Should Your Realtor Pick The Home Inspector?

1.Never Accept a Referral for a Sole Home Inspector From Your Real Estate Agent

A financial conflict of interest exists between every buyer and their real estate agent. The agent is focused on making a sales commission, and the bigger the commission the greater the conflict of interest. Even if your agent wants to be your best friend, smiles, and gives you a list of three inspectors, you are not safe. In Orange County CA, there are only a few properly certified inspectors. When your agent says “we use him all the time” and “he is the best”, they mean “best” at giving a simple inspection that ensures a sales commission. This is the biggest dirty little secret in real estate.  It is absolutely true and very unfortunate.

But think of the pressure; agents spend thousands of dollars in advertising, thousands on offices and vehicles, hundreds of hours arranging showings, negotiating contracts, working with sellers, lawyers, other agents, title companies, licensing and continuing education, and each needs to make house payments, car payments, fees for medical care, children, schooling, daily bills, etc. 

Now, do you really think after months of working for a client and no income, they are going to risk a commission at the  end of the process by referring you to a skillful, knowledgeable, honest inspector who will identify problems that can cause you to cancel your contract, or negotiate a lower price and spoil their commission and income?

On the same topic, did you know that after mortgage crisis in 2008, our US congress finally woke up and made it illegal for mortgage lenders to refer property appraisers. Before that, every appraiser was beholden to mortgage brokers for referrals. In exchange, every appraiser made sure their “appraisal” met the contracted sales price so the lender could approve the loan and earn a commission on the mortgage. And what happened? House values kept going up and up until it all collapsed. Unfortunately, when congress made it illegal for mortgage lenders to refer appraiser, they failed to stop real estate agents from referring home inspectors.  

This leaves many buyers stuck with homes they wish they never bought; full of Chinese Drywall, mold, water intrusion, shoddy construction, and failed permits; all due to poor quality inspections. 

2. A Home Inspector Title Means Nothing in California

There are no requirements in California to call yourself a home inspector.  For a meaningful, quality inspection, only hire an inspector who is an American Society of Home Inspectors (ASHI) “Certified Inspector” (ACI). Visit www.ASHI.org, and see item #4 below. 

HOME INSPECTION - BUYER BEWARE!

Checklist for hiring a professional home inspector:

1. Verify they are an ASHI Certified Inspector, not just an associate -  visit  www.ASHI.org
2. Confirm they have insurance.
3. If mold services offered, verify inspectors Mold Services that they are certified by ACAC; visit ACAC.org
4. Confirm he is not a franchise owner or employee
5. Confirm he is a certified pool inspector (not subcontracted to others)
6. Confirm he provides narrative electronic report with color photographs within 24 hours.

3. Never Hire a Home Inspector Based on a Low Price.

Unfortunately, many buyers think home inspections are a commodity, like buying a gallon of gasoline, and they will save money by choosing a low-price inspector. The premise is entirely false. Cheap inspectors do terrible work. They are not properly trained to identify defects, they offer services for which they are not certified. Most agents love to refer cheap inspectors for those reason to ensure they get a sales commission. The cheap inspector writes a report while they are at the house, instead of actually inspecting. Believe me, it is very easy to make a report that “looks” pretty but is full of holes and oversights.

4. Hire Only an ASHI Certified Inspector (ACI)

Home inspectors who are “Certified Inspectors” by the American Society of Home Inspectors are ethically bound by a rigorous set of Standards and Code of Ethics to protect you, the buyer. They must place a client’s interest first. Inspections must be thorough and meet a rigorous set of standards, reports must be detailed, complete, and kept confidential for you the buyer. Every professional, serious, full-time home inspector is an ASHI-ACI. Go to www.ASHI.org to find a quality inspector, and only hire one who has the ACI credential, not just an associate or member. ASHI is the only national, not-for-profit organization with third-party, independent confirmation of experience, knowledge, and training. And, it is the only organization in the entire U.S. with an accredited certification that is ISO compliant. Beware of the alphabet soup of credential that can be purchased over the internet:  NACHI, FABI, NAHI, NABI, etc. For a fee, they all issue a “certification”. Don’t get baffled by acronyms.

5. Confirm Your Home Inspector Carries Insurance

No California law, requires a home inspector to be insured for errors & omissions and general liability for “Home Inspections”.  Be sure to confirm this with your potential inspector and be sure their insurance policy actually lists coverage for “Home Inspections”, and not something else like construction, roofing, painting, or other types of contracting. If an inspector balks at your request or fails to provide a copy of their insurance certificate to you, then you know they do not have insurance coverage. It is a huge risk to you if your inspector is not properly insured. According to California law and the text of every real estate purchase contracts: “buyer is responsible for the actions of the home inspector they hire”. If your inspector gets electrocuted, injured, or causes damage to a home, you are liable! Be sure the inspector you hire is not only insured for home inspections, but also each of these additional specific services, which every insurance policy disclaims unless listed specifically as an added coverage:

Home Inspections Pools & Spas Asbestos

Mold Assessment Lead

Radon Referring Parties

6. Avoid Franchise Inspectors

Do not hire a franchise person for your inspection. In the U.S. there are dozens of companies that offer “home inspection” franchises. The price for a franchise ranges from five to thirty-thousand dollars; most are around $15,000. The sole objective of those companies is to make money selling franchises, not ensuring owners are competent. Avoid being a victim; be sure you verify the name and speak with the person who will actually provide your inspection. Be sure to talk with him directly before signing any inspection agreement. Confirm their ASHI-ACI certification, experience, and insurance.

7. Confirm Authorization to Provide Radon Testing

Radon gas is the number 1 cause of lung cancer in non-smokers. A tester must by registered with the CA department of health.

8. Verify Qualifications for Pool Inspections

There is no state law or regulation that defines who may or may not inspect residential pool bodies or that states what must be included as part of a pool inspection. Most home inspectors have no idea what to look for or how to interpret various issues, like shell/deck cracks, safety requirements, primary drain hazards, filter conditions, etc. For a meaningful pool inspection, be sure to only hire a trained professional who is certified, knowledgeable and insured for pool inspections.

9. Mold Testing Does not Require Any Certification in California

Be sure that they are certified by ACAC, at ACAC.org.

10. Verify Quality of Reports

Second in importance, only to a home inspector’s knowledge and experience, is the quality of the written report a home inspector provides their client. Before you hire a home inspector, request a copy of a sample report A high-quality, professional report should be narrative (not a check list), comprehensive, and include all findings with color photographs. A quality inspection generally takes two to four hours of actual inspecting; testing utilities, hiking around a ladder, climbing on the roof and through the attic, etc. Professional inspectors provide a digital report via email by the end of the same business day. A typical single-family home will have a report that is about 30 to 60 pages in length including a summary of key items, color photographs, etc.  Also, a quality inspector will make themselves available for follow-up questions and phone calls.

About Steve Zivolich and Guaranteed Property Inspections: www.gpinspect.com

Steve Zivolich, M.A., the owner/operator of Guaranteed Property Inspection and Mold Investigation Inc. has been providing property and environmental inspections for over 13 years in Orange County and Southern California.

Steve Z. has performed over 6,000 home inspections, mold, energy and environmental inspections and is fully certified and insured to meet all your inspection needs. He personally provides all field inspection services and as a result is able to maintain the highest Better Business Bureau rating of A+.

Steve has extensive training and years of experience as a home, mold, energy and environmental inspector that will guarantee that you receive the most thorough, state of the art and comprehensive inspection that follows current industry standards of practice and codes of ethics, a true value and education at a fair price. He conducts every inspection, as if he were moving his own family into the property. Steve also backs up every home inspection with a 90 day warranty, that is purchased on your behalf from American Home Warranty Association.

Unlike other home inspection companies, who will need to refer you to an environmental and/or energy audit contractor, Steve is a nationally certified expert that can handle the job without making you jump through hoops to hire additional people before the end of your inspection period, including the areas of: mold, asbestos, allergens, child safety, radon, formaldehyde, energy, EMF, water quality, and VOC's. As a result of his advanced training, he is able to offer a FREE energy audit and FREE mold investigation as well, with each home inspection.

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Please take the time to read through Steve's home inspector credentials and qualifications as this is so important when hiring an inspector. Don't focus on price alone, focus on value, quality, experience and professionalism. When you hire an inspector, any inspector, you are hiring their individual knowledge, experience and qualifications so make sure you hire the best, not just the cheapest. We are confident that you will be Steve's next satisfied customer.

Removing Arsenic from Your Drinking Water

What is reverse osmosis?

Reverse osmosis removes most impurities from water. Water is forced through a membrane. The contents of the water, including arsenic, are left behind on the membrane while treated water passes through.

Where should the reverse osmosis unit be installed?

Reverse osmosis units can be installed either at the point-of-entry or at the point-of-use. Point-of-entry means that the treatment unit is installed where the water enters the home or building so all water will be treated. Point-of-use means that the treatment unit is installed at the tap so only water used from this tap is treated.

It may be more economical to use reverse osmosis only on the taps that will be used for drinking, cooking and dental hygiene. Water should not be consumed from taps that are not treated by the reverse osmosis unit.

Is the reverse osmosis unit affected by raw water quality?

A reverse osmosis unit may be affected by raw water that is muddy or cloudy, hard, or high in chlorine, iron or manganese. You may need to install additional treatment units prior to the reverse osmosis unit to ensure it operates efficiently and economically. You should consult a reputable water treatment specialist to determine what is required.

How effective is the reverse osmosis unit in removing arsenic?

Reverse osmosis units are capable of removing arsenic. However, pre-treatment may also be required depending on raw water quality characteristics.

How practical or difficult is the reverse osmosis unit to operate and maintain?

The reverse osmosis unit is simple to operate and to maintain. It does not require any chemical addition. Routine maintenance includes replacing the membrane and the filter when required. Like any piece of water treatment equipment, it is important to follow the manufacturer's instructions for maintenance.

How much does a reverse osmosis unit cost?

A typical point-of-use reverse osmosis unit can cost $300 to $1,000. Larger point-of-entry units for treating an entire home or building may cost $6,000 and up.

How much does it cost to operate and maintain the reverse osmosis unit?

The pre-treatment sediment cartridge should be replaced each year and they cost approximately $45. The actual membrane should last up to five years, depending on the quality of your raw water. A new replacement membrane costs about $100.

What happens to the substances that are taken from the water and how much wastewater is created by the reverse osmosis unit?

Up to half of the water supplied to an reverse osmosis unit will be wastewater, which is flushed out to the drainage system. In some systems, this reject water can be recycled. Along with the reject water, the contaminants collected by the membrane are flushed out to a drainage system.

Reject water from point-of-use reverse osmosis units may be discharged to a septic system. However, the reject water from larger point-of-entry reverse osmosis units should not be discharged to a septic system unless a professional engineer with expertise in on-site services has confirmed that it is acceptable to do so.

Does the reverse osmosis unit remove other contaminants from water supplies?

The reverse osmosis unit can remove most substances you might expect to find in drinking water including arsenic, chloride and nitrates.

Does reverse osmosis have any side effects or drawbacks?

Water treated with reverse osmosis can be corrosive, however this is generally not a problem for households using the unit as a point-of-use device to treat drinking water.

For some consumers, water treated with reverse osmosis may have a bland taste due to the removal of all minerals. As well, reverse osmosis units remove beneficial minerals such as calcium and magnesium. It is important to consume a reasonably well-balanced diet to offset the removal of these minerals.

Reverse osmosis units do not produce large quantities of water in a short period of time and in some cases units may reject more water than they produce.

About Steve Zivolich and Guaranteed Property Inspections: www.gpinspect.com

Steve Zivolich, M.A., the owner/operator of Guaranteed Property Inspection and Mold Investigation Inc. has been providing property and environmental inspections for over 13 years in Orange County and Southern California.

Steve Z. has performed over 6,000 home inspections, mold, energy and environmental inspections and is fully certified and insured to meet all your inspection needs. He personally provides all field inspection services and as a result is able to maintain the highest Better Business Bureau rating of A+.

Steve has extensive training and years of experience as a home, mold, energy and environmental inspector that will guarantee that you receive the most thorough, state of the art and comprehensive inspection that follows current industry standards of practice and codes of ethics, a true value and education at a fair price. He conducts every inspection, as if he were moving his own family into the property. Steve also backs up every home inspection with a 90 day warranty, that is purchased on your behalf from American Home Warranty Association.

Unlike other home inspection companies, who will need to refer you to an environmental and/or energy audit contractor, Steve is a nationally certified expert that can handle the job without making you jump through hoops to hire additional people before the end of your inspection period, including the areas of: mold, asbestos, allergens, child safety, radon, formaldehyde, energy, EMF, water quality, and VOC's. As a result of his advanced training, he is able to offer a FREE energy audit and FREE mold investigation as well, with each home inspection.

.

Please take the time to read through Steve's home inspector credentials and qualifications as this is so important when hiring an inspector. Don't focus on price alone, focus on value, quality, experience and professionalism. When you hire an inspector, any inspector, you are hiring their individual knowledge, experience and qualifications so make sure you hire the best, not just the cheapest. We are confident that you will be Steve's next satisfied customer.

Energy Saving Holiday Lights

Energy Savings

• According to Energy Star, a single 7-watt incandescent bulb uses the same amount of electricity as 140 individual LED Christmas lights. Replacing the incandescent lights edging a house at Christmas with an equal number of LED lights can cut energy usage by up to 90 percent.

Other Benefits

• LED Christmas lights will burn up to 60 times longer than the incandescent variety. LED color is bright and vibrant for its lifetime, unlike painted-glass incandescent bulbs. LED Bulbs are made of plastic and are less likely to break than glass incandescent bulbs, and LED lights do not get hot and will not burn skin or anything else!

Read more: http://www.ehow.com/facts_7542148_energy-saving-outdoor-christmas-lights.html#ixzz2lJPvF6KE

About Steve Zivolich and Guaranteed Property Inspections: www.gpinspect.com

Steve Zivolich, M.A., the owner/operator of Guaranteed Property Inspection and Mold Investigation Inc. has been providing property and environmental inspections for over 13 years in Orange County and Southern California.

Steve Z. has performed over 6,000 home inspections, mold, energy and environmental inspections and is fully certified and insured to meet all your inspection needs. He personally provides all field inspection services and as a result is able to maintain the highest Better Business Bureau rating of A+.

Steve has extensive training and years of experience as a home, mold, energy and environmental inspector that will guarantee that you receive the most thorough, state of the art and comprehensive inspection that follows current industry standards of practice and codes of ethics, a true value and education at a fair price. He conducts every inspection, as if he were moving his own family into the property. Steve also backs up every home inspection with a 90 day warranty, that is purchased on your behalf from American Home Warranty Association.

Unlike other home inspection companies, who will need to refer you to an environmental and/or energy audit contractor, Steve is a nationally certified expert that can handle the job without making you jump through hoops to hire additional people before the end of your inspection period, including the areas of: mold, asbestos, allergens, child safety, radon, formaldehyde, energy, EMF, water quality, and VOC's. As a result of his advanced training, he is able to offer a FREE energy audit and FREE mold investigation as well, with each home inspection.
.
Please take the time to read through Steve's home inspector credentials and qualifications as this is so important when hiring an inspector. Don't focus on price alone, focus on value, quality, experience and professionalism. When you hire an inspector, any inspector, you are hiring their individual knowledge, experience and qualifications so make sure you hire the best, not just the cheapest. We are confident that you will be Steve's next satisfied customer.

Allergy Symptoms and Mold Exposure

The symptoms of a mold allergy are similar to those of other nasal allergies -- sneezing, a runny or stuffy nose, and itchy, watery eyes. Untreated mold allergy can also lead to more significant health problems.

Controlling a mold allergy means controlling your exposure to mold. That isn’t always easy outdoors. But you can limit exposure inside your home by preventing household mold from forming, cleaning up existing household mold, and preventing outdoor mold from getting tracked inside. Here’s how.

How Mold Causes Allergies

Mold is a type of fungus that serves an important function in the natural world: It breaks down dead plant matter. Unlike plants, molds don’t have seeds. Instead, they grow and spread through spores. The tiny mold spores are what cause an allergic reaction in some people. But only a few types of mold actually cause allergies.

Household Mold: Control Moisture to Control Allergies

“The key to preventing mold in your home is controlling moisture levels,” Päivi Salo, PhD, an epidemiologist with the National Institute of Environmental Health Sciences, says. “Molds need water to live. Indoor mold tends to grow in places that are moist or damp, such as on bathroom tiles, near sinks, in damp basements or crawl spaces, and areas around windows.”

Try these strategies to prevent molds from growing in your home:

• Open the window or use an exhaust fan in the bathroom when showering.
• Make sure clothes dryers and stoves are properly vented to the outside. This will help reduce moisture and humidity levels in your home.
• Clean your bathroom frequently. Pay special attention to tiles and shower curtains, where soap scum can harbor mold.
• Fix all plumbing problems and leaks right away and wipe up any excess moisture. In most cases, drying wet or damp areas within 48 hours can prevent mold from growing.
• Open a window or use exhaust fans when cooking or running the dishwasher to reduce humidity.
• Clean sinks and tubs often -- at least once a month.
• Clean up condensation on windows, walls, or pipes immediately.
• If necessary, use a dehumidifier to reduce humidity in your home. Aim for an indoor humidity level between 30% to 60%. Be sure to empty and clean the dehumidifier’s drain pan regularly.
• Consider removing carpeting if humidity is a problem in your home. Mold can easily grow on carpeting and it’s difficult to remove.

About Steve Zivolich and Guaranteed Property Inspections: www.gpinspect.com

Steve Zivolich, M.A., the owner/operator of Guaranteed Property Inspection and Mold Investigation Inc. has been providing property and environmental inspections for over 13 years in Orange County and Southern California.

Steve Z. has performed over 6,000 home inspections, mold, energy and environmental inspections and is fully certified and insured to meet all your inspection needs. He personally provides all field inspection services and as a result is able to maintain the highest Better Business Bureau rating of A+.

Steve has extensive training and years of experience as a home, mold, energy and environmental inspector that will guarantee that you receive the most thorough, state of the art and comprehensive inspection that follows current industry standards of practice and codes of ethics, a true value and education at a fair price. He conducts every inspection, as if he were moving his own family into the property. Steve also backs up every home inspection with a 90 day warranty, that is purchased on your behalf from American Home Warranty Association.

Unlike other home inspection companies, who will need to refer you to an environmental and/or energy audit contractor, Steve is a nationally certified expert that can handle the job without making you jump through hoops to hire additional people before the end of your inspection period, including the areas of: mold, asbestos, allergens, child safety, radon, formaldehyde, energy, EMF, water quality, and VOC's. As a result of his advanced training, he is able to offer a FREE energy audit and FREE mold investigation as well, with each home inspection.
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Please take the time to read through Steve's home inspector credentials and qualifications as this is so important when hiring an inspector. Don't focus on price alone, focus on value, quality, experience and professionalism. When you hire an inspector, any inspector, you are hiring their individual knowledge, experience and qualifications so make sure you hire the best, not just the cheapest. We are confident that you will be Steve's next satisfied customer.

How to Pick the Very Best Mold Inspector

Important Questions to Ask Your Potential Mold Inspector

1. What does your mold inspection cover?

The inspector should ensure that their inspection and inspection report will meet all applicable standards of a mold inspection: This typically includes a visual inspection of all accessible areas, moisture meter testing, and relative humidity measurements. It may or may not include a scope of work to explain how to stop the mold and remove the mold safely. In addition, your inspector should also be experienced in other indoor air quality issues that may be a potential health problems: Radon, allergens, VOC's, lead and asbestos. You should be able to request and see a copy of a sample report ahead of time and ask any questions you may have. If there are any areas you want to make sure are inspected, be sure to identify them upfront. For a sample report visit my website at: SAMPLE MOLD REPORT

2. Current mold testing.

Current state of the art mold testing should be available for your consideration; such as DNA analysis of the property condition e.g. The Environmental Relative Mold Index (ERMI), that has been in field practice for more than 6 years, but still under the category of research by the EPA. Recent research has determined that mold inspectors miss 50% of mold problems without the ERMI test. For more information on the ERMI test process visit a description at my website: ERMI

3. How long have you been practicing in the mold inspection profession and how many inspections have you completed?

The inspector should be able to provide his or her history in the profession and perhaps even a few names as referrals.

4. Are you specifically experienced in residential and or commecial inspection?

Related experience in property inspection and certification by ASHI or CREIA is a must. Accept no substitutes or excuses. To confirm ASHI or CREIA inspection certification visit: www.ashi.org or www.creia.org.

5. Do you offer to do repairs or mold remediation based on the inspection?

This is consider at code of ethics violation to offer both mold  inspection and remediation. Your inspector should only inspect, that way there is no incentive to find a problem. If you want a referral from the inspector for a remediation company to remove the mold, make sure there is no formal business relationship or kick back.

6. How long will the inspection take?

The average on-site inspection time for a single area or whole house mold inspection is one to three hours for a typical single-family house; anything significantly less may not be enough time to perform a thorough inspection.

7. How much will it cost?

Costs vary dramatically, depending on the region, size and age of the project site, scope of services and other factors. Consider the value of the inspection in terms of the investment being made and or health concerns. Cost does not necessarily reflect quality. Beware of free inspections, the inspector will try and up charge you on site for un-needed testing, or offer to do mold removal, for a hefty price.

8. What type of inspection report do you provide and how long will it take to receive the report?

Ask to see samples and determine whether or not you can understand the inspector's reporting style and if the time parameters fulfill your needs. Most inspectors provide their full report within 24 hours of the inspection or lab sample results. SAMPLE MOLD REPORT

9. Can I attend the inspection?

This is a valuable educational opportunity, and an inspector's refusal to allow this should raise a red flag. Never pass up this opportunity to see indoor air quality issues through the eyes of an expert.

10. Are you mold certified by ACAC? 

There are many questionable "certifications" for mold inspectors. However, the only nationally recognized true certification group is ACAC; visit www.acac.org to verify that your inspector is a Certified Microbial Consultant (CMC). My experience in California indicates that most mold inspectors are poorly trained and qualified for the work they are offering; buyer beware; there is no license or over site of inspectors or remediators.

11. Do you participate in continuing education programs to keep your expertise up to date?

One can never know it all, and the inspector's commitment to continuing education is a good measure of his or her professionalism and service to the consumer. This is especially important in cases that involve health concerns. For example the ACAC certification requires at least 40 hours of approved education every 24 months.

12. Beware of unproven mold inspection techniques.

Poorly educated mold inspectors will offer scientifically unproven techniques, such as using dogs to smell for mold.

About Steve Zivolich and Guaranteed Property Inspections: www.gpinspect.com

Steve Zivolich, M.A., the owner/operator of Guaranteed Property Inspection and Mold Investigation Inc. has been providing property and environmental inspections for over 13 years in Orange County and Southern California.

Steve Z. has performed over 6,000 home inspections, mold, energy and environmental inspections and is fully certified and insured to meet all your inspection needs. He personally provides all field inspection services and as a result is able to maintain the highest Better Business Bureau rating of A+.

Steve has extensive training and years of experience as a home, mold, energy and environmental inspector that will guarantee that you receive the most thorough, state of the art and comprehensive inspection that follows current industry standards of practice and codes of ethics, a true value and education at a fair price. He conducts every inspection, as if he were moving his own family into the property. Steve also backs up every home inspection with a 90 day warranty, that is purchased on your behalf from American Home Warranty Association.

Unlike other home inspection companies, who will need to refer you to an environmental and/or energy audit contractor, Steve is a nationally certified expert that can handle the job without making you jump through hoops to hire additional people before the end of your inspection period, including the areas of: mold, asbestos, allergens, child safety, radon, formaldehyde, energy, EMF, water quality, and VOC's. As a result of his advanced training, he is able to offer a FREE energy audit and FREE mold investigation as well, with each home inspection.

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Please take the time to read through Steve's home inspector credentials and qualifications as this is so important when hiring an inspector. Don't focus on price alone, focus on value, quality, experience and professionalism. When you hire an inspector, any inspector, you are hiring their individual knowledge, experience and qualifications so make sure you hire the best, not just the cheapest. We are confident that you will be Steve's next satisfied customer.

What Should be in A Home Inspection Report

The Home Inspection Report

 The California Real Estate Inspection Association (CREIA) wants homebuyers and home sellers to know that a quality, professional inspector will make known their findings in a written report.

A written inspection report is at the center of every home inspection, and is required by the California Business and Professions Code, and the CREIA Standards of Practice. Although an inspector may provide insight into his or her report language with verbal onsite comments or follow-up explanations, one should rely on the language and finding of the written inspection report.

For a professional home inspector, the written report is the formal, final, and factual declaration of what was discovered about the property on the day of the inspection. This is the standard centerpiece of the home inspection profession. What is written overshadows what anyone might claim to have said. This also includes oral comments by others who challenge a professional inspector’s report but refuse themselves to put it in writing.

There are several variations of professional inspection reports used in California such as field- generated checklist style of report (with follow-up typed compilation or action list); reference book (tear sheet checklists corresponding to items in a reference book); checklist style; written narrative report or other hybrids versions. Many inspectors also use digital photographs to illustrate their findings.

In addition to the written report produced by a professional inspector, sellers and real estate agents also have an obligation to complete a detailed disclosure statement, which lists known conditions that can affect the habitability, desirability, safety or value of the property. Real Estate disclosure has been required in California since the mid-‘80’s Easton case. It’s critical for consumers to carefully examine all of these documents while making final purchase decisions on what is most likely the largest investment they will ever make.

Make sure you retain the services of a professional home inspector. Since 1976, CREIA, a non-profit voluntary membership organization has been providing education, training, and support services to the real estate inspection industry and to the public. Inspectors must adhere to CREIA's Code of Ethics and follow the Standards of Practice developed by the association. These Standards of Practice have been recognized by the State of California, and are considered the source for Home Inspector Standard of Care by the real estate and legal communities. 

About Steve Zivolich and Guaranteed Property Inspections: www.gpinspect.com

Steve Zivolich, M.A., the owner/operator of Guaranteed Property Inspection and Mold Investigation Inc. has been providing property and environmental inspections for over 13 years in Orange County and Southern California.

Steve Z. has performed over 6,000 home inspections, mold, energy and environmental inspections and is fully certified and insured to meet all your inspection needs. He personally provides all field inspection services and as a result is able to maintain the highest Better Business Bureau rating of A+.

Steve has extensive training and years of experience as a home, mold, energy and environmental inspector that will guarantee that you receive the most thorough, state of the art and comprehensive inspection that follows current industry standards of practice and codes of ethics, a true value and education at a fair price. He conducts every inspection, as if he were moving his own family into the property. Steve also backs up every home inspection with a 90 day warranty, that is purchased on your behalf from American Home Warranty Association.

Unlike other home inspection companies, who will need to refer you to an environmental and/or energy audit contractor, Steve is a nationally certified expert that can handle the job without making you jump through hoops to hire additional people before the end of your inspection period, including the areas of: mold, asbestos, allergens, child safety, radon, formaldehyde, energy, EMF, water quality, and VOC's. As a result of his advanced training, he is able to offer a FREE energy audit and FREE mold investigation as well, with each home inspection.
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Please take the time to read through Steve's home inspector credentials and qualifications as this is so important when hiring an inspector. Don't focus on price alone, focus on value, quality, experience and professionalism. When you hire an inspector, any inspector, you are hiring their individual knowledge, experience and qualifications so make sure you hire the best, not just the cheapest. We are confident that you will be Steve's next satisfied customer.

Home Inspections Increase Buyer Confidence

A National survey results indicate that buyers are more likely to purchase a  property 

following a professional home inspection. 

• 88 percent of respondents say home inspections increase their confidence about the condition of any property.

• 84 percent of respondents say they would be more likely to purchase a  property after a home inspection deemed it in good condition.

• Consumers are uncertain of the services traditionally included in a home inspection.

• The American Society of Home Inspectors (ASHI) is the Gold Standard of Home Inspectors. 

According to a survey released by the American Society of Home Inspectors (ASHI), (84 percent) respondents state they would be more likely to purchase a property if a home inspector found it to be in good condition. 

This boost in confidence delivered by a home inspection conducted by an ASHI-Certified Inspector (ACI) may be an additional factor to help increase sales of properties, and spurring the recovery of the housing market.

The online survey[1]was recently conducted by Harris Interactive on behalf of ASHI to better understand current consumer perceptions about the value of a home inspection. Almost nine in 10 (88 percent) adults say a home inspection increases their confidence about the condition of a property. Eighty-four percent of adults believe home inspections are a necessity, not a luxury. 

"It is encouraging to learn having a home inspection increases homebuyer confidence," said Marvin Goldstein, ASHI president. "We look forward to prospective buyers acting on the security brought by home inspections to breathe even more life into the recovering housing market."

Interestingly, while homeowners are aware of the importance of a home inspection, more than one in four (28 percent) mistakenly believes the purpose of an inspection is to verify that a home complies with local building codes. More than one in 10 (12 percent) confused a home inspection with an appraisal. 

"ASHI is focused on raising consumer awareness about the value and components of a home inspection," said Goldstein. "We will continue to take active steps to clarify for homeowners and homebuyers alike what should be expected during an inspection conducted by an ACI, and set high standards for our members to help ensure their customers are well-informed and satisfied."

ASHI Certified Inspectors subscribe to the ASHI Standards of Practice, which visually examines the condition of the home's roof, attic and insulation, foundation, basement and structural components, as well as interior plumbing and electrical systems. For a complete list of what's included in a home inspection, please visit www.ASHI.org. 

ASHI is the only home inspection association accredited by the National Commission for Certifying Agencies (NCCA) for its Certified Inspector Program. Because not all home inspectors are required to be state-licensed, ASHI-Certification is a badge of professionalism and on-the-job experience consumers should look for when hiring an inspector.

• The American Society of Home Inspectors (ASHI) is the industry recognized nonprofit public-benefit organization of real estate inspectors.
• The American Society of Home Inspectors (ASHI), founded in 1976, is North America's oldest and most respected professional society of home inspectors. ASHI's goals have always been to build customer awareness of the importance of a quality home inspection and enhance the professionalism of home inspectors.
• ASHI's Code of Ethics and Standards of Practice are recognized by the California Business & Professions Codes and are considered the standard of care by the real estate industry and legal profession.

About Steve Zivolich and Guaranteed Property Inspections: www.gpinspect.com

Steve Zivolich, M.A., the owner/operator of Guaranteed Property Inspection and Mold Investigation Inc. has been providing property and environmental inspections for over 13 years in Orange County and Southern California.

Steve Z. has performed over 6,000 home inspections, mold, energy and environmental inspections and is fully certified and insured to meet all your inspection needs. He personally provides all field inspection services and as a result is able to maintain the highest Better Business Bureau rating of A+.

Steve has extensive training and years of experience as a home, mold, energy and environmental inspector that will guarantee that you receive the most thorough, state of the art and comprehensive inspection that follows current industry standards of practice and codes of ethics, a true value and education at a fair price. He conducts every inspection, as if he were moving his own family into the property. Steve also backs up every home inspection with a 90 day warranty, that is purchased on your behalf from American Home Warranty Association.

Unlike other home inspection companies, who will need to refer you to an environmental and/or energy audit contractor, Steve is a nationally certified expert that can handle the job without making you jump through hoops to hire additional people before the end of your inspection period, including the areas of: mold, asbestos, allergens, child safety, radon, formaldehyde, energy, EMF, water quality, and VOC's. As a result of his advanced training, he is able to offer a FREE energy audit and FREE mold investigation as well, with each home inspection.
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Please take the time to read through Steve's home inspector credentials and qualifications as this is so important when hiring an inspector. Don't focus on price alone, focus on value, quality, experience and professionalism. When you hire an inspector, any inspector, you are hiring their individual knowledge, experience and qualifications so make sure you hire the best, not just the cheapest. We are confident that you will be Steve's next satisfied customer.

Frequently Ask Questions a Mold Inspector

Questions for Your Mold Inspector for Your Home or Business

Important Questions to Ask Your Potential Mold Inspector

1. What does your mold inspection cover?

The inspector should ensure that their inspection and inspection report will meet all applicable standards of a mold inspection: This typically includes a visual inspection of all accessible areas, moisture meter testing, and relative humidity measurements. It may or may not include a scope of work to explain how to stop the mold and remove the mold safely. In addition, your inspector should also be experienced in other indoor air quality issues that may be a potential health problems: Radon, allergens, VOC's, lead and asbestos. You should be able to request and see a copy of a sample report ahead of time and ask any questions you may have. If there are any areas you want to make sure are inspected, be sure to identify them upfront. For a sample report visit my website at: SAMPLE MOLD REPORT

Current state of the art mold testing should be available for your consideration; such as DNA analysis of the property condition e.g. Environmental Relative Mold Index (ERMI), that has been in field practice for more than 5 years, but still under the category of research by the EPA. Recent research has determined that mold inspectors miss 50% of mold problems without the ERMI test. For more information on the ERMI test process visit a description at my website: ERMI

2. How long have you been practicing in the mold inspection profession and how many inspections have you completed?

The inspector should be able to provide his or her history in the profession and perhaps even a few names as referrals.

3. Are you specifically experienced in residential and or commecial inspection?

Related experience in property inspection and certification by ASHI or CREIA is a must. Accept no substitutes or excuses. To confirm ASHI or CREIA inspection certification visit: www.ashi.org or www.creia.org.

4. Do you offer to do repairs or remediation based on the inspection?

This is consider at code of ethics violation to offer both inspection and remediation. Your inspector should only inspect, that way there is no incentive to find a problem. If you want a referral from the inspector for a remediation company to remove the mold, make sure there is no formal business relationship or kick back.

5. How long will the inspection take?

The average on-site inspection time for a single inspector is one to three hours for a typical single-family house; anything significantly less may not be enough time to perform a thorough inspection.

6. How much will it cost?

Costs vary dramatically, depending on the region, size and age of the project site, scope of services and other factors. Consider the value of the inspection in terms of the investment being made and or health concerns. Cost does not necessarily reflect quality.

7. What type of inspection report do you provide and how long will it take to receive the report?

Ask to see samples and determine whether or not you can understand the inspector's reporting style and if the time parameters fulfill your needs. Most inspectors provide their full report within 24 hours of the inspection or lab sample results. SAMPLE MOLD REPORT

8. Will I be able to attend the inspection?

This is a valuable educational opportunity, and an inspector's refusal to allow this should raise a red flag. Never pass up this opportunity to see indoor air quality issues through the eyes of an expert.

9. Are you certified?

There are many questionable "certifications" for mold inspectors. However, the only nationally recognized true certification group is ACAC; visit www.acac.org to verify that your inspector is a Certified Microbial Consultant (CMC). My experience in California indicates that most mold inspectors are poorly trained and qualified for the work they are offering; buyer beware; there is no license or over site of inspectors or remediators.

10. Do you participate in continuing education programs to keep your expertise up to date?

One can never know it all, and the inspector's commitment to continuing education is a good measure of his or her professionalism and service to the consumer. This is especially important in cases that involve health concerns. For example the ACAC certification requires at least 40 hours of approved education every 24 months.

About Steve Zivolich and Guaranteed Property Inspections: www.gpinspect.com

Steve Zivolich, M.A., the owner/operator of Guaranteed Property Inspection and Mold Investigation Inc. has been providing property and environmental inspections for over 13 years in Orange County and Southern California.

Steve Z. has performed over 6,000 home inspections, mold, energy and environmental inspections and is fully certified and insured to meet all your inspection needs. He personally provides all field inspection services and as a result is able to maintain the highest Better Business Bureau rating of A+.

Steve has extensive training and years of experience as a home, mold, energy and environmental inspector that will guarantee that you receive the most thorough, state of the art and comprehensive inspection that follows current industry standards of practice and codes of ethics, a true value and education at a fair price. He conducts every inspection, as if he were moving his own family into the property. Steve also backs up every home inspection with a 90 day warranty, that is purchased on your behalf from American Home Warranty Association.

Unlike other home inspection companies, who will need to refer you to an environmental and/or energy audit contractor, Steve is a nationally certified expert that can handle the job without making you jump through hoops to hire additional people before the end of your inspection period, including the areas of: mold, asbestos, allergens, child safety, radon, formaldehyde, energy, EMF, water quality, and VOC's. As a result of his advanced training, he is able to offer a FREE energy audit and FREE mold investigation as well, with each home inspection.
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Please take the time to read through Steve's home inspector credentials and qualifications as this is so important when hiring an inspector. Don't focus on price alone, focus on value, quality, experience and professionalism. When you hire an inspector, any inspector, you are hiring their individual knowledge, experience and qualifications so make sure you hire the best, not just the cheapest. We are confident that you will be Steve's next satisfied customer.

What Your Home Inspector Does Not To Tell You

Nearly two in five existing homes suffer from some type of major defect. According to the Realty Times, these types of defects can cost as much as $15,000 to repair.

Protect yourself from unexpected repair costs by investing in a home inspection before you buy. Not only can a qualified ASHI home inspector save you money in the long run, but many lending and insurance institutions require an inspection as part of the home buying process.

HOME INSPECTOR - BUYER BEWARE

Here are some things your home inspector may not tell you.

1. Lack of Insurance:
Even the best home inspectors can make mistakes, and the things they miss can wind up causing you major problems. Surprisingly, California does not require home inspectors to carry insurance, and even those with insurance requirements in place may not do enough to protect the client.

Typically, a home inspector's liability tops out at the cost of the inspection. That means that if your inspector misses a major issue, you could be out thousands. To make sure you'll be protected by a home inspection oversight, choose an inspector who carries "Errors and Omissions" coverage. These policies go beyond the basic liability insurance.

2. Illegal to offer repairs:
In fact, California Law and the  American Society of Home Inspectors (ASHI) forbids soliciting repair work based on the results of an inspection performed.

To protect your pocket book, keep inspection and repair work separate, and beware of inspectors who offer their services for other tasks.

3. Inspection of the House only.
As his or her title suggests, your home inspector is looking at the condition of your house, not the grounds or surrounding features. This means he's unlikely to spot problems beyond those on the interior or exterior of the house itself, leaving you vulnerable to issues with outbuildings or fences. Unfortunately, these elements often represent a fairly major expense.

 If you're buying a home that includes a large number of outbuildings or other outdoor features, be sure to negotiate these items into the inspection checklist. If your inspector isn't willing to cooperate, or feels ill-equipped to handle these types of structures, consider hiring an inspector who's more experienced in this type of work.

4. What is Thorough?
In most U.S. States, there are very few standards in place to determine which items should be covered during a home inspection, in California both CREIA and ASHI standards are referenced.  Rather than leave the scope of your home inspection up to the inspector, take the time to hammer out an agreement ahead of time so both parties know exactly what's covered. If you need ideas, look for free checklists provided by the American Society of Home Inspectors at ASHI.org.

5. Finding an inspector through your real estate agent?
Real estate agents often provide recommendations to help clients choose a home inspector. However, with many home inspectors relying on real estate agents for referrals, it may not be in your best interest to blindly follow your agent's advice. These home inspectors know that pointing out flaws in a home can result in a price reduction, or may even kill the deal. To stay on the good side of a real estate agent, some unscrupulous home inspectors might be tempted to ignore or minimize potential problems, which can cost you big money.

Protect yourself by choosing a home inspector who's completely independent from your real estate agent. This way, you're guaranteed that these two professionals will have your best interests at heart, instead of each others'. To find a qualified inspector visit ashi.org.

Of course, if you trust your real estate agent, feel free to give his or her recommendations a shot. Just make sure to vet each potential inspector as an ASHI certified inspector, on your own before agreeing to a deal.

6. What is hidden?
The biggest and most expensive home repair issues are often those hidden away behind your walls or floor coverings. Rotted wood or old wiring can cost big bucks to replace, yet even the best home inspectors probably won't notice these problems.

This is because most home inspections are non-invasive, which means they don't extend beyond the finished surface. An inspector may peel up the edge of a carpet to check the subfloor below, but he won't be able to do the same for ceramic tile, or for items hidden in walls or ceilings. To make his job even harder, unethical homeowners or investors may use paint or other materials to cover up water damage just long enough to get through the inspection and selling process. While there's little you can do to protect yourself from these risks, a trusted home inspector can help you gather as much information as possible as you decide on your purchase.

7. Are we qualified?
California has no certification or training program in place for housing inspectors. This means that a so-called home inspector may have just about as much experience as you do at evaluating the condition of a house.
Steer clear of these inexperienced inspectors and look for professionals certified by a trusted organization within the home inspection industry. The American Society of Home Inspectors requires applicants to inspect at least 250 houses in order to earn membership.

To weed out the inexperienced candidates, ask each inspector about his or her previous experience with residential home inspections and verify that they are certified by ASHI.

8. Not a code inspection.
A code inspection can only be legally done by a local city building inspector; not a home inspector.
Be sure to visit your local city building website or office to review all code paperwork for your property.  A home that's not up to code leaves you vulnerable to both safety and financial risks. It means that your family won't benefit from all the latest safety standards and technologies. It also leaves you footing the bill for code compliance on renovation or repair work. For example, if you decide to add a home addition in the future, you'll likely be required to bring the house up to code first. For big issues like wiring and plumbing, these costs could easily run into the thousands.

9. Safety issues.
The majority of home inspectors do a great job sniffing out problems with a home's basic structure or systems. In some cases, however, more serious issues can easily slip through the cracks. Asbestos, lead, mold, radon and other dangers are typically not covered by home inspections  In many states, inspectors require special licensing and training to deal with these types of problems. Even in states where no special certifications are required, the average home inspector is simply not equipped to detect mold, radon, asbestos or lead. Others may purposely exclude these high-risk elements because of the extreme liability associated with them.

If you're concerned about mold, lead paint, radon or asbestos tile, find a home inspector who is willing and able to handle these elements.

10. Cheaper is better.
See items 1 through 9.

About Steve Zivolich and Guaranteed Property Inspections: www.gpinspect.com

Steve Zivolich, M.A., the owner/operator of Guaranteed Property Inspection and Mold Investigation Inc. has been providing property and environmental inspections for over 13 years in Orange County and Southern California.

Steve Z. has performed over 6,000 home inspections, mold, energy and environmental inspections and is fully certified and insured to meet all your inspection needs. He personally provides all field inspection services and as a result is able to maintain the highest Better Business Bureau rating of A+.

Steve has extensive training and years of experience as a home, mold, energy and environmental inspector that will guarantee that you receive the most thorough, state of the art and comprehensive inspection that follows current industry standards of practice and codes of ethics, a true value and education at a fair price. He conducts every inspection, as if he were moving his own family into the property. Steve also backs up every home inspection with a 90 day warranty, that is purchased on your behalf from American Home Warranty Association.

Unlike other home inspection companies, who will need to refer you to an environmental and/or energy audit contractor, Steve is a nationally certified expert that can handle the job without making you jump through hoops to hire additional people before the end of your inspection period, including the areas of: mold, asbestos, allergens, child safety, radon, formaldehyde, energy, EMF, water quality, and VOC's. As a result of his advanced training, he is able to offer a FREE energy audit and FREE mold investigation as well, with each home inspection.
.
Please take the time to read through Steve's home inspector credentials and qualifications as this is so important when hiring an inspector. Don't focus on price alone, focus on value, quality, experience and professionalism. When you hire an inspector, any inspector, you are hiring their individual knowledge, experience and qualifications so make sure you hire the best, not just the cheapest. We are confident that you will be Steve's next satisfied customer.