Selman Home Inspection Company Blog On ActiveRain: September 2010

Thinking Of Selling Your Home? Then Prepare Your Home To Sell!

In order to be successful at selling your home, there is much more to it than picking a Realtor and getting a "For Sale" sign in your yard. Sure, having a great Realtor is important. And, all of the marketing that a Realtor can offer you to generate interest in your home is important. 

So, my recommendation is, don't make a mistake in this economy! You want to make as much money as possible when you sell, and, you don't want any nasty surprises or counter offers when you are so close to the finish line. When your Realtor lands a contract for you on your home, there are still several hurtles to overcome. Namely, the buyer home inspection!

Home sellers and their real estate agents are forever blind sided by the results of a home inspection. Your potential buyer is advised by their agent to get a home inspection. Often, the buyer's home inspection kills the deal or creates unwanted negotiations or repair demands. After all, the person or family buying your home wants to avoid trauma, buyers remorse and, they want to know that the home home they are considering is safe for them and their family. The buyer does not want to worry and wants to make every effort to protect themselves.

So, the answer is simple. PREPARE YOUR HOME TO SELL! Hire a Professional Home Inspector to perform a Seller Home Inspection and provide you with a report. A buyer home inspection and a seller home inspection are identical in most states. There may be variances in what inspectors find or report, but by hiring a Professional Home Inspector as the home seller, you gain tremendous advantages.

By hiring a professional home inspector as a home seller, you will know ahead of time what many of the items are that the buyers home inspector may report. Sellers can use their home inspection report to communicate to contractors the nature of the defect(s) to obtain estimates for repair or to arrange for repairs or replacements before a potential buyer finds these items. The advantage is that buy knowing, you can make needed repairs or upgrades as well as improve any safety issues before your sale is complicated and your potential buyer backs out of the contract. A Seller Home Inspection will virtually eliminate all the hassles and blown deals caused by traditional buyer inspections. A Seller Home Inspection gives the leverage back to the seller (and their Realtor) and gives the home seller tremendous marketing advantages.

A home buyer does not want to have to do to many repairs when they move in. When moving, the home buyer has many other things to deal with. Preparing Your Home To Sell is a smart decision and will make the sellers home more appealing and when listed as "Move In Certified", will gain even more in marketing advantages.

There are thousands of possible deal breakers when selling your home. Some are minor and others may be major. Either way, you should know if before your buyer does. You decide which home inspection report items you want to fix, which ones you want to disclose in a real estate disclosure statement and which ones you feel are unimportant. The more you know about and fix ahead of time, the fewer complications you can expect with the sale of your home. To get you started in Preparing Your Home To Sell, here are a few minor repairs and home improvement items that can make a huge difference:

• Make sure electrical panels, water heaters, crawl spaces and attics are accessible
• There should be a solid surface walk way to attic stored appliances such as HVAC
• There should be smoke detectors installed in all bedrooms and adjacent hallways.
• Electrical receptacles and light switches should all have covers in good condition
• Ceiling fans and ceiling lights should be working
• Install anti-siphon devices on all exterior water spigots ($8 at Lowes or Home Depot)
• Trim trees and shrubbery so as not to be in contact with the house exterior or roof covering
• Remove excess soil around the foundation walls. The inspector should be able to see 4-6" of the top of the foundation wall
• Repair interior drywall cracks in walls and ceilings
• Replace cracked or broken floor tiles
• Replace broken window glass
• Repair or replace broken window locks
• Have the HVAC serviced to insure it heats and cools propery
• Test garage door safety devices to make sure they operate
• Be sure there is an anti-tip device installed on all free standing ovens and ranges
• By today's standards, all kitchen countertop and bathroom electrical receptacles should be GFCI protected
• Make sure that sinks drain quickly and do not appear to drain slowly. Be sure sinks are not leaking inside cabinets
• Check and be sure that the dishwasher is physically attached to the cabinets or countertop
• All bathtub and bathroom drain stoppers should be working
• Dead bolt locks should have a thumb latch on the interior side of the lock (fire safety)
• Repair any drywall damage in the garage/living area walls
• Replace damaged insulation on HVAC cooling lines

Many home owners can do these simple tasks or hire a handy man to take care of them. These are just a few of the possible 1000s of items a Professional Home Inspector will report. Believe me, all the little things add up and can cause a potential buyer to see a home as poorly maintained. And, these are simple, inexpensive things you can do to Prepare Your Home To Sell.

A Sellers Home Inspection is a small cost for so much information and so many advantages. Whether you are a home buyer or a home seller, the home inspector you choose is working for you, with your best interests in mind. That is certainly true for Selman Home Inspection.

Buying A Home From The Home Inspectors Perspective, Condos & Townhouses

Part 6 - Buying A Condo Or Townhouse From A Home Inspectors Perspective

If you dislike doing yard work and other outside chores, then a condo or Townhouse may be right for you. Condos and townhouses are also normally associated with inner city living for those who enjoy the benefits of being in the middle of it all. With little or no yard work and convenient to shopping, dining, schools and work, they may be a good fit for your lifestyle.

Keep in mind that condos and townhouses have many of the same attributes as most homes and should be professionally inspected when they are bought or sold. As a buyer, you will still want to know the condition of everything from the foundation to the shingles. And, the condition of these items on the units that attach to yours.

Condos and Townhouses normally have adjoining or continuous foundations and roofing structures much like an apartment. The unit you are considering should still be inspected for these elements as well as the traditional items included in today's home inspections. Attics and fire rated blockage should be checked as well as the condition of the roof coverings down to the slab. So, yes, you will want to hire a Professional Home Inspector who is experience in inspecting these kinds of properties. 

If your condo or townhouse is a two story, you will also want to fully understand the condition of stairways and balconies. Are the balusters property spaced? Are the hand rails properly mounted? Are balconies safety cantilevered into the building structure? How well has the condo or townhouse you are considering been maintained and kept up with today's Texas Standards of Practice? A certified, licensed Professional Home Inspector is trained to know and report these conditions to you.

In an apartment, the building owner is responsible for repairs, maintenance and upgrades. When you buy a condo or townhouse, you are the owner and are responsible for the home just like any other structure. And sometime, there are HOAs (Home Owner Associations) which govern everything from the pets you can have to what kinds of vehicles you can park in your driveway.

Is a condo or townhouse right for you and your family? Maybe so, but, what ever type of housing you choose, please, for your own well being, don't neglect the importance of a home inspection.

Buying A Home From The Home Inspectors Perspective, Manufactured Homes

Part 5 - Buying A Manufactured Home, From A Home Inspectors Perspective

In my experience as a North Texas Professional Home Inspector, I have seen some very nice manufactured homes that were well maintained and in great condition. But just like "stick built" houses, I have also seen many that are in desparate need of some TLC.

Yes. Manufactured homes should have a Professional Home Inspector provide a complete report. And like other homes, WDI reports (wood destroying insects) and septic system inspections are also prudent. In addition, it is now mandatory in Texas that any time a manufactured home is bought, sold or moved, that it receive a Foundation Certification from a licensed engineer. The state requires it and all reputable lenders require it. It is important to note not only because it is smart and a requirement, but because it is a cost consideration in buying a manufactured home.

As I said, a home inspection, WDI report and a septic system report are just as important when considering a manufactured home as any other type of housing. And on top of it, you will need the engineers foundation certification as well which can cost as must as $700.

Selman Home Inspection is a certified field agent for several leading engineering firms and provides the required foundation inspection. The manufactured home foundation report which includes photos is sent to the engineering firm for analysis. 

In general, the field agent or inspector takes photos of the foundation including the footers, blocks, beams and tie downs. The inspectors report of the foundation along with the photos are sent to the engineering firm. If the foundation is satisfactory, the engineering firm issues a "Foundation Certification" which is provided to the lender and sometimes, the insurance company.

Because of the nature of the way manufactured homes are installed at their location, lenders and inspectors believe that it is important to insure that the structure is sound, level, properly supported and, properly tied down so as not to be damaged by severe weather. Sometimes the purpose of a manufactured home is the ability to move it from one location to another. Because unlike other housing, a manufactured home is sometimes moved, it is another reason that lenders and insurers want to "certify" the foundation and tie down system of manufactured housing.

So, if you are considering the purchase of a manufactured home, you will want to understand that at least in Texas, it will require a foundation inspection not normally required of other structures. And, there are other considerations:

• Plumbing is often APEX or PVC
• There is no attic space
• The crawl space should be well protected from entry but well ventilated.
• Replacement doors and windows are often not the same size as those in other structure and must be special ordered.
• The HVAC duct work is normally in the crawl space.

Buying A Home From The Home Inspectors Perspective, Rural Homes

Part 4 - Buying A Rural Home, From The Home Inspectors Perspective

I love living in my rural home. There is plenty of space to raise cattle, horses, chickens ( which my wife loves ), a garden and kids. My nearest neighbor is a quarter mile away. The nearest town is 5 miles away. The main city areas that I serve as a Professional Home Inspector are only about 30-40 miles away which is well within driving distance. But, a house in the country or rural suburbs is still a house. It will still require maintenance, updates and care. And, it may have a few items that a home in the city may not have.

One of the biggest things to understand is that a rural home will most likely have some type of a septic system instead of being on a city sewage system. When buying a rural property, it is important to have the septic system inspected by a certified, licensed Septic System Inspector. Most lenders now require that the septic system be inspected. And, there are few certified, licensed septic system inspectors in North Texas. When hiring a Professional Home Inspection firm to inspect your rural property, try to find one like Selman Home Inspection Company which is certified and licensed to inspect all of the items in your rural property.

Rural properties often also have outbuilding such as barns, sheds and workshops. These outbuildings should also be inspected to insure that you as a prospective buyer understand their construction, use and repair needs. Many outbuilding have plumbing and electrical wiring which should be thoroughly inspected to identify any safetyt hazards or needed repairs. Remember too that these outbuildings, like the house itself will also require routine maintenance.

Ever build or repair a fence? Most rural properties have fencing styles that are unlike those in town. Rural fences like barbed wire, steel pipe, cattle panels or no-climb horse fence will require maintenance and care, almost every year. So when buying a rural property, keep in mind that you may also need to "ride fence" just like the cowboys of days gone by.

Another consideration when buying a rural home is drive time and the fuel costs to get anywhere else. With the price of fuel these days, driving to and from town can add up. Two trips per day to town to pick up and drop of school age kids takes time and fuel costs. Trips to the grocery store, hardware store, feed store, and everywhere else you need to go to get the things you need will take a little longer and cost a little more.

So, if you are thinking that you want to live in a rural home, great! As I said before, my family and I love it and would not change a thing ( except the price of fuel ). But, as your friendly neighborhood Professional Home Inspector, I thought you may want to give some thought to a few of the things that are different from living in the city.

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