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Buying A Home From The Home Inspectors Perspective, Older Homes

David Selman (Selman Home Inspections) — Fri, 03 Sep 2010 16:50:00 -0400

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.

The list goes on and on. The point is, that these are relatively inexpensive upgrades and, in the opinion of this inspector, although reported in a Professional Home Inspection Report, are not good reasons to back out of a contract nor should they stop you from considering the purchase of an older home. The older home may be in the right location, well maintained and, just right for you and your family.

Remember, the purpose of a Home Inspection is to identify deficiencies in a home when compared to "perfect" conditions and today's Texas Standards of Practice. Just think, even if you purchase a new construction home, in a few years time, the standards will have evolved again making your new home, imperfect just like all the others.

When considering the difference between new construction, older homes and other forms of housing, remember that no home is perfect. And, when buying a home, there is much more to consider besides just the age.

David Selman
Advanced Professional Inspector
TAREI Board of Directors Member
Lic.# 10299
Phone: 469-371-3228
Email: david@SelmanHomeInspections.com

"Accurate Investment Protection You Can Trust"

Websites:

Selman Home Inspection Home Inspection of Dallas Ellis County Home Inspection

Waxahachie Home Inspection Ennis Home Inspection Collin County Home Inspection

Frisco Home Inspection

Buying A Foreclosure Home, From The Home Inspectors Perspective

David Selman (Selman Home Inspections) — Thu, 02 Sep 2010 18:11:25 -0400

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.

Because of the possible condition of a foreclosed home, a home buyer should consider the costs associated with returning the property to a good condition. While a foreclosed home may come at a discounted price, the cost of repairs may make up the difference for any potential savings in purchase price.

A Professional Home Inspection, particularly from an inspector who's report comes with a "Report Summary", will prove its worth the inspection cost when considering the purchase of a foreclosed home. Most inspectors charge a base fee for a home inspection regardless of the type of sale or condition of the property. Reputable, certified, licensed home inspections should cost between $275 and up depending on the square footage of the structure.

If you are considering buying a foreclosed home, be sure to hire a Professional Home Inspector to provide you with a report of the property condition. The property condition and anticipated repair costs should help you decide if buying a foreclosure is right for you.

Also, if you are considering the purchase of a foreclosed home, be certain you can afford the needed repairs and upgrades as well as the current estimated home maintenance and the monthly mortgage payment. The ongoing costs of home maintenance coupled with repair needs and the mortgage payment should be considered.

David Selman
Advanced Professional Inspector
TAREI Board of Directors Member
Lic.# 10299
Phone: 469-371-3228
Email: david@SelmanHomeInspections.com

"Accurate Investment Protection You Can Trust"

Websites:

Selman Home Inspection Home Inspection of Dallas Ellis County Home Inspection

Waxahachie Home Inspection Ennis Home Inspection Collin County Home Inspection

Frisco Home Inspection

Buying A Newly Constructed Home, From The Home Inspectors Perspective

David Selman (Selman Home Inspections) — Thu, 02 Sep 2010 17:09:11 -0400

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

You see, these just a few of the common items that should be corrected and, they are found in new construction, foreclosures and older homes alike. A Professional Home Inspection can document even the smallest defect, and sometimes, those that are related to the safety of your family.

So, does a newly constructed home need a home inspection? You bet it does. Granted, there will typically be fewer defects but, a home inspection is the surest way to document as many defects as possible and, make a newly constructed home all it can be. A Professional Home Inspector is qualified and trained to look for and document defects. Prospective home buyers are often excited about the home and buy based on emotions and other factors. Home inspectors are (or should be) impartial and, are working to protect you, the buyer.

If you decide to purchase a newly constructed home, do some research on the builder. Understand from others who have bought homes from that builder what they like, dislike and what the builder could have done better.

Buying a newly constructed home should be a great experience. But doing your homework and hiring a Professional Home Inspector will prevent much of what causes buyers remorse. In addition, Selman Home Inspection offers these valuable tools to help you evaluate your new construction home purchase:

Recall Notices

Environmental Data Resources

Next from Selman Home Inspections, Part 2 - Buying A Foreclosure From The Home Inspectors Perspective

David Selman
Advanced Professional Inspector
TAREI Board of Directors Member
Lic.# 10299
Phone: 469-371-3228
Email: david@SelmanHomeInspections.com

"Accurate Investment Protection You Can Trust"

Websites:

Selman Home Inspection Home Inspection of Dallas Ellis County Home Inspection

Waxahachie Home Inspection Ennis Home Inspection Collin County Home Inspection

Frisco Home Inspection

Buying A Home From The Home Inspectors Perspective

David Selman (Selman Home Inspections) — Thu, 02 Sep 2010 15:32:19 -0400

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:

Why do I want to buy a home
Where do I want to live
What can I afford
What financing do I qualify for
Should I buy a newly constructed home
Should I buy a foreclosed home
Should I buy an older home
Can I afford to maintenance on a home
Do I want a house or a condo
How do I choose a Realtor
What about a home inspection
Can I get a home warranty
Suburbs, inner city or rural
What can I get for my money
How do I sell my current home

While I can not answer all of these real estate questions for you, as a Professional North Texas Home Inspector, I can shed some light on what to expect when considering various kinds of properties such as new construction, foreclosures, older homes and rural properties.

Over the next few days, I will be writing a short series of home inspection blog posts about the differences in buying a newly built home, buying a foreclosure, buying an older home and buying rural properties from the home inspectors point of view. I hope you will stick with me, read each post and, offer your opinions and comments about each of these kinds of real estate. And, I hope that these posts will help you make an informed decision as to what home is the right home for you and your family.

David Selman
Advanced Professional Inspector
TAREI Board of Directors Member
Lic.# 10299
Phone: 469-371-3228
Email: david@SelmanHomeInspections.com

"Accurate Investment Protection You Can Trust"

Websites:

Selman Home Inspection Home Inspection of Dallas Ellis County Home Inspection

Waxahachie Home Inspection Ennis Home Inspection Collin County Home Inspection

Frisco Home Inspection

Realtor Top Criticisms of Home Inspection Companies - Part 1

David Selman (Selman Home Inspections) — Fri, 12 Mar 2010 15:20:29 -0500

Realtor Top Criticisms of Home Inspection Companies - Part 1

As a North Texas Home Inspection Company, I am always working to improve how my company performs home inspections and building relationships with Realtors and clients through education about home inspections. And, I believe that eliminating (or at least minimizing) the top criticisms Realtors and clients have of home inspectors is good for my industry, the real estate industry, good marketing and valuable for educating Realtors about the nature of home inspections. In this multi-part blog post, I will be listing the top criticisms many home inspectors hear from Realtors and their clients and discussing how my North Texas home inspection company overcomes these criticisms.

#1.) Embellishment of Home Inspection Findings

While I have not had this problem reported as a criticism of my home inspection reports, I have heard it about other home inspectors from agents and clients who have had inspections from other companies. Based on my reading of a few other home inspectors reports, embellishment of deficiencies in home inspections come from two or three kinds of inspections. First, there are new home inspectors who lack experience in report writing and will dwell on simple deficiencies far to long, sometime just trying to show what they know. Second, there are home inspection reports on properties in very, very good condition where the inspector could find very little to report. In these cases, the inspector would sometimes make simple, minor deficiencies sound like the house was going to fall down if it is not corrected. Third, there are the home inspectors that Realtors refer to as "alarmists". These inspectors tend to expound and exaggerate the reported problem (deficiency) to the point that the home inspection report scares or "alarms" the client and, sometimes, causes the client to back out of the deal.

The solution in my opinion is to simply and accurately state what the deficiency is according the the Standards of Practice and whether or not it is a safety hazard. Then tell ( in writing ) what field of home improvement specialist the inspector would recommend to evaluate and repair the problem. For the most important items, I will often also quote the SOP (Standards of Practice) to describe the problem. Rarely if every, do my inspections quote "building codes".

In my view, it is important that home inspectors report problems effectively but in a non-alarmist manner. Almost every common problem a home inspector can report has a viable solution. Every minor crack in the drywall is not evidence of a serious structural or foundation problem and should not be embellished. Good home inspectors know the difference between the severities of defects they find. Even when a serious defect is reported, it should be reported concisely, to the point and in simple to understand terms for both the Realtor and the client.

In Part 2 of "Realtor Top Criticisms of Home Inspection Companies, I will be writing about the dreaded subject of "Home Inspection Fees". Until next time, God Bless.

David Selman
Advanced Professional Inspector
TAREI Board of Directors Member
Lic.# 10299
Phone: 469-371-3228
Email: david@SelmanHomeInspections.com

"Accurate Investment Protection You Can Trust"

Websites:

Selman Home Inspection Home Inspection of Dallas Ellis County Home Inspection

Waxahachie Home Inspection Ennis Home Inspection Collin County Home Inspection

Frisco Home Inspection

Realtor Top Criticisms of Home Inspection Companies – Part 2

David Selman (Selman Home Inspections) — Mon, 15 Mar 2010 12:29:15 -0400

Realtor Top Criticisms of Home Inspection Companies – Part 2

Professional Realtors advise prospective homeowners to have a thorough home inspection done by a professional home inspector before purchasing property. Quality home inspections protect buyers from incurring costs after their property purchase. And, quality home inspections for sellers are sure to help sell a property faster and, for more money.

Exceptional service does not have to come at an extravagant price. But, shopping for the lowest price will usually buy the lowest quality. Just like Realtors, an experienced, quality professional home inspector and the report they provide are worth the home inspection fee. So, why is it that one of the most common criticisms of home inspection companies is the fee?

#2.) The Home Inspection Fee

What do experienced, quality Realtors charge? 6% or more of the property sale price? 6% of $150,000 is $9,000. That is a significant amount to add to a buyers mortgage. Then a portion of that goes to the Realtors brokerage. Do prospective home buyers or sellers shop for a real estate agent with the lowest commission fee? Sometimes. But not if they are smart. So why shop for the cheap home inspection?

The old adage , "You Get What You Pay For" is just as true for Realtors and Home Inspectors as it is for any other purchase or investment. Are there real estate agencies that cost less and charge smaller commissions? Yes. The "Help You Sell" type agencies for example charge only 4.5% or even less. Are the Realtors and Professional Home Inspectors worth their money? As a Realtor, are you worth what you charge? Your answer is "Of course I am". My response: "I believe you". And, I am also worth what I charge for a quality home inspection. Not all home inspectors or the reports they produce are the same. Home Inspectors who are worth their fee offer many advantages that set them apart from the cheap inspections.

As a Professional Home Inspector, I am not an alarmist or a "deal killer" type of inspector. The inspector you refer shouldn't be either. A quality home inspector does not provide "soft" inspection reports but at the same time understands that most any defect in a property can be fixed. A Professional Home Inspector knows how to keep the little things in perspective. As a Professional Home Inspector, I also back my inspections with a 100 Day Limited Warranty to resolve any "after the sale" problem calls.

Professional Home Inspectors like Selman Home Inspection are well trained, certified, licensed by their state and carry E & O insurance, vehicle insurance and liability insurance. All considerable overhead business costs. Quality home inspectors are confident in evaluating 1000's of individual items in the most important systems of a home including foundation, electrical, plumbing, structural, HVAC and roofing and reporting any defect in these systems in a non-alarmist manner. Quality home inspection reports are easy to read, easy to understand, provide positive solutions and digital photos for clarity.

Every home inspection is different in the condition of the property, the age of the property, the quality of the original construction and the quality of any repairs or upgrades that have been made. I have never completed an inspection in less than 4 hours. Some have taken as long as 8 hours. Doing a complete and thorough home inspection is hard work and requires tremendous knowledge.

I am a Professional Home Inspector and, I am worth my fee. If the inspector you are using makes you criticize their fee, find another one. Like real estate agents, there are lots of home inspectors. As a quality home inspection company, it is my job and my business to provide a complete evaluation of a property, and, to reinforce the buying or selling decision. Remember, "You get what you pay for".

In part 3 of this series, we will discuss "Put it back like you found it". Until next time....

Selman Home Inspection Company
Serving All Of North Texas
www.selmanhomeinspections.com
“Accurate Investment Protection You Can Trust”

David Selman
Advanced Professional Inspector
TAREI Board of Directors Member
Lic.# 10299
Phone: 469-371-3228
Email: david@SelmanHomeInspections.com

"Accurate Investment Protection You Can Trust"

Websites:

Selman Home Inspection Home Inspection of Dallas Ellis County Home Inspection

Waxahachie Home Inspection Ennis Home Inspection Collin County Home Inspection

Frisco Home Inspection

Arc Fault Circuit Interrupters

David Selman (Selman Home Inspections) — Tue, 16 Mar 2010 12:02:24 -0400

Arc Fault Circuit Interrupters

Arc Fault Circuit Interrupters (AFCIs) are special types of electrical outlets and circuit breakers designed to detect and respond to potentially dangerous electrical arcs in home branch wiring. Professional Home Inspectors look for these in homes today.

How do Arc Fault Circuit Interrupters work?

AFCIs function by monitoring the electrical waveform and promptly opening (interrupting) the circuit they serve if they detect changes in the wave pattern that are characteristic of a dangerous arc. They also must be capable of distinguishing safe, normal arcs, such as those created when a switch is turned on or a plug is pulled from a receptacle, from arcs that can cause fires. An AFCI can detect, recognize, and respond to very small changes in wave pattern.

What is an arc?

When an electric current crosses an air gap from an energized component to a grounded component, it produces a glowing plasma discharge known as an arc. For example, a bolt of lightening is a very large, powerful arc that crosses an atmospheric gap from an electrically charged cloud to the ground or another cloud. Just as lightning can cause fires, arcs produced by domestic wiring are capable of producing high levels of heat that can ignite their surroundings and lead to structure fires. According to statistics from the National Fire Protection Agency for the year 2005, electrical fires damaged approximately 20,900 homes, killed 500 people, and cost $862 million in property damage. Although short-circuits and overloads account for many of these fires, arcs are responsible for the majority and are undetectable by traditional (non-AFCI) circuit breakers.

Where are arcs likely to form?

Arcs can form where wires are improperly installed or when insulation becomes damaged. In older homes, wire insulation tends to crystallize as it ages, becoming brittle and prone to cracking and chipping. Damaged insulation exposes the current-carrying wire to its surroundings, increasing the chances that an arc may occur. Situations in which arcs may be created:

electrical cords damaged by vacuum cleaners or trapped beneath furniture or doors.
damage to wire insulation from nails or screws driven through walls.
appliance cords damaged by heat, natural aging, kinking, impact or over-extension.
spillage of liquid.
loose connections in outlets, switches and light fixtures.

Where are AFCIs required?

Locations in which AFCIs are required depend on the building codes adopted by their jurisdiction. Home Inspectors are responsible for knowing what building codes are used in the areas in which they inspect. The 2006 International Residential Code (IRC) requires that AFCIs be installed within bedrooms in the following manner:

E3802.12 Arc-Fault Protection of Bedroom Outlets. All branch circuits that supply120-volt, single-phase, 15- and 20-amp outlets installed in bedrooms shall be protected by a combination-type or branch/feeder-type arc-fault circuit interrupter installed to provide protection of the entire branch circuit.

Exception: The location of the arc-fault circuit interrupter shall be permitted to be at other than the origination of the branch circuit, provided that:

The arc-fault circuit interrupter is installed within 6 feet of the branch circuit overcurrent device as measured along the branch circuit conductors, and The circuit conductors between the branch circuit overcurrent device and the arc-fault circuit interrupter are installed in a metal raceway or a cable with metallic sheath.

The National Electrical Code (NEC) offers the following guidelines concerning AFCI placement within bedrooms:

Dwelling Units. All 120-volt, single phase, 15- and 20-ampere branch circuits supplying outlets installed in dwelling unit in family rooms, dining rooms, living rooms, parlors, libraries, dens, sun rooms, recreation rooms, closets, hallways, or similar rooms or areas shall be protected by a listed arc-fault circuit interrupter, combination-type installed to provide protection of the branch circuit.

Home inspectors should refrain from quoting exact code in their reports. A plaintiff's attorney might suggest that code quotation means that the inspector was performing a code inspection and is therefore responsible for identifying all code violations in the home. Some jurisdictions do not yet require their implementation in locations where they can be helpful.

What types of AFCIs are available?

The four most common types of AFCIs are as follows:

Branch/feeder—installed at the main electrical panel or sub-panel.
circuit—installed in a branch-circuit outlet.
Combination—complies with the requirements of both the branch/feeder and the outlet circuit AFCIs.
Cord—a plug-in device connected to the receptacle outlet.

Nuisance Tripping

An AFCI might activate in situations that are not dangerous and create needless power shortages. This can be particularly annoying when an AFCI stalls power to a freezer or refrigerator, allowing its contents to spoil. There are a few procedures an electrical contractor can perform in order to reduce potential “nuisance tripping," such as:

Check that the load power wire, panel neutral wire and load neutral wire are properly connected.
Check wiring to ensure that there are no shared neutral connections.
Check the junction box and fixture connections to ensure that the neutral conductor contacts a grounded conductor.

Arc Faults vs. Ground Faults

It is important to distinguish AFCI devices from Ground Fault Circuit Interrupter (GFCI) devices. GFCIs detect ground faults, which occur when current leaks from a hot (ungrounded) conductor to a grounded object as a result of a short-circuit. This situation can be hazardous when a person unintentionally becomes the current’s path to the ground. GFCIs function by constantly monitoring the current flow between hot and neutral (grounding) conductors, and activate when they sense a difference of 5 milliamps or more. Thus, GFCIs are intended to prevent personal injury due to electric shock, while AFCIs prevent personal injury and property damage due to structure fires.

In summary, AFCIs are designed to detect small arcs of electricity before they have a chance to lead to a structure fire.

David Selman
Advanced Professional Inspector
TAREI Board of Directors Member
Lic.# 10299
Phone: 469-371-3228
Email: david@SelmanHomeInspections.com

"Accurate Investment Protection You Can Trust"

Websites:

Selman Home Inspection Home Inspection of Dallas Ellis County Home Inspection

Waxahachie Home Inspection Ennis Home Inspection Collin County Home Inspection

Frisco Home Inspection

Realtor Top Criticisms of Home Inspection Companies – Part 3

David Selman (Selman Home Inspections) — Thu, 18 Mar 2010 12:28:52 -0400

Realtor Top Criticisms of Home Inspection Companies – Part 3

#3.) Inspectors Don’t Put Things Back The Way They Found Them

There is a very simple fix for the third top criticism Realtors have of home inspectors. Leave it like you found it. If it was closed, close it when you are done. If it was locked, lock it when you leave. If it was on, leave it on when you leave. You get the idea.

When I was a boy scout leader, we had a motto, “Leave No Trace”. When we went camping, is was our belief that after we left, there should be no trace, no sign that we had ever been there. As a professional home inspector, I continue to keep this value and believe that all inspectors should as well. Except for perhaps a business card left on the kitchen counter, I work hard to make sure that everything is left the way I found it, including the HVAC thermostat.

As home inspectors, we inspect all kinds of homes. Some are vacant and many still have current owners living in them. When we disturb things in someones home, we should put them back the way we found them. Having a stranger go through your home and leave things out of place can leave a feeling of violation that “someone has been in my house”. Not a comfortable feeling for anyone.

Personally, I live on a small farm and have also enjoyed hunting and fishing on the properties of many others. There is always one important rule. If the gate is open, leave it open. If the gate is closed, leave it closed. Although the homes we inspect are not likely to let out any livestock, we may be guilty of letting someone’s dog or cat out. More to the point, it is important for professional home inspectors to leave people homes exactly as they were before we performed our inspection.

So, it is simple. Home Inspectors should “Leave No Trace”. Proof that an inspector was there should only be evident by the home inspection report and perhaps a business card left behind. This is an easy criticism of home inspectors that should be easy to overcome.

Remember, be professional and “Leave No Trace”.

David Selman
Advanced Professional Inspector
TAREI Board of Directors Member
Lic.# 10299
Phone: 469-371-3228
Email: david@SelmanHomeInspections.com

"Accurate Investment Protection You Can Trust"

Websites:

Selman Home Inspection Home Inspection of Dallas Ellis County Home Inspection

Waxahachie Home Inspection Ennis Home Inspection Collin County Home Inspection

Frisco Home Inspection

Home Inspector Similarities To Realtors

David Selman (Selman Home Inspections) — Mon, 29 Mar 2010 17:41:15 -0400

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.

Selman Home Inspection Company
Serving All Of North Texas
www.HomeInspectionsofDallas.com
“Accurate Investment Protection You Can Trust”

David Selman
Advanced Professional Inspector
TAREI Board of Directors Member
Lic.# 10299
Phone: 469-371-3228
Email: david@SelmanHomeInspections.com

"Accurate Investment Protection You Can Trust"

Websites:

Selman Home Inspection Home Inspection of Dallas Ellis County Home Inspection

Waxahachie Home Inspection Ennis Home Inspection Collin County Home Inspection

Frisco Home Inspection

Misconceptions About Home Inspectors

David Selman (Selman Home Inspections) — Mon, 29 Mar 2010 17:58:08 -0400

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.

David Selman
Advanced Professional Inspector
TAREI Board of Directors Member
Lic.# 10299
Phone: 469-371-3228
Email: david@SelmanHomeInspections.com

"Accurate Investment Protection You Can Trust"

Websites:

Selman Home Inspection Home Inspection of Dallas Ellis County Home Inspection

Waxahachie Home Inspection Ennis Home Inspection Collin County Home Inspection

Frisco Home Inspection

Realtor Top Criticisms of Home Inspection Companies – Part 4

David Selman (Selman Home Inspections) — Mon, 19 Apr 2010 15:15:18 -0400

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.

David Selman
Advanced Professional Inspector
TAREI Board of Directors Member
Lic.# 10299
Phone: 469-371-3228
Email: david@SelmanHomeInspections.com

"Accurate Investment Protection You Can Trust"

Websites:

Selman Home Inspection Home Inspection of Dallas Ellis County Home Inspection

Waxahachie Home Inspection Ennis Home Inspection Collin County Home Inspection

Frisco Home Inspection

“Upon Further Inspection” – Texas Realtor Magazine Article

David Selman (Selman Home Inspections) — Sat, 15 May 2010 11:09:39 -0400

“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.

David Selman
Advanced Professional Inspector
TAREI Board of Directors Member
Lic.# 10299
Phone: 469-371-3228
Email: david@SelmanHomeInspections.com

"Accurate Investment Protection You Can Trust"

Websites:

Selman Home Inspection Home Inspection of Dallas Ellis County Home Inspection

Waxahachie Home Inspection Ennis Home Inspection Collin County Home Inspection

Frisco Home Inspection

Home Inspectors Should Not Be Involved In Negotiations

David Selman (Selman Home Inspections) — Mon, 12 Jul 2010 14:28:12 -0400

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.

David Selman
Advanced Professional Inspector
TAREI Board of Directors Member
Lic.# 10299
Phone: 469-371-3228
Email: david@SelmanHomeInspections.com

"Accurate Investment Protection You Can Trust"

Websites:

Selman Home Inspection Home Inspection of Dallas Ellis County Home Inspection

Waxahachie Home Inspection Ennis Home Inspection Collin County Home Inspection

Frisco Home Inspection

Does Your Home Inspector Use A Repeatable Process?

David Selman (Selman Home Inspections) — Mon, 12 Jul 2010 16:22:14 -0400

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.

David Selman
Advanced Professional Inspector
TAREI Board of Directors Member
Lic.# 10299
Phone: 469-371-3228
Email: david@SelmanHomeInspections.com

"Accurate Investment Protection You Can Trust"

Websites:

Selman Home Inspection Home Inspection of Dallas Ellis County Home Inspection

Waxahachie Home Inspection Ennis Home Inspection Collin County Home Inspection

Frisco Home Inspection

How Much Should A Home Inspection Cost?

David Selman (Selman Home Inspections) — Tue, 17 Nov 2009 13:59:57 -0500

How much does your home inspection cost? That is, oddly enough, often times the first question that a potential client will ask me, and in my opinion, among the least important. I am a professional home inspector in North Texas. My education and certifications were costly. I run a business like any other with continuous overhead costs including association dues, license fees, continuing education, INSURANCE, tools, software, fuel, website, advertising and time.

Performing a home inspection is a lot of work. Normally taking between 3-6 hours depending on the size of the home and the number of identifiable defects. Home inspectors crawl under houses, over houses, into attics and completely cover the condition of a home. We often go into dangerous places that the home owner will never venture into.

A thorough home inspection covers over 25 major areas and components and hundreds of individual items and components of a home. We are trained to do it. We are trained what to look for. We are trained how best to report it. We gain experience with every job. And, we provide knowledge for the safety of you and your family.

Good inspectors review the findings with clients and agents taking as much time as is needed. Our reports help sellers properly price their home and disclose defects they may not have been aware of. We assist buyers in understanding what they are getting for their investment.

If you are paying less than $250 for a basic inspection, you should be using a different inspector. An inspector who is charging less may not be professional, may be brand new or may not be truly qualified to discern deficiencies in the best interest of the real estate transaction. I believe in the old adage, you get what you pay for.

The majority of top professional home inspectors charge between $250 and $325 for homes up to approximately 2000 SF. A high percentage charge even more. Then a small amount per square foot is added to account for the additional labor and reporting time. In my research, this is a fair price range.

What is a home inspection worth? What is your real estate investment worth? What is the safety of your family worth? Can you identified the repair needs of hidden components? If I were buying or selling a home, a professional home inspection would be priceless.

So, what do you think a home inspection should cost?

David Selman
Advanced Professional Inspector
TAREI Board of Directors Member
Lic.# 10299
Phone: 469-371-3228
Email: david@SelmanHomeInspections.com

"Accurate Investment Protection You Can Trust"

Websites:

Selman Home Inspection Home Inspection of Dallas Ellis County Home Inspection

Waxahachie Home Inspection Ennis Home Inspection Collin County Home Inspection

Frisco Home Inspection