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What is a home inspection? Are you hanging 10 or afraid of the water?

David Selman (Selman Home Inspections) — Fri, 11 May 2012 08:04:48 -0700

I truly enjoyed this blog post about home inspections. As a home inspector in Texas, I see what this article is talking about every day. So many agents want a simple, "clean" report at most any cost including the expense of thier client. Where is the integrity in that? As a member of "Camp 2", my job is to educate the home buyer about the condition of the property they are interested in. If you are a home inspector or agent, poor reports or "soft reports" will bite you in the end....

Via Charles Buell, Seattle Home Inspector (Charles Buell Inspections.com):

You can ask 100 different inspectors and 100 different agents and get 200 different answers. Each will be just as confident that their answer is the correct one. Most are some version of: “a visual, non invasive, look at a home, including a written report, that is performed according to the Standards of Practice of a particular State or Association Standards of Practice.”

To me it doesn’t matter that there are so many different opinions as to what a home inspection is as it does that the buyer may not being taken care of as a result.

I think that consumer expectations and real estate agent expectations of Home Inspectors varies around the country as well. After we peel away all the rhetoric around which association is better, who is the best trained and who has the most stringent qualifications for entry into the field, we are left with quite polarized approaches to home inspections.

I find this polarization a little baffling in light of the fact that nearly everyone in the industry attests to the importance of having inspections done.

I frequently get into conversations with other inspectors over this dilemma. I inspect in a very large metropolitan area with a very large number of agents and inspectors. No matter what approach an inspector takes to providing service there will be agents and a buying public to support their business model. As we move into smaller markets, the tolerance for “different” approaches can be affected to the point that a good inspector might not even be able to work if their business model varies too much from what is “expected.” They become victims of a type of “old boy’s & girl’s network” that has rigidly defined a home inspection as “XYZ” and anything different from that is marginalized.

The Internet has greatly improved, or at least provides a way around, this rigid thinking. Inspectors that want to provide a different level of service to the buying public can now, through exposure on the internet by blogging, bring awareness to the buying public, and by-pass the normal referral process traditionally held in a stranglehold by real estate agents. In the end, whether agents are recommending these “different” inspectors or not they find themselves having to deal with them regardless----whether they are the buyer’s agent or the seller’s agent.

So let’s talk about these two camps of agents and inspectors. In my experience there do appear to be two more or less distinct camps.

CAMP #1: Inspections are to be quick, specific to the Standards of Practice, with reports as short as possible and discussing only defects.

CAMP #2: Inspections take whatever time they take, they meet and exceed the Standards of Practice, with reports that are long and full of all kinds of useful information about the house---not just defects.

Whether you are an agent, an inspector or a buyer, which approach do you want if you are buying a home for yourself. If you answer “CAMP #2” why would your business model to the buying public be something different?

I think part of the answer to that question lies in the presumption that too much information is a bad thing. It is the notion that if a nervous buyer is overwhelmed by too much information they may be scared away from the deal---thus making the “deal” more important than “taking care of the buyer.” So let’s for a moment assume that this is true---even though I do not think it is true or has to be true. Now another question must be answered. Who is to decide what information is not important to the buyer?

I, for one, would not presume to know my buyer that well. That leaves me with providing as much information as I can about the home based on the short time I am there. Additional information can be provided that is pertinent to any home of that age and type of construction that would be deemed necessary for the buyer to properly maintain or live in the structure.

I think that if the report is clear, well written, and accurately describes the concern, what the implications of the concern are, and then explains what should be done about it and by whom, most buyers are smart enough to wade through the information. If they are not, perhaps they are making the correct move by being scared away.

Of course equally important in all of this is the guidance that agents can provide to the process of wading through the information. A really good Summary of Significant Concerns is very important---and is the place for the significant safety issues and deal breaker type issues. An 80 page report with a 2 page summary is less intimidating to anyone than an 80 page report with no summary.

At the end of the day, “information” is the wave of the future. Whether you are an inspector or an agent, it is time to get on the surf board. Buyers are already surfing---and they are getting pretty good at it---their expectations are increasing.

Charles Buell, Real Estate Inspections in Seattle

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David Selman
Advanced Professional Inspector
Lic.# 10299
FHA/HUD # F537
Septic Cert #113423

Phone: 469-371-3228

Email: david@SelmanHomeInspections.com

"Accurate Investment Protection You Can Trust"

Websites:

Foundation Repairs - Finish The Job

David Selman (Selman Home Inspections) — Thu, 26 Apr 2012 18:58:32 -0700

Home Inspection Tips

Foundation Repairs - Finish The Job

As a Professional Home Inspector serving North Texas, I see foundation repairs on many homes I inspect. Some say that in North Texas, it is not a matter of if but when a home's foundation will need repair. Foundation repairs are very common in our area and good home inspectors know the signs of previous foundation repairs and those homes in need of foundation repair.

Foundation repairs should not be taken lightly but don't have to be a "deal killer" of a reason to run away from a home. In my opinion, foundation repairs should be followed by repairing of the cracked interior and exterior walls that lead to the foundation repairs in the first place. All to often as aTexas Home Inspector, I see foundations which have been repaired but the cracks in interior and exterior walls and other signs of foundation trouble have not been repaired.

If the evidence that lead to foundation repairs has not been repaired, a home inspector has no way of knowing of the foundation repairs are in fact performing as intended. Cracks in brick masonry and interior drywall cracks that remain after foundation repairs still appear as defects and possible foundation issues.

When foundation repairs have been made and, the signs that lead to the foundation repairs have been fixed, the home inspector is looking to identify any new evidence of movement or settlement. Providing a home inspector with any information about previous foundation repairs is important. Knowing when the foundation repairs where completed and knowing when the wall cracks where repaired goes a long way towards a better home inspection report.

In my inspection reports, I report foundation repairs in several ways. For example:

1. There is evidence of previous foundation repairs. There are cracks in the interior and exterior walls which prevent the inspector from identifying if the foundation repairs are performing as intended. Interior and exterior wall cracks should be repaired and monitored over time for evidence of new or additional movement.

2. There is evidence of previous foundation repairs. The interior and exterior wall cracks have been repaired and there is no new or additional evidence of movement or settlement. The inspector recommends that the interior and exterior walls be monitored over time for evidence of new or additional movement or settlement.

I think that most would agree that option two is a better option. It identifies that foundation repairs were made and that the evidence that lead to the repairs has been repaired.

In addition to the reporting items above, I also recommend in my home inspection reports that the buyer obtain as much information as possible about the extent of the foundation repairs and any information about a transferable warranty if any.

A transferable warranty on foundation repairs is important. It gives the prospective buyer comfort to know that if the foundation moves or settles, they are there to take care of the problem.

So what items should be repaired to "finish the job" you ask? Some of these include:

1. Cracks in exterior wall cladding

2. Cracks in interior wall and ceiling finishes

3. Separated frieze boards at exterior trim

4. Cracks and deflections in poured concrete

5. Gaps in attic framing members

6. Cracked/broken floor tiles

7. Gaps in other floor coverings

8. Wrinkled corner drywall tape

9. Doors that rub or stick

10. Windows that are difficult to open

In summary, when your home has foundation repairs, "finish the job" by repairing the wall cracks, concrete cracks and other evidence that lead to the repairs. And, use a foundation repair specialist who provides a transferable warranty. Providing documentation of the foundation repairs to your inspector and agent is also a good idea.

Foundation repairs don't have to kill a sale and shouldn't, if the job is well done, documented and "finished".

"Accurate Investment Protection You Can Trust"

David Selman
Advanced Professional Inspector
Lic.# 10299
FHA/HUD # F537
Septic Cert #113423

Phone: 469-371-3228

Email: david@SelmanHomeInspections.com

"Accurate Investment Protection You Can Trust"

Websites:

What a home inspection is, and is not

David Selman (Selman Home Inspections) — Wed, 11 Apr 2012 09:02:04 -0700

What A Home Inspection Is, And Is Not

In the home buying process, a professional Realtor will always recommend that you have the home inspected. Many agents refer their clients to outstanding, honest home inspectors who perform unbiased inspections. Other agents refer inspectors who provide "soft" reports that insure the property sale goes through no matter what the truth is about the property condition. Selman Home Inspection is trusted by buyers, sellers and their agents to provide "Accurate Inspection Reports You Can Trust".

What Is A Home Inspection

A home inspection is a complete, thorough, documented, unbiased test drive of a home you intend to buy or sell. When you hire a home inspector, the inspector should be working for the buyer or seller and not "for the agent".

Certified, licensed home inspectors perform home inspections by visually evaluating or comparing all of the components of a home to Today's Standards of Practice and local building codes. Selman Home inspection performs a complete, thorough, documented, unbiased home inspection using our specialized three pass process. We believe that a home inspection process covers thousands of individual items from the foundation to the shingles including:

Roof, vents, flashings and trim
Gutters and downspouts
Skylight, chimney and other roof penetrations
Decks, stoops, porches, walkways and railings
Eaves, soffit and fascia
Grading and drainage
Foundation and crawlspace
Water penetration and foundation movement
Heating systems
Cooling systems
Main water shut-off valves
Water heating system
Plumbing fixtures and faucets
Electrical service line and meter box
Main disconnect and service amperage
Electrical panels, breakers and fuses
Grounding and bonding
GFCIs and AFCIs
Fireplace and chimney
Insulation and ventilation
Garage doors, safety sensors and openers
Appliances
Safety items
And much more......

Keep in mind that no home is perfect, not even a brand new house. We are trained, certified, licensed home inspectors and evaluate each property against the Texas Standards of Practice and today's local building standards. We are not code enforcement and an inspection is not a pass or fail report. A home inspection should be an independent evaluation and is the inspectors experienced opinion of the property condition at the time of the report which simply identifies any deficiencies. 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.

A home inspection is a visual inspection of the property conditions at the time of the inspection. A home inspection is the opinion of the inspector based on observable conditions.

What A Home Inspection IS NOT

A home inspection is not a warranty. It is not a guarantee that there are no defects at all. And, a home inspection is not a guarantee that nothing will go wrong, fail or break once you move in or months or years down the road.

No one can possibly determine or foresee when an appliance will fail, when roof damage will occur, when plumbing will spring a leak or when HVAC will fail. Home inspectors are not fortune tellers and can not see the future. All homes are mechanical in nature and can have items fail at anytime.

Cosmetic issues are not the focus of a home inspection. However, most quality home inspectors will state in their report when it is their opinion that a defect is cosmetic.

Home inspectors for the most part do not disassemble items in a home to evaluate internal conditions. However, good inspectors will remove access panels on items such as water heaters, HVAC and main electric panels for evaluation.

Home inspectors are often referred to as "generalists". Inspectors are trained to identify and report visible defects in thousands of items in a home. As generalists, home inspectors are not the expert on most items and will often make report comments like "......should be further evaluated by a certified, licensed specialist." This is the clue for the buyer or seller to hire a specialist because the inspector has found suspicious conditions.

As a home owner, home maintenance and repairs are to be expected. No home is maintenance free and like your car, there will be mechanical issues from time to time. These issues are not the inspectors fault or something that they missed in most cases. It is just part of home ownership.

Conclusion

Yes. There will be things that break down in a home like any other product, at any time. But a home inspection from a certified, licensed professional will provide a buyer or seller with tremendous insight about the current condition of a home, how well it has been maintained and the inspectors opinion about the condition of major items in a homes structure. The home inspector you choose to evaluate your home should not only provide an unbiased opinion of the property condition, but should also educate you about items in a home you may not be familiar with.

At Selman Home Inspection, we are happy to have you tag along during the inspection. We are happy to answer your questions and educate you about your home and general home maintenance.

"Accurate Investment Protection You Can Trust"

David Selman
Advanced Professional Inspector
Lic.# 10299
FHA/HUD # F537
Septic Cert #113423

Phone: 469-371-3228

Email: david@SelmanHomeInspections.com

"Accurate Investment Protection You Can Trust"

Websites:

Seller Home Inspections Offer Tremendous Marketing Advantages

David Selman (Selman Home Inspections) — Tue, 08 Nov 2011 11:34:47 -0800

Seller Home Inspections Offer Tremendous Marketing Advantages

A Seller Home Inspection or "Move In Certified" inspection is the new trend in marketing advantages for sellers and professional real estate agents. A "Move In Certified" Seller Home Inspection will virtually eliminate all the hassles and blown deals caused by traditional buyer inspections. Home Inspection for sellers gives the leverage back to the homeowner (and their Realtor) and offers tremendous marketing advantages.

Real estate sales deals fall through simply because the seller did not get a professional Home Inspection to evaluate the condition of their house before putting it on the market. Eventually, potential buyers are going to hire an inspector to find Defects (Common Defects). The selling homeowner may as well know what an inspector is going to reveal and correct any possible issues in advance. The advantages of a "Move In Certified" North Texas Home Inspection are numerous. Consider the following:

Marketing advantage, including listing and yard signs as "Move In Certified".
Online 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.
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.

As you can clearly see, there are numerous benefits for a Seller Home Inspection. Home inspections no longer offer advantages to just buyers. Above are just a few reasons that a Seller Home Inspection is vital in today's market. As a Professional Home Inspector, I truly believe that both a buyer and Seller Home Inspection are extremely important to the real estate transaction process. If the inspector you are referring today does not perform a "Move In Certified" Seller Home Inspection, I recommend referring one who does. If you are a Realtor, you can provide additional value as a selling agent by recommending a "Move In Certified" Seller Home Inspection to your clients.

In today's economy, buyers have more homes to choose from than ever before making it a "buyer's market". Why should they stop and look at your house? What is different about your house and online listing from so many others? To catch buyers and Realtors attention, you need to make your house stand out from the rest. A Seller Home Inspection eliminates some natural fears of the buyer right away by letting them know that this home in generally good shape or better. When buyers look online for homes, they can pass over your listing fast. Just because you may think your house is in good shape does not separate it from the 1000's of others that you may be competing with for the buyers attention. A Seller Home Inspection can give you the marketing edge you need to sell your home for more, faster.

As a Realtor looking on behalf of your buyers for possible homes to show them, would you be attracted to a property that may sell easier because you know the home's condition has already been inspected? If the price is right, and your financing is in good shape, then the hardest part remaining is already done! Agents work on commission and often the inspection is a stumbling block. With an Seller Home Inspection, the buyer's Realtor can see that this home is more attractive, pre-inspected and is likely to close faster!

David Selman
Advanced Professional Inspector
Lic.# 10299
FHA/HUD # F537
Septic Cert #113423

Phone: 469-371-3228

Email: david@SelmanHomeInspections.com

"Accurate Investment Protection You Can Trust"

Websites:

Annual Home Maintenance Inspections

David Selman (Selman Home Inspections) — Wed, 29 Feb 2012 08:52:23 -0800

Annual Home Maintenance Inspections

In a home, very few things are maintenance free. While it is a bitter pill for most homeowners to swallow, the fact is that preventative maintenance, with all the time and money it consumes, is still far more cost effective than the crisis management approach of waiting until something breaks and then scrambling to have it repaired. Preventative maintenance can avoid repairs, extend the life expectancy of many components and in some cases, reduce energy consumption.

A systematic maintenance approach also allows one to monitor certain conditions and components. Regular roof inspections, for example, will give one enough advance warning to allow for several roofing quotes in order to make an educated and cost effective purchase of a new roof covering. If on the other hand, no maintenance is done, and the roof suddenly leaks, there is very little time to do comparative shopping. Under these circumstances, one is forced to go with the roofer who can do the job the fastest - not necessarily with the roofing materials of your choice or at the best possible price.

In addition to monitoring systems which wear out, structural monitoring can also be performed. It is not uncommon for people who have been living in a house for some time to suddenly realize that a door frame is out of square and the door does not close properly.

With regular maintenance, the cracks which occur in the wall surfaces adjacent to the door frame can be monitored. Knowing whether these cracks have appeared suddenly or have been increasing at a specific rate, is valuable information when diagnosing the problem and designing a repair.

Regular maintenance is not everybody's cup of tea. Hiring a handyman to perform maintenance inspections and minor repairs is not unwise. Better yet, hiring a professional home inspector to perform an annual home maintenance inspection is very wise.

Ideally, preventative maintenance inspections should be performed semi-annually in the spring and fall. However, some components require more or less frequent inspections. Records of any repair work performed should be noted in your home's maintenance file.

One last thought. There is probably not a homeowner alive who performs maintenance inspections to the degree that we suggest. So take all of this with a grain of salt. Suffice it to say, the more you do, the better.

For more safety and home maintenance tips, I encourage you to take advantage of our online Home Maintenance Guide.

David Selman
Advanced Professional Inspector
Lic.# 10299
FHA/HUD # F537
Septic Cert #113423

Phone: 469-371-3228

Email: david@SelmanHomeInspections.com

"Accurate Investment Protection You Can Trust"

Websites:

Home Maintenance Tip - Attic Installed Heating & Cooling Equipment

David Selman (Selman Home Inspections) — Wed, 22 Feb 2012 12:35:17 -0800

Home Maintenance Tip - Attic Installed Heating & Cooling Equipment

These days, it is very common for heating and cooling equipment to be installed in the attic space. Installing HVAC systems in the attic has advantages such as leaving more storage space in the living area closets.

There are several important maintenance items to keep in mind if your heating and cooling system is installed in your attic and, if your home is on the market and will be inspected:

There should be a 24 inch wide (minimum) solid passage walkway to the HVAC equipment.
There should be at least a 30x30 inch work platform at the equipment.
There should be a GFCI protected electrical receptacle close to the equipment.
All condensation drain lines should drain to an observable location.
There should be a "P" trap installed in the primary condensation drain line.
If it is gas heat, the flexible gas line should not pass through the heating equipment appliance wall.

Having a clear, wide path to attic installed heating and cooling equipment is important. This path will prevent someone from falling through the ceiling and a protected walkway prevents damage to other attic components such as vents, ducts and electrical conductors. A 30x30 work space provides adequate work space for HVAC technicians and for the home owner to change filters.

When the cooling equipment is installed in the attic space, there should be a condensation pan with a visible drain to the exterior of the home. And the primary condensation drain line should have a P trap and drain to the exterior of the home in a visible location. Rusted condensation pans are prone to leak and may cause damage to the ceilings in your home. The purpose of the condensation drain lines draining to a visible location outside the home is so that you know they are draining. If the drain is not visible and it stops up or the condensation drain is clogged, again, you will be facing costly ceiling or other interior damage.

It is also important that the condensation drain pan be clean. Attic insulation and other debris in the pan may clog the drain line and cause interior ceiling or other damage.

There are also water detectors and alarms that your HVAC specialist can install on your attic installed cooling equipment to provide advanced warning if there is a potential condensation water leak problem.

Solving condensation drain problems ahead of time can save you thousands of dollars.

If you have gas heat, it is important to periodically check two main things. First, be sure that the gas exhaust flue is properly vented to the exterior of the home to prevent carbon monoxide poisoning. Second, be sure that the flexible gas supply line does not enter the heating equipment cabinet. Only a steel gas supply line should pass through the heating appliance cabinet. Flexible gas lines in contact with the cabinet may rupture and create a gas leak. Below is a diagram of the correct gas supply pass through.

Fixing any of these defects in your heating and cooling system will prevent them from being listed in a home inspection report and more importantly, they protect your property and those you love.

For more safety and home maintenance tips, I encourage you to take advantage of our online Home Maintenance Guide.

David Selman
Advanced Professional Inspector
Lic.# 10299
FHA/HUD # F537
Septic Cert #113423

Phone: 469-371-3228

Email: david@SelmanHomeInspections.com

"Accurate Investment Protection You Can Trust"

Websites:

12 Priority Safety Tasks For Home Safety

David Selman (Selman Home Inspections) — Wed, 07 Mar 2012 13:19:35 -0800

Home Inspection Maintenance Tip - 12 Priority Safety Tasks For Home Safety

There are so many home maintenance and repair items that are important, it can be confusing trying to establish which are the most critical. To simplify things, we have compiled a short list of our favorites. These are by no means all-inclusive, nor do they replace any of the information in a Professional Home Inspection Report. They should, however, help you get started on the right foot with proper home maintenance. Remember, any items marked as priority or safety issues on your home inspection report need immediate attention.

12 PRIORITY SAFETY TASKS

Install smoke detectors as necessary. Today's standards recommend a smoke detector at each story, in each bedroom and the adjacent hallways.
If your home has ANY gas fired appliances, be sure that there is a carbon monoxide detector outside of the bedrooms and one at each story.
If there are windows within 24 inches of the floor, be sure to install safety devices to prevent children from the glass. If your home is a two story or more and has window within 24 inches of the floor, be sure to install child safety devices to prevent falls from the window.
Make any electrical improvements recommended in the home inspection report.
Remove any wood to soil contact to prevent wood rot and insect damage.
Change the locks on all doors. (Be sure that all exit doors can be opened from the interior without requiring a key to unlock.)
Remove or correct trip hazards such as broken or uneven walkways, patios and driveways. Loose or torn carpet or flooring should also be repaired promptly.
Correct unsafe stairways and landings. (Treads uneven, too narrow, sloped, loose; risers irregular or too high; landings missing, poorly lit or too small; railings missing, loose, too low, et cetera).
Have all chimneys inspected and serviced before operating.
Locate and mark the shut-offs for the heating, cooling, electrical and plumbing systems.
If there is a septic system, you will need a quarterly septic system inspection by a TECQ qualified specialist.
Prepare and practice a family home escape plan including a meeting location at the exterior of the home.

For more safety and home maintenance tips, I encourage you to take advantage of our free Home Maintenance Guide.

David Selman
Advanced Professional Inspector
Lic.# 10299
FHA/HUD # F537
Septic Cert #113423

Phone: 469-371-3228

Email: david@SelmanHomeInspections.com

"Accurate Investment Protection You Can Trust"

Websites:

Monthly, Spring, Fall, Annual Home Maintenance Checklist

David Selman (Selman Home Inspections) — Wed, 04 Apr 2012 07:38:22 -0700

Home Maintenance Tip

Monthly, Spring, Fall, Annual Checklist

The enjoyment and protection of your investment in a home is directly related to how well you maintain your home. Home maintenance is a homeowner's responsibility. Listed for you below are some of the items to consider as part of your regular home maintenance to achieve long term benefits, safety and lower repair costs from your investment in a home. If you need professional help, give us a call.

Monthly

Check that fire extinguisher(s) are fully charged. Re-charge or replace if necessary.
Examine heating/cooling air filters and replace or clean as necessary.
Inspect and clean humidifiers and electronic air cleaners.
Clean gutters and downspouts. Ensure that downspouts are secure, splash blocks or gutter extensions are in place and that the discharge of the downspouts is appropriate.
Carefully inspect the condition of bathtub and shower enclosures. Repair or replace deteriorated grout and caulk. Ensure that water is not escaping the enclosure.
Check below all plumbing fixtures for evidence of leakage.
Repair or replace leaking faucets or shower heads.
Secure loose toilets, or repair flush mechanisms that become troublesome.
If the home is equipped with an septic system (onsite waste disposal system), check all components for operation and check the drain field for odor and standing water. If a problem is discovered, contact a certified, licensed septic system specialist.

Spring and Fall

Examine the roof for evidence of damage to roof coverings, flashings and chimneys.
Look in the attic (if accessible) to ensure that roof vents are not obstructed. Check for evidence of leakage, condensation or vermin activity.
Trim back tree branches and shrubs to ensure that they are not in contact with the house.
Inspect the exterior walls and foundation for evidence of damage, cracking or movement. Watch for bird nests or other vermin or insect activity.
Survey the basement and/or crawl space walls for evidence of moisture seepage or insect penetration.
Look at overhead wires coming to the house. They should be secure and clear of trees or other obstructions. Hire a professional to trim tree limbs away from overhead electric lines.
Ensure that the grade of the land around the house encourages water to flow away from the foundation. The top 4"-6" of the foundation wall should be visible.
Inspect all driveways, walkways, decks, porches, and landscape components for evidence of deterioration, movement or safety hazards.
Clean windows and test their operation. Improve caulking and weather-stripping as necessary. Watch for evidence of rot in wood window frames. Paint and repair window sills and frames as necessary.
Test all ground fault circuit interrupter (GFCI) devices for operation.
Shut off isolating valves for exterior hose bibs in the fall, if below freezing temperatures are anticipated.
Test the Temperature and Pressure Relief (TPR) Valve on water heaters.
Inspect for evidence of wood boring insect activity. Eliminate any wood/soil contact around the perimeter of the home.
Test the overhead garage door opener, to ensure that the auto-reverse mechanism is responding properly. Clean and lubricate hinges, rollers and tracks on overhead doors.
Replace or clean exhaust hood filters.
Clean, inspect and/or service all appliances as per the manufacturer's recommendations.

Annually

Replace smoke detector batteries.
Have the heating, cooling and water heater systems cleaned and serviced.
Have chimneys inspected and cleaned. Ensure that rain caps and vermin screens are secured.
Examine the electrical panels, wiring and electrical components for evidence of overheating. Ensure that all components are secure.
If the house utilizes a well, check and service the pump and holding tank. Have the water quality tested. If the property has a septic system, have the tank inspected (and pumped as needed). Normally, septic systems should be pumped every 4-6 years.
If your home is in an area prone to wood destroying insects (termites, carpenter ants, etc.), have the home inspected by a licensed specialist. Preventative treatments may be recommended in some cases.

Professional Help

Most home inspection companies like Selman Home Inspection offer Annual Home Maintenance Inspections

also known as a home checkup inspections. Keeping your home in good condition is a smart thing to do. Our experienced home inspector will review your property each year to provide a complete home maintenance inspection report that will identify major concerns, safety concerns, repair needs and items which should be monitored over time.

"Accurate Investment Protection You Can Trust"

For more safety and home maintenance tips, I encourage you to take advantage of our free Home Maintenance Guide.

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About Us

As a Professional Home Inspector, I will communicate what is being inspected, what's being looked for, what's being done, what's being found and make suggestions about dealing with any findings. We ask for the opportunity to compete for your North Texas Home Inspection business. Given the opportunity, we will show you we are everything we say we are. We want our clients to know they made the right choice in the Home Inspector they choose to represent their investment and protect their family.

David Selman
Advanced Professional Inspector
Lic.# 10299
FHA/HUD # F537
Septic Cert #113423

Phone: 469-371-3228

Email: david@SelmanHomeInspections.com

"Accurate Investment Protection You Can Trust"

Websites:

Home Maintenance Tip - Window Glass (Home Safety)

David Selman (Selman Home Inspections) — Wed, 15 Feb 2012 17:06:21 -0800

Home Maintenance Tip - Window Glass (Home Safety)

Safety glass and window placement are sometimes overlooked by home builders (yes, even new homes), architects, DIY replacements and replacement window companies. There are important safety guidelines to consider concerning the windows in a house.

Did you know that there are window locations in most homes that require safety glass? There are. Safety glass is etched with a safety glass approval stamp in one of the corners of the glass pane. Safety glass or tempered window glass is important for your families safety. When safety glass or tempered window glass is broken, it will generally shatter into small, dull corner pieces causing less physical damage than normal glass.

Here are a few of the locations which require safety glass according to today's standards:

Any window glass in swinging, bi-fold or sliding glass doors.
Sidelite glass where the glass is withing 24 inches of the arch of a door.
Window glass within 24 inches of an entry door.
All window glass larger than 9 square feet.
All stairway landing window glass.
All glass enclosures for showers and bathtubs.
All window glass within 60 inches of a pool or spa.
All entry door glass greater than 3 inches.

In addition, today's standards also state that all windows within 18 inches of the floor and all second story windows within 18 inches of the floor are a safety hazard. Especially for children and toddlers who may be prone to fall out of open windows which are to close the the floor.

Keeping you and your family safe is just one of the reasons to hire a professional home inspector whether you are a buyer or a seller. Inspection of the windows is just one of thousands of items your inspector is looking for to help provide a safe place to live for you and those you love.

For more safety and home maintenance tips, I encourage you to take advantage of our online Home Maintenance Guide.

David Selman
Advanced Professional Inspector
Lic.# 10299
FHA/HUD # F537
Septic Cert #113423

Phone: 469-371-3228

Email: david@SelmanHomeInspections.com

"Accurate Investment Protection You Can Trust"

Websites:

Septic System Inspections

David Selman (Selman Home Inspections) — Fri, 03 Feb 2012 11:22:34 -0800

Septic System Inspections

Selman Home Inspection provides Septic System Inspection services in Dallas County, Ellis County, Collin County, Tarrant County and surrounding North Texas including all of the Dallas Fort Worth Metroplex with a home inspection. A Septic System Inspection is essential to good health, property value, aesthetics and the ecology. If a property has a septic system, lenders will require that it be inspected by a certified, licensed inspector and that a Septic System Inspection report be completed.

The purpose of a septic system is to dispose of the waste water in such a manner that the soils on the property can disperse it without causing an adverse effect on ground water and, in turn, on public health and the environment. The simple fact is that a neglected septic system or aerobic system will become blocked, it will have an obnoxious order, it will overflow and it will contaminate and pollute. When buying a home, a Septic System Inspection is highly recommended by trusted realtors, brokers and lenders. Selman Home Inspection is certified to perform Texas Septic System Inspections.

How Does A Septic System Work

A septic system receives, treats and disposes of unwanted wastewater and solids from a building’s plumbing system. Solids are partially broken down into sludge within a septic tank and are separated from effluent (water) and scum (fat, oil and grease). Effluent regularly exits the tank into a drain field where it is naturally filtered by bacteria and reentered into the groundwater. Scum and sludge must be pumped periodically and should never enter the drain field. Learn more from our Homeowners Guide To Septic Systems.

When Should A Septic System Be Inspected?

As soon as a house is put on the market. This enhances the home’s value and helps avoid any liability issues that might result from a malfunctioning septic system.
In the interest of a prospective buyer, insist that a Septic System Inspection be performed before purchasing a home.
A new inspection is needed if prior inspection documentation is not available or more than 6 months old.
Depending on your county, many are required to be inspected quarterly.

What Is A Septic System Inspector Looking For?

If available, we would like to find the date that the tank was last pumped. Ultimately, sludge level should determine whether a tank should be pumped, but knowledge of previous pumping dates can be a helpful reference.
Check the sludge level with a “sludgejudge” or a similar device. Sludge accumulates on the tank bottom and should not occupy more than 1/3 of the tank’s total volume or rise to the level of the baffles.
The septic tank and drain field should be far from water sources such as wells and streams.
We perform a calculation to determine if the system is large enough for the home and occupants that it serves. A four-bedroom home, for instance, typically requires a 1,200-gallon tank. The more occupants living in the home, the larger the tank that is required. Capacity in gallons can be calculated by tank dimensions. For rectangular tanks, length x width x depth in feet x 7.5 = capacity in gallons. For round tanks, 3.14 x radius squared x depth in feet x 7.5 = capacity in gallons.
We check for liquid waste that has made its way to the ground surface known as ponding. This condition is unsanitary and indicates that the system is overloaded. It is important to make sure that the tank is watertight so that wastewater does not contaminate groundwater, and groundwater does not flow into the tank and cause it to overfill.
If riser lids are present, they should be inspected for cracks and made sure they are secure.
Make sure that the baffles are firmly connected to the tank’s inlet and outlet pipes when accessible.
Check that drain lines appear to be receiving the same amount of wastewater.
Check for solids covering the baffle. This should be reported immediately, as it indicates overflow.
Check baffles for erosion from chemicals and water flow.
Check for evidence of previous overflows, repairs or potential system failures.
Check sewage levels which should be several inches below the baffle top. A lower level indicates leakage and a higher level indicates blockage.

Septic System Dangers

Septic systems are designed to handle dangerous household waste and can pose serious health hazards to homeowners and home inspectors. Septic system inspection, repairs and maintenance should be left to certified, licensed professionals. The following are a few important precautions:

A professional septic tank pumping service, not an inspector, should remove solid waste.
No one besides a licensed, equipped professional should enter a tank. Noxious fumes such as methane can cause rapid asphyxiation and death.
If a septic tank shows signs of weakness, tread with caution! Collapse can be fatal. Beware of tanks with rusting metal, homemade lids, or anything else that appears unstable.

In summary, a Septic System Inspection should be performed on an annual basis to ensure proper function. The septic tank is the most expensive household fixture and its lifespan will be shortened significantly if it is not properly maintained. Knowing the condition of the septic system in a home you intend to buy is important. Understanding the importance of a Texas Septic System Inspection as part of a home inspection is also important.

David Selman
Advanced Professional Inspector
Lic.# 10299
FHA/HUD # F537
Septic Cert #113423

Phone: 469-371-3228

Email: david@SelmanHomeInspections.com

"Accurate Investment Protection You Can Trust"

Websites:

Home Maintenance Tip SAFETY - SMOKE DETECTORS

David Selman (Selman Home Inspections) — Wed, 08 Feb 2012 10:23:20 -0800

Home Maintenance Tip - Smoke Detectors

It always surprises home inspectors that one of the primary safety items is often overlooked, smoke detectors. These warning devices could save your life or the life of a loved one.

According to Today's Texas Standards of Practice, smoke detectors should be installed near the ceiling in bedrooms and each adjacent hallway. There should also be one at each story of the home, one in the kitchen and one in the garage.

In newer homes, the smoke detectors are interconnected so that if one goes off, they all go off. Often in older homes, they are not interconnected and go off independently.

Every smoke detector on the market today also has a battery backup. It is important to keep fresh batteries in smoke detectors so that when the electric service fails, your home's smoke detectors are still on the job. Batteries should be replaced at least annually.

Smoke detectors have a test button so that they can be tested insuring they work and that the battery backup is in good shape.

Smoke detectors are not expensive and are easily installed by most homeowners by following the manufacturers instructions. Prices range from about $12 to $30.

Making sure that there is a smoke detector in each bedroom, adjacent hallway and at each story not only protects your family, but will also reduce the number of safety related defects listed in your home inspection report. The cleaner your home inspection report, the less negotiations and headaches there are during the home sales process.

For more safety and home maintenance tips, I encourage you to take advantage of our online Home Maintenance Guide.

David Selman
Advanced Professional Inspector
Lic.# 10299
FHA/HUD # F537
Septic Cert #113423

Phone: 469-371-3228

Email: david@SelmanHomeInspections.com

"Accurate Investment Protection You Can Trust"

Websites:

Home Maintenance Tip - Chimneys, Rain Gutters, Grading

David Selman (Selman Home Inspections) — Wed, 28 Mar 2012 08:46:09 -0700

Home Maintenance Tip - Chimneys, Rain Gutters, Grading

(Chimney & Fireplace)

Chimneys should be inspected for loose or deteriorated bricks or mortar. If covered with stucco or other siding, look for cracks, loose materials and peeling paint. Chimney caps should be inspected for loose or broken sections as should the protruding clay chimney liners. Chimney flashings should be inspected for leakage. Efflorescence (a white salt build-up on the chimney) indicates moisture within the chimney and further investigation is required. Metal chimneys should be checked for rust, missing rain caps and loose braces. All chimneys should have a spark-arrestor and screen installed. Inspection and cleaning of your fireplace and chimney by a professional chimney sweep annually is highly recommended and very affordable.

(Rain Gutters)

Gutters and downspouts should be checked for blockage, leakage (from rust holes or leaking joints) and areas requiring re-securing or re-sloping. Paint deterioration should also be repaired. Downspout seams should be checked for splitting (the seam is usually against the wall). A split downspout is often plugged with debris. Water accumulates in the downspout, freezes and splits it open. Damaged rain gutters and downspouts can cause serious damage to your homes exterior.

(Low Soil Conditions)

The grading immediately adjacent to the house should be checked to ensure a slope of one inch per foot for the first six feet away from the house (where practical). Catch basins should be cleaned and tested. Low soil conditions should be corrected with additional fill material to prevent water ponding near the foundation. Generally, only 4-6 inches of the foundation perimeter beam should be visible.

"Accurate Investment Protection You Can Trust"

For more safety and home maintenance tips, I encourage you to take advantage of our free Home Maintenance Guide.

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David Selman
Advanced Professional Inspector
Lic.# 10299
FHA/HUD # F537
Septic Cert #113423

Phone: 469-371-3228

Email: david@SelmanHomeInspections.com

"Accurate Investment Protection You Can Trust"

Websites:

Home Inspection Maintenance Tips - High Soil Levels

David Selman (Selman Home Inspections) — Wed, 01 Feb 2012 10:22:07 -0800

Home Inspection Maintenance Tips - High Soil Levels

One of the most common defects we find when performing home inspections is called "high soil" conditions. It is also one of the easiest to correct for many homes.

High soil levels are cited as a defect in home inspections when soil, fill material or mulch covers the top 4-6 inches of the foundation perimeter beam. This condition prevents the inspector from observing the foundation in these areas, creates conducive conditions for insects, covers weep holes and may also allow moisture to penetrate the structure between the foundation and first (bottom) row of bricks or siding.

In many cases, the soil, fill material or mulch could simply be raked away from the foundation perimeter beam to expose the top 4-6 inches of the foundation. Not only would this create a better home inspection report, but it is an easy way to eliminate the issues mentioned above.

In extreme cases of high soil, it may be best to hire a landscape specialist. A landscape specialist has the tools and man-power to correct most high soil conditions easily and at very low cost.

Correcting high soil conditions around any home is smart and show that you care about correct home maintenance. If you want to get a cleaner home inspection report, this is one item the homeowner can do to accomplish this goal.

David Selman
Advanced Professional Inspector
Lic.# 10299
FHA/HUD # F537
Septic Cert #113423

Phone: 469-371-3228

Email: david@SelmanHomeInspections.com

"Accurate Investment Protection You Can Trust"

Websites:

Home Inspection Maintenance Tips - Mechanical Exhaust Vents

David Selman (Selman Home Inspections) — Wed, 01 Feb 2012 10:12:27 -0800

Home Inspection Maintenance Tips - Mechanical Exhaust Vents

Before about 2005, many home builders vented mechanical exhaust vents such as bathroom and utility room vents directly into the attic space. This was an accepted practice for many years.

Experience and advances in home building have taught home builders that the old practice of venting mechanical vents into the attic space sends the moist, humid air from these areas directly into the attic. Adding moisture to the attic space is now known to create problems over time such as damaged insulation and moisture damaged roof decking not to mention the impacts to a homes efficiency.

In addition, I have inspected many homes were the dryer vent was vented directly into the attic space. So along with moisture, dryer lint (which is highly flammable) was also being added to the attic space.

Today, all mechanical exhaust vents should be vented to the exterior of every home. In most cases, this is not a difficult task to do or have done by a professional. With the availability of flexible vent line materials, it is easier than ever to connect to existing vent ducts and direct them to the exterior of the structure. In many retrofit situations, vent line extensions can be added to allow the vent to reach a soffit vent. In other cases, new vent adapters can be easily installed through the roof deck.

As a home inspector, I encourage you to check your home or have it checked by a professional to see whether or not the mechanical vents in your home are venting to the exterior either to a soffit, through a wall or through the roof covering. Correcting any errors will improve your homes efficiency, remove potential moisture problems and possibly improve the fire safety. Along with the improvement benefits, when you are ready to sell your home, you can make this one less item noted in the inspection report. The fewer items that are in an inspection report may well improve how soon your home sells.

David Selman
Advanced Professional Inspector
Lic.# 10299
FHA/HUD # F537
Septic Cert #113423

Phone: 469-371-3228

Email: david@SelmanHomeInspections.com

"Accurate Investment Protection You Can Trust"

Websites: