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Septic System Inspections

David Selman (Selman Home Inspections) — Fri, 03 Feb 2012 11:22:34 -0500

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 License #113423
Phone: 469-371-3228

Email: david@SelmanHomeInspections.com

"Accurate Investment Protection You Can Trust"

Websites:

Dallas Home Inspection | Fort Worth Home Inspection

Home Inspection Maintenance Tips - High Soil Levels

David Selman (Selman Home Inspections) — Wed, 01 Feb 2012 10:22:07 -0500

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 License #113423
Phone: 469-371-3228

Email: david@SelmanHomeInspections.com

"Accurate Investment Protection You Can Trust"

Websites:

Dallas Home Inspection | Fort Worth Home Inspection

Home Inspection Maintenance Tips - Mechanical Exhaust Vents

David Selman (Selman Home Inspections) — Wed, 01 Feb 2012 10:12:27 -0500

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 License #113423
Phone: 469-371-3228

Email: david@SelmanHomeInspections.com

"Accurate Investment Protection You Can Trust"

Websites:

Dallas Home Inspection | Fort Worth Home Inspection

Home Inspection - A Systematic Guide To Preventive Maintenance

David Selman (Selman Home Inspections) — Tue, 08 Nov 2011 10:45:49 -0500

Home Inspection - A Systematic Guide To Preventive Maintenance

A systematic guide to home maintenance allows one to monitor certain conditions and components of their home. Regular roof inspections, for example, will give you 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 in your home 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 home maintenance is not everybody's cup of tea. Hiring a Professional Home Inspector to perform annual home maintenance inspections and certified, licensed specialists to perform repairs is a prudent decision. 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 work performed should be maintained.

David Selman
Advanced Professional Inspector
Lic.# 10299
FHA/HUD # F537
Septic License #113423
Phone: 469-371-3228

Email: david@SelmanHomeInspections.com

"Accurate Investment Protection You Can Trust"

Websites:

Dallas Home Inspection | Fort Worth Home Inspection

Seller Home Inspections Offer Tremendous Marketing Advantages

David Selman (Selman Home Inspections) — Tue, 08 Nov 2011 11:34:47 -0500

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 License #113423
Phone: 469-371-3228

Email: david@SelmanHomeInspections.com

"Accurate Investment Protection You Can Trust"

Websites:

Dallas Home Inspection | Fort Worth Home Inspection

Annual Home Maintenance Home Inspections - Protect Your Investment

David Selman (Selman Home Inspections) — Tue, 08 Nov 2011 11:13:19 -0500

Annual Home Maintenance Home Inspections - Protect Your Investment

Many Professional Home Inspectors offer annual home maintenance inspections also known as a home checkup inspections. Keeping your home in good condition is a smart thing to do and provides marketing advantages when you are ready to sell. An experienced home inspector will review your property each year to provide a complete home maintenance inspection report that will identify Common Defects major concerns, safety concerns, repair needs and items which should be monitored over time.

Home maintenance inspections are like a standard home inspection but are designed for those home owners who are not involved in a real estate transaction. If you are interested in preserving your home in great condition and prefer professional help, a home maintenance inspection is the right choice for you.

A home maintenance inspection is ideal for those who wish to maintain their home in optimum condition. Maintaining your home is a wise investment and will improve your energy savings as well as keep your family safe.

The purpose of an annual home maintenance inspection is to preserve the home in optimum condition, to be informed of repair needs and to avoid future problems. Our Professional Home Inspector is educated and trained to identify changes and upgrade in building standards and inspects every property using the Texas Standards of Practice and local building codes. As building codes and standards change, our reports will help you maintain your real estate and make improvements to stay up to date.

David Selman
Advanced Professional Inspector
Lic.# 10299
FHA/HUD # F537
Septic License #113423
Phone: 469-371-3228

Email: david@SelmanHomeInspections.com

"Accurate Investment Protection You Can Trust"

Websites:

Dallas Home Inspection | Fort Worth Home Inspection

Home Inspection - Upon Taking Ownership Of A Home

David Selman (Selman Home Inspections) — Tue, 08 Nov 2011 10:57:10 -0500

Home Inspection - Upon Taking Ownership Of A Home

After taking possession of a home, there are some maintenance and safety issues that should be addressed immediately. Selman Home Inspection always recommends hiring certified, licensed professionals to perform tasks which homeowners are not qualified or equipped to perform. The following checklist should help you undertake these improvements:

Change the locks on all exterior entrances, for improved security.
Check that all windows and doors are secure. Improve window hardware as necessary.
Security rods can be added to sliding windows and doors. Consideration could also be given to a security system.
Install smoke detectors on each level of the home. Ensure that there is a smoke detector in every sleeping area and adjacent hallway. Replace batteries on any existing smoke detectors and test them.
Create a plan of action in the event of a fire in your home. Ensure that there is an operable window or door in every room of the house. Consult with your local fire department regarding fire safety issues and what to do in the event of fire.
Examine driveways and walkways for trip hazards and undertake repairs where necessary.
Examine the interior of the home for trip hazards. Damaged carpeting and flooring should be repaired.
Undertake improvements to all stairways, decks, porches and landings where there is a risk of falling or stumbling.
Install rain caps and vermin screens on all chimney flues, as necessary.
Investigate the location of the main shut-offs for the plumbing, heating and electrical systems. If you attended the home inspection, these items would have been pointed out to you.
Review your home inspection report for any items that require immediate improvement or further investigation.

David Selman
Advanced Professional Inspector
Lic.# 10299
FHA/HUD # F537
Septic License #113423
Phone: 469-371-3228

Email: david@SelmanHomeInspections.com

"Accurate Investment Protection You Can Trust"

Websites:

Dallas Home Inspection | Fort Worth Home Inspection

New Questions For Today's Home Inspector

David Selman (Selman Home Inspections) — Mon, 17 Oct 2011 16:41:10 -0400

New Questions For Today's Home Inspector

Peace of mind is the top reasons that home buyers hire a professional home inspector. People want to know that the home they are buying is not a money pit. They want to know that the home they buy is safe and in the best condition possible for their family. And, if there are repair needs, buyers want to have an idea about what to do about the defects, what the repairs will cost and how soon they need to be done. Asking the right questions of a perspective home inspector is important.

There are many traditional things that are suggested qualities for a great home inspection. And, there are lots of questions that people have been told for years to ask a home inspector before they hire one. Some of these are questions like;

What gets inspected?
How long have you been an inspector?
How many inspections have you done?
Can I attend the inspection?
How long will the home inspection take?
What will the inspection cost?

While these are valid questions, most home inspectors will answer these questions in much the same way. The main differences will be the cost of the inspection and how long they have been in the profession. In my opinion, a quality home inspection should provide a complete report, support, solutions and advice that will help a buyer purchase a home with confidence.

As a professional home inspector, I can certainly answer the questions above. However, my firm strives to deliver more value than other North Texas companies. It is our goal to set a new standard and to be the leader in the Texas Home Inspection industry by also providing support, solutions and advice.

Furthermore, while there are lots of people and websites that tell you what to ask the inspector, there are few who tell you what the answers should be. So, may I suggest a new set of questions and (my) answers for today's home inspector?

What is the purpose of your home inspection?

"To reduce the risks associated with buying a home by disclosing any difficiencies before you close and inherit any problems. Working for you and your family, I want to educate you on the condition of the property in relation to today's standards. Our home inspection is designed to educate and provide valuable information about the condition of real estate before you make what could be a life long family investment."

Are you licensed?

"Yes. All home inspectors in Texas are required to be licensed by the Texas Real Estate Commission."

How many inspections do you do?

"Normally, no more than two each day per inspector. A home inspector can not perform a thorough inspection doing any more than two per day."

How long have you been a home inspector?

"X number of years. Prior to home inspections, I was in the construction industry."

What are the standards or codes used for your home inspections?

"In Texas, home inspectors are required to inspect structures using the Texas Standards of Practice and local building codes."

What do you inspected?

"Everything between the foundation and the shingles including electrical, plumbing, HVAC, appliances, grading and drainage. (We want our clients to know what to expect)"

Can I attend the inspection?

"Yes. You are welcome to attend as much of the home inspection as you like. However, we will review all of the findings with you at the conclusion of the inspection."

How long will the home inspection take?

"It depends on the condition of the property, how large the property is and what other aminities are present. Normally 3-5 hours."

What is included with the home inspection report?

"The buyer home inspection we perform for you will be presented in a binder and will include a complete Texas Home Inspection Report with color photos and illustrations, a copy of the inspection agreement, a summary report, access to our Home Maintenance Guide, access to our Preferred Vendor List and, a 100 Day Coverage Certificate and a ten percent discount on your next Lowe's purchase."

When will I recieve the report?

"Our office is mobile. In most cases, your home inspection is printed onsite and reviewed with you at the time of the inspection."

What if I can't be there for the inspection?

" We can deliver your home inspection to you and your agent via email. We can also post your report to a secure location on our website for you to view and print from online. We are happy to review the report by phone or make a separate appointment to meet you at a more convenient time."

What will the inspection cost?

"The money spent for a home inspection is small when compared to the cost of real estate, your mortgage and any unseen defects. Our inspection services are competitively priced and unequaled in service, thoroughness, quality, support and value at just $xxx.xx."

How can I save money on a home inspection?

"We offer discounts for using our website or smart phone site to schedule your inspection services and, we offer discounts to law enforcement, teachers and medical professionals in association with "Homes For Heroes."

Do you inspect swimming pools and spas?

"Yes. If a property has a pool or spa, it is inspected at no additional cost."

Do you inspect sprinkler systems?

"Yes. If a property has a sprinkler system, it is inspected at no additional cost."

Do you do termite inspections?

"Yes. We perform a complete termite inspection which includes a WDI report for $xx.xx."

Do you septic system inspections?

"Yes. We perform a septic system inspections for $xx.xx."

Do you arrange for access to the property?

"Yes. Like agents, we are equiped with SUPRA keys and HUD keys. We will take care of all of the property access requirements for you through the Centralized Showing Service."

Are you insured?

"Yes. We carry Error & Ommissions, commercial vehicle and business liability insurance which exceeds the requirements set by the Texas Real Estate Commission."

How do you back up your inspections?

"Our inspection services are back with years of experience, ongoing training, our 100 Day Inspection Certificate and, we are available to take your calls and answer any questions you may have before, during and after your inspection."

In addition to these questions, you may also want to ask if the inspector has any referrences. Today, video referrences are preferred by many.

As you can see, the questions to ask a home inspector before you hire them have changed some over the last few years. Many inspectors provide answers to these questions on their websites but you are encouraged to call and ask some of these.

A Cheap Home Inspector May Cost You More

There are always "cheap" home inspections to be found. Most of these are new to the business or are not busy for one reason or another. If an inspection firm is not busy, there is a reason. A home is one of the largest expenses most families ever make. The home inspection is NOT the place to skimp. It is NOT the time to shop for the least expensive. "You get what you pay for" has never been more true than with the home inspection profession. Your losses could be huge!

When you need a home inspector, I encourage you to ask at least some of the questions above, visit their website and make a smart decision.

David Selman
Advanced Professional Inspector
Lic.# 10299
FHA/HUD # F537
Septic License #113423
Phone: 469-371-3228

Email: david@SelmanHomeInspections.com

"Accurate Investment Protection You Can Trust"

Websites:

Dallas Home Inspection | Fort Worth 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
Lic.# 10299
FHA/HUD # F537
Septic License #113423
Phone: 469-371-3228

Email: david@SelmanHomeInspections.com

"Accurate Investment Protection You Can Trust"

Websites:

Dallas Home Inspection | Fort Worth 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
Lic.# 10299
FHA/HUD # F537
Septic License #113423
Phone: 469-371-3228

Email: david@SelmanHomeInspections.com

"Accurate Investment Protection You Can Trust"

Websites:

Dallas Home Inspection | Fort Worth 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
Lic.# 10299
FHA/HUD # F537
Septic License #113423
Phone: 469-371-3228

Email: david@SelmanHomeInspections.com

"Accurate Investment Protection You Can Trust"

Websites:

Dallas Home Inspection | Fort Worth Home Inspection

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
Lic.# 10299
FHA/HUD # F537
Septic License #113423
Phone: 469-371-3228

Email: david@SelmanHomeInspections.com

"Accurate Investment Protection You Can Trust"

Websites:

Dallas Home Inspection | Fort Worth Home Inspection

Buying A Home From The Home Inspectors Perspective, Rural Homes

David Selman (Selman Home Inspections) — Wed, 08 Sep 2010 11:45:40 -0400

Buying A Home From The Home Inspectors Perspective, Rural Homes

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

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

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

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

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

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

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

David Selman
Advanced Professional Inspector
Lic.# 10299
FHA/HUD # F537
Septic License #113423
Phone: 469-371-3228

Email: david@SelmanHomeInspections.com

"Accurate Investment Protection You Can Trust"

Websites:

Dallas Home Inspection | Fort Worth Home Inspection

Buying A Home From The Home Inspectors Perspective, Manufactured Homes

David Selman (Selman Home Inspections) — Wed, 08 Sep 2010 14:58:03 -0400

Buying A Home From The Home Inspectors Perspective, Manufactured Homes

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

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

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

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

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

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

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

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

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

Manufactured housing offers flexibility and afordability. When properly installed, tied down and maintained, they offer a great place to live. But, as a Professional Home Inspector, I thought you might want more information before buying a manufactured home.

David Selman
Advanced Professional Inspector
Lic.# 10299
FHA/HUD # F537
Septic License #113423
Phone: 469-371-3228

Email: david@SelmanHomeInspections.com

"Accurate Investment Protection You Can Trust"

Websites:

Dallas Home Inspection | Fort Worth Home Inspection

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

David Selman (Selman Home Inspections) — Fri, 10 Sep 2010 14:58:11 -0400

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

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

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

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

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

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

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

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

David Selman
Advanced Professional Inspector
Lic.# 10299
FHA/HUD # F537
Septic License #113423
Phone: 469-371-3228

Email: david@SelmanHomeInspections.com

"Accurate Investment Protection You Can Trust"

Websites:

Dallas Home Inspection | Fort Worth Home Inspection