not any less likely to be named in a suit by hiding during the inspection and the reasons for attending the inspection are quite compelling. First, your presence is a clear indication of your professionalism and concern for your client’s interests, two factors well-known to encourage referrals. Secondly, it affords a very good opportunity to refocus your client’s attention to the limited nature of the inspection. For example, you could note the numerous obstacles, such as furniture, carpets and appliances that can obviously inhibit the inspector’s ability to see certain areas of the home. Finally, should this transaction come to grief, your interests are usually perfectly aligned with the inspector’s and your recollection of such limiting factors would provide powerful corroboration of the exonerating reasons that a defect was not discovered during an inspection.

Buyers, Sellers and Agents think they know enough about a property to forgo a home inspection. People that buy or sell real estate without getting a Professional Home Inspection experience more system failures, maintenance expenses and buyers remorse than people who hire a Professional Home Inspector. The inspector you choose should be trained to identify defects in over 500 individual items and the most important systems of a house. Without a Professional Home Inspection, the buyer could face major expenses from failed components after moving in. Smart home buyers and sellers who want to protect their investment hire a Professional Home Inspector to perform a home inspection to identify potential problems and recommend solutions before things go wrong.

A Home Inspection is not a "pass or fail" report. Keep in mind that no home is perfect, not even a brand new house. Professional Home Inspectors evaluate each property against the Texas Standards of Practice and today's local building codes. Home Inspectors are not code enforcement and an inspection is not a pass or fail report. It is an evaluation of the property condition at the time of the report which simply identifies deficiencies against "perfect" standards. Report findings are useful in the buying and selling decisions and for understanding what action, if any, should be taken once a property is purchased.

Home Inspections are no longer just for the buyer. Real estate sales deals fall through simply because the seller did not get a professional Seller Home Inspection to evaluate the condition of their house before putting it on the market. Eventually, potential buyers are going to hire a Professional Home Inspector. The home seller may as well know what an inspector is going to reveal and correct any possible issues in advance. The advantages of a Seller Home Inspection are numerous. Consider the following:

• Marketing advantage, including listing and yard signs as "Move In Certified".
• listing advantage that makes a sellers property stand out from thousands of others.
• See the sellers real estate through the eyes of a critical third-party.
• Seller home inspections assist in realistic pricing.
• Make repairs ahead of time so that defects won't become negotiating stumbling blocks later.
• Encourage the buyer to waive contingencies, even another home inspection.
• It may alert you of items of immediate personal concern.
• Relieve buyer concerns and suspicions.
• Reduces the Realtor and home owner liability by adding professional supporting documentation to your disclosure statement.
• The report can help the seller substantiate a higher asking price if problems don't exist or have been corrected.
• Alerts you to immediate safety issues before agents and visitors tour your home.
• Sellers can use the report to communicate to contractors the nature of the defect(s), to obtain estimates for repair or to arrange for repairs or replacements.
• A seller inspection lightens negotiations and 11th-hour renegotiations.
• A seller inspection is the ultimate gesture in forthrightness on the part of the seller.

Real estate agents who recommend seller home inspections are regarded as true professionals leaving nothing to chance.

Not all Home Inspectors are the same. Home inspection companies differ in price, warranty offers and even the services they offer. Quality Professional Home Inspection companies like Selman Home Inspection offer competitive pricing, a Free Home Inspection Warranty and a complete range of home inspection services. Professional Home Inspection companies not only provide the home inspection report, they should also be certified to perform septic system inspections and have on hand someone to perform wood destroying insect inspections. The Professional Home Inspector you choose should also be able to provide onsite reports at the time of the inspection.

Professional Home Inspectors should not have the intent to "kill the deal". Nor should we write "soft" reports just to ensure that a real estate agent will refer us again. Our purpose is to protect our client. Our client is ultimately the person who hires us as a Professional Home Inspector to protect their interest in a property and the safety of their family. It is our job to perform a complete and thorough home inspection and to identify deficiencies a property may have with respect to the Texas Standards of Practice and local building codes. Then, to write a concise, easy to understand home inspection report based on the findings. It is up to the buyer, seller or real estate professional to make smart choices based on a Professional Home Inspection by a certified, licensed inspector.

Home Inspector Similarities To Realtors

In many ways, home inspectors and real estate agents are similar. Like real estate agents, home inspectors are professionals and are deserving of respect for our expertise. And, in every profession, there are those who are professional and good at what they do just like there are those who are not so professional or good at what they do. Those who are good and demonstrate professionalism last in the business they choose while others do not.

Like real estate agents, Home Inspectors are businessmen and professionals. Professional Home Inspectors operate a real business day in and day out. They have overhead expenses like professional fees, association dues, continuing education costs, marketing costs, insurance costs and expenses for tools, equipment, office supplies and vehicles. Just like any business owner, home inspectors must make prudent spending choices to operate a successful business.

Home Inspection professionals market themselves in much the same ways as Realtors do. We work from lead generation, agents referrals, public referrals, websites, social media (Join our groups on Facebook) and every other conceivable form of human contact. Our company names are on our vehicles and like real estate agents, we are always quick to hand out a business card to anyone we meet. So, like real estate, the home inspection business is a “people” business. To be successful, we have to be salesmen and foster good relationships.

Texas is among the most difficult of all states to obtain a Professional Home Inspection license (Some states do not require licensing or any regulation). Like real estate agents, home inspectors are either formally trained and mentored for 18 months or longer, or, they obtain a formal education and experience. Then after months of study they may or may not pass the state exam. I have been told that only 1 out of every 18 who take the exam pass it the first time they take it and only 2 out of 12 pass it the second time. The test can only be taken 3 times in six months. After that, the odds are even worse. Each time a home inspection exam is failed, the testing system focuses on the weakness the prospective inspector had on the last exam. Like a real estate license, the Professional Home Inspector license is difficult to earn.

Real Estate agencies and Home Inspection companies both find that their websites, blogs and online social media (Facebook) are more important than ever to business success. Today, many Home Inspectors and Realtors get more leads and customers from online sources than anywhere else. The internet has truly become where we find everything and everyone.

Home Inspections are hard work. The average home inspection takes about 4 hours at the home site, sometimes more. Inspectors cover every square foot of a structure. From the foundations and crawl spaces to the attic and roof covering, we see it all. We test every mechanical component, evaluate plumbing and vent systems and can identify 1000’s of potential hazards and problems both seen and unseen. Like Realtors, Home Inspectors must know what to look for depending on the age of the structure, the builder, current building codes and the Texas Standards of Practice for Professional Home Inspectors. Then like a real estate agent writing a sales contract, we must write a legal, state certified, home inspection reports based on the findings. It is technical and, it is hard work.

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Serving All Of North Texas
www.HomeInspectionsofDallas.com
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