EPA and Partners Announce National Plan to Prevent Lung Cancer Deaths Due to Radon Exposure

Today, the U.S. Environmental Protection Agency (EPA), American Lung Association, and other partners are announcing a strategy for preventing 3,200 lung cancer deaths annually by 2020 through radon exposure reduction strategies. Exposure to radioactive radon gas is the second leading cause of lung cancer in America. The goal to save these lives will be achieved by reducing high radon levels in five million homes, apartments, schools and childcare centers. The partnership includes three federal departments and agencies, and nine national organizations. “EPA is very pleased to be a partner in this important life-saving effort to prevent lung cancer caused by radon. Working together creates new opportunities for reducing the risk from radon. Combining our resources will save American lives by magnifying our effectiveness in preventing exposure to radon in homes and schools,” said EPA Administrator Gina McCarthy. The National Radon Action Plan: A Strategy for Saving Lives sets out strategies to drive the changes needed to reduce exposure to radon. Strategies include requiring radon testing and reduction systems as a standard practice in housing finance and insurance programs, and institutionalizing radon risk reduction through building code requirements. The strategy released today builds on the successes of the 2011 Federal Radon Action Plan, which has led to protections from radon in more than 105,000 multi-family homes financed by HUD, among other actions by the federal government. Today’s plan broadens the scope and reach of the Federal Radon Action Plan by including the health, scientific and technical expertise of the national partners. The collaborative strategy announced today aligns federal efforts with those of other national organizations dedicated to lowering radon exposure: the American Lung Association (ALA), American Association of Radon Scientists and Technologists (AARST), the American Society of Home Inspectors (ASHI), Cancer Survivors Against Radon (CanSAR), the Children’s Environmental Health Network (CEHN), Citizens for Radioactive Radon Reduction, the Conference of Radiation Control Program Directors (CRCPD), the Environmental Law Institute (ELI), and the National Center for Healthy Housing (NCHH). In addition to EPA, the federal partners are the Department of Housing and Urban Development (HUD), and the Department of Health and Human Services (HHS). Radon is a radioactive gas that comes from the decay of uranium in the ground. Nearly all soils contain some naturally occurring uranium. Radon seeps up from the soil into buildings where it can accumulate to high levels. Since radon is invisible and odorless, dangerous levels can exist indoors without occupants knowing. Testing is the only way to know the radon level in your home or school. Exposure to radon causes an estimated 21,000 lung cancer deaths annually. After smoking, radon is the second-leading cause of lung cancer. However, affordable measures effective in reducing radon indoors are available, and when employed can prevent radon-induced lung cancer and save lives. The new National Plan can be found at http://www.epa.gov/radon/national-radon-action-plan-strategy-saving-lives. For more information visit http://www2.epa.gov/radon

County First in US to Require Radon Gas Testing

Montgomery residents who sell their homes will have to test for radon and give buyers the results under a bill passed unanimously by the County Council on Tuesday.

Montgomery is the first locality in the country to establish a radon testing requirement, according to the bill’s sponsor, council member Craig Rice (D-Upcounty). Like many other recent regulatory measures passed by the council, however, there are few provisions for enforcement. The radon bill does not specify penalties for noncompliance.

“We’re just trying to get people to test,” Rice said, likening the new requirement to having carbon monoxide detectors in homes and other common safety measures.

Maryland is one of several states that require sellers to disclose to buyers any knowledge of radon in their homes. Buyers often request the test anyway as a condition of sale.

But the Montgomery County attorney’s office told the council that the state law does not create an explicit obligation on the part of the seller to determine whether radon is an issue.

[Do energy-efficient homes lead to elevated radon levels?]

Radon is an invisible radioactive gas produced by the natural breakdown of uranium in rocks and soil. It enters homes through foundation cracks and other openings. According to the Environmental Protection Agency , it is the leading cause of lung cancer among non-smokers and the second-leading cause of lung cancer, after cigarette smoking, for the general population.

Montgomery, Fairfax and other counties in Maryland and Virginia are a “Zone 1” radon risk, according to the EPA. The rating means that indoor radon levels are likely to exceed four picocuries per liter of air. A picocurie is a trillionth of a curie, a measure of radiation.

At that level, the EPA recommends installation of relatively inexpensive ventilation systems that suction the gas out of the ground and into the air.

The real estate industry opposed the county bill, citing the potential for increased costs for sellers. Prior to the vote, the council rejected a last-minute amendment from an industry trade group, the Greater Capital Area Association of Realtors, that would have exempted new single-family homes being sold for the first time.

Home and Mold Inspector marks his 18th. year in business.

Santa Rosa, California (PRWEB) November 24, 2015

Steve Zivolich, the owner and senior inspector of Guaranteed Property and Mold Inspections (GPI) serving Sonoma, Marin, Napa, Orange, Los Angeles, and Riverside Counties in California, has marked his 18th year in business.

Zivolich holds the premier nationally accredited certification for home inspectors by the American Society of Home Inspectors (ASHI). He is also certified as a residential home inspector by the California Real Estate Inspectors Association (CREIA). In addition, he is nationally certified in Mold, Microbial, Asbestos, Lead Paint, Indoor Air Quality, Energy Conservation and Radon inspections/testing. 

Steve serves on the national certification board of directors for the American Council for Accredited Certification (ACAC), which reviews applications for new mold inspectors to be awarded a nationally accredited certification. These unique certifications require both knowledge verification in the science of microbial inspection, but also extensive experience in the field.

Due to his extensive training and experience, his firm is able to provide additional mold, environmental, and energy expertise with a residential home inspection at no additional cost to clients.

"We inspect every home as if we were moving in our own family," stated Zivolich.

Unlike other mold inspection companies, GPI does not try to up-sell its clients with unneeded mold testing. Currently the EPA and the California Department of Public Health discourage such mold testing. Further, since it is a conflict of interest, GPI only inspects, and does not remediate mold, this avoids a financial bias in their findings. It is also a code of ethics violation for a company to both inspect and remediate mold conditions. As a result, GPI holds the highest ratings by the BBB, Angie's List, and Yelp.

Steve has completed over 7,000 home and mold inspections for pre-listing, time of purchase, post-purchase investigations, as well as expert witness testimony.

He is currently providing Mold Inspection seminars throughout the state for real estate professionals, and code enforcement city government inspectors to assist with implementation of the new California Mold law SB 655, which is taking effect on January 1, 2016.

For more information, call toll free (888) 252-2274 or visit the Web site located at http://www.gpinspect.com.

Massachusetts, California Continue to Lead U.S. in Energy Efficiency

WASHINGTON, D.C.—Massachusetts, California and Vermont retained the first, second and third highest rankings, respectively, in the American Council for an Energy-Efficient Economy's (ACEEE) recently released ninth annual State Energy Efficiency Scorecard. Massachusetts has held the top spot for five years. 

The State Energy Efficiency Scorecard analyzes and ranks the effectiveness of state energy-efficiency policies and programs, and offers recommendations on ways to improve. 

According to ACEEE, total savings from energy-efficiency programs in 2014 totaled about 25.7 million MWh, a 5.8% increase compared to the previous year.

Study: Poor Air Quality Linked to Workers' Low Cognitive Function

CAMBRIDGE, Mass.—People working in well-ventilated buildings with below-average indoor air pollution and low carbon dioxide, levels showed better cognitive functioning than workers in "non-green" offices with typical pollutant and CO₂ levels, according to a recent study published in Environmental Health Perspectives.

"These results suggest that even modest improvements to indoor environmental quality may have a profound impact on the decision-making performance of workers," wrote lead author Joseph Allen, director of the Healthy Buildings Program at the Harvard Center for Health and the Global Environment. 

The study of 24 people exposed to different indoor environmental quality conditions over six full work days found that participants' cognitive scores were on average 61% higher on days working in buildings with low pollution levels than on days working in a conventional building. When lowered CO₂ levels were coupled with lower pollutants in buildings, cognitive scores were 101% higher than in conventional buildings.

Top deal-breaker problems in home inspections

The home inspection is a critical stage of the home buying process. It’s an essential step for any buyer and can cause numerous deals to fall apart if any nasty surprises are uncovered. 

Both buyers and sellers should be aware of the types of deal-breaking problems that can crop up in a home inspection.

#3 – “Structural Problems” 
The buyer knows the job is a fixer-upper but comes across more problems than anticipated. They know they’re going to have to carry out basic repairs, but often times in run-down homes there are bigger problems – we’re talking about structural issues, problems with drainage and so on that will cost thousands of dollars to repair. In such cases, these finds can quickly become a deal-killer.

#2 – Expensive Repairs 

Properties of around 20-years old are usually in good condition, but there are many systems that need replacing after this time frame, including the roof, decking, boiler, appliances and so on. Other things like hardwood finishes and carpets may also need fixing, and many buyers are caught out by the length of the maintenance list.

#1 – Cover-ups 

The number one deal-breaker is cover-ups, where previous homeowners may have taken short-cuts on renovations and repairs. Homes which were bought to be flipped often come with nasty surprises like this, wherein the flipper has simply covered up bigger problems like chronic damp, mold or structural issues. 

Caveat Emptor: The Home Inspector

You've found your dream home in the perfect neighborhood. The neighbors are friendly, as are their kids and dogs, the schools are nearby and the price is even below what you were expecting. But wait, you have one more major hurdle before this slice of Norman Rockwell becomes reality: the home inspection, for which the Latin saying "Caveat emptor (let the buyer beware)" was invented.

Common "surprises" inspections uncover include: poor exterior grading, which can lead to basement flooding or leaking; roof leaks; improper wiring; plumbing issues; and heating system malfunctions.

The seemingly every day problems can often prove to be the biggest disasters -- and deal-breakers.

Most of the issues inspectors encounter are relatively simple and can be easily dealt with. But sometimes the cost of fixing these small things can be major. One way the potential buyer can protect him or herself is to make sure, when making an offer on a house, the contract includes a home inspection contingency. This is to ensure, if a costly problem is found, you can require the seller make the repair before the deal closes, negotiate a price reduction to make up for the cost of making the repair yourself, or go look at some different houses altogether.

If a potential buyer balks at the cost of hiring a professional inspector, they should realize that it's a small price to pay, considering what you're gaining. Inspectors tend to base their fee on the square footage of the home being inspected, as well as how complicated the job is...

Buyers can find a certified inspector through the American Society of Home Inspectors (ASHI).

Should I Use the Home Inspector Recommended from My Real Estate Agent

Sometimes Yes, sometimes maybe not.

If you confirm that the home inspector is certified by CREIA or ASHI, you are likely in good hands. These certified inspectors are fully qualified and experience in home inspections. You can confirm their certification by going to CREIA.org or ASHI.org.

If however they are not certified by one or both of these groups, then you should probably pass on your realtors recommendation, and find a CREIA or ASHI certificate in your area. Both websites above have a zip code finder for your use.

Do not be fooled by other agency so called certifications, they are not accredited certifications.

ASHI Home Inspector, the only Accredited Certification by the National Commission for Certifying Agencies

The American Society of Home Inspectors (ASHI) has been approved by the National Commission for Certifying Agencies (NCCA) as a recognized accrediting association for its profession-leading Certified Inspector Program.  

ASHI is now the only accredited home inspection association whose full members have completed a recognized third-party certification process.  All current, full ASHI members have met there quirements for this new certification.  

"The accreditation and certification of ASHI's processes by are cognized third party is an affirmation of the status we hold in the home inspection profession," said Jeff Arnold, executive director,ASHI.  "Our members are recognized as leaders in home inspection by those in and out of the profession and by government entities.  And,achieving certification further validates ASHI member qualifications and professional competence."

ASHI standards for certification are more stringent than other home inspection organizations.  New home inspector members join ASHI as Associates and must accomplish several tasks to become ASHI Certified Inspectors.  Associate members must pass the National Home Inspector's Examination; complete the ASHI Standards of Practice and Code of Ethics education module, undergo an inspection report verification process and conduct 250 paid home inspections.  To remain active in the organization, all members must complete a minimum of 20 hours of continuing education each year. 

"ASHI sets the professional standard on a national level," said Bill Richardson, 2009 ASHI president.  "In an environment where home inspection regulation and licensing are typically performed at a state level and have been at times granted for meeting minimal professional requirements, this national certification denotes a more advanced level of knowledge and practice skill required to become an ASHI Certified Inspector." Richardson added, "It also helps consumers make informed buying decisions and gives them peace of mind when they choose to hire an ASHI Certified Home Inspector."  

ASHI's organizational structure and membership process was thoroughly evaluated by the NCCA Board for compliance with what it requires of a responsible professional accrediting society.

According to Brendan Ryan, ASHI Certified Inspector and Certification Committee chair, "This evaluation process has taken other types of associations up to five years to complete. Due to ASHI's existing structure, standards and ethics, the process was completed in less than two years." 

The NCCA is the professional services accreditation arm of the Institute for Credentialing Excellence.  ASHI chose the organization because it is a recognized leader in setting quality standards for credentialing organizations.  The NCCA requires compliance with 21Standards, each of which has multiple components, in order to grant accreditation status to any association.

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.

Best Home Inspection Award

Steve Zivolich, Guaranteed Property and Mold Inspections, Inc.,  Receives 2015 Best of Irvine Award

IRVINE August 19, 2015 -- Steve Zivolich, MA, ACI, CMC, CCI has been selected for the 2015 Best of Irvine Award in the Building Inspection Services category by the Irvine Award Program.
Each year, the Irvine Award Program identifies companies that we believe have achieved exceptional marketing success in their local community and business category. These are local companies that enhance the positive image of small business through service to their customers and our community. These exceptional companies help make the Irvine area a great place to live, work and play.
Various sources of information were gathered and analyzed to choose the winners in each category. The 2015 Irvine Award Program focuses on quality, not quantity. Winners are determined based on the information gathered both internally by the Irvine Award Program and data provided by third parties.

About Irvine Award Program

The Irvine Award Program is an annual awards program honoring the achievements and accomplishments of local businesses throughout the Irvine area. Recognition is given to those companies that have shown the ability to use their best practices and implemented programs to generate competitive advantages and long-term value.
The Irvine Award Program was established to recognize the best of local businesses in our community. Our organization works exclusively with local business owners, trade groups, professional associations and other business advertising and marketing groups. Our mission is to recognize the small business community's contributions to the U.S. economy.

Smart questions to ask before hiring your home inspector.

1. 
   Are you certified? Make sure they belong to the American Society of Home Inspectors. This shows they can be trusted and are professional.
2. 
   
3. What will the inspection cover? Every inspection is different, ask for copies of previous home inspections so you can see what will be inspected inside the home. Let them know if you have concerns in certain areas.
4. 
   
5. How long will the inspection take? The average on-site inspection time for a single inspector is two to three hours for a typical single-family house; anything significantly less may not be enough time to perform a thorough inspection.
6. 
   
7. 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 your prospective home through the eyes of an expert.
8. 
   
9. How long have you been practicing in the home 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. Newer inspectors can be very qualified, and many work with a partner or have access to more experienced inspectors to assist them in the inspection.

Let the Buyer Beware: Finding A Good Home Inspector

You've found your dream home in the perfect neighborhood. The neighbors are friendly, as are their kids and dogs, the schools are nearby and the price is even below what you were expecting. You can practically picture the fireplace mantel inside covered with family photos and smell the apple pie baking in the state-of-the-art kitchen. But wait, you have one more major hurdle: the home inspection, for which the Latin saying "Caveat emptor (let the buyer beware)" was invented.

Every house has its surprises...

Common "surprises" inspections uncover include: poor exterior grading, which can lead to basement flooding or leaking; roof leaks; improper wiring; plumbing issues; and heating system malfunctions.

Most of the issues inspectors encounter are relatively simple and can be easily dealt with. But sometimes the cost of fixing these small things can be major. One way the potential buyer can protect him or herself is to make sure, when making an offer on a house, the contract includes a home inspection contingency. This is to ensure, if a costly problem is found, you can require the seller make the repair before the deal closes, negotiate a price reduction to make up for the cost of making the repair yourself, or go look at some different houses altogether.

If a potential buyer balks at the cost of hiring a professional inspector, they should realize that it's a small price to pay, considering what you're gaining. Inspectors tend to base their fee on the square footage of the home being inspected, as well as how complicated the job is. According to Vento, the national average runs $300-$500, but can top $1,000 if the job is a big one.

Buyers can find a certified inspector through their real estate agent, although many consumers prefer to find one themselves, so they can be assured of total objectivity in their inspection. In addition to friends, neighbors and relatives, prospective home buyers can contact national organizations, such as the American Society of Home Inspectors (ASHI).

Berkeley enacts balcony safety requirements

A Smart Idea for Sonoma County

BERKELEY -- Starting July, several thousand properties are now subject to periodic inspections of decks and other exposed structures under new rules crafted in response to the June 16 collapse of a fifth-floor balcony at a downtown apartment complex that killed six young adults and injured seven more.

The City Council on Tuesday approved urgency ordinances that require property owners to hire a licensed expert to inspect and certify the structural integrity of decks, balconies, staircases, landings and other weather-exposed areas within six months, and thereafter every three years. The ordinances apply to any residential building with more than three units.

Industry representatives warned that acting prematurely and hastily and without input from experts could have unanticipated and adverse outcomes. But a sense of urgency that the city must take firm action in response to the disaster and do something to protect the public against the possibility of similar ones occurring prevailed throughout the night's often-passionate debate.

The mandated inspections would be performed by a licensed general contractor, structural pest control specialist, architect or engineer. Several residents questioned how the city staff would be able to oversee the program given its current resources. Councilman Laurie Capitelli suggested enlisting the help of the American Society of Home Inspectors, noting that it had done private inspections of 14 balconies in the city's Elmwood section since the accident and had recommended two of those balconies for closure. NEW RULES New inspection rules: Existing decks, balconies, landings and other weather-exposed areas must be inspected and certified by a licensed expert within six months, and thereafter every three years New building standards: set standards for ventilation of weather-exposed structures such as balconies, landings, decks and stairs. require balconies, landings, decks and stairs to be constructed of naturally durable or preservative-treated wood, corrosion-resistant steel or similar approved materials. require wood members that support the floors be separated from them by an impervious moisture barrier. apply to any residential building with more than three units.

Guaranteed Property Inspection & Mold Investigation Inc Receives 2014 Best Businesses of Irvine Award

Press Release

Download a PDF 

Press Release

FOR IMMEDIATE RELEASE

Guaranteed Property Inspection & Mold Investigation Inc Receives 2014 Best Businesses of Irvine Award

Irvine Award Program Honors the Achievement

Irvine, January 9, 2015 — Guaranteed Property Inspection & Mold Investigation Inc has been selected for the 2014 Best Businesses of Irvine Award in the Home Inspectors category by the Best Businesses of Irvine Award Program.

Each year, the Best Businesses of Irvine Award Program identifies companies that we believe have achieved exceptional marketing success in their local community and business category. These are local companies that enhance the positive image of small business through service to their customers and our community. These exceptional companies help make the Irvine area a great place to live, work and play.

Various sources of information were gathered and analyzed to choose the winners in each category. The 2014 Best Businesses of Irvine Award Program focuses on quality, not quantity. Winners are determined based on the information gathered both internally by the Best Businesses of Irvine Award Program and data provided by third parties.

About the Best Businesses of Irvine Award Program

The Best Businesses of Irvine Award Program is an annual awards program honoring the achievements and accomplishments of local businesses throughout the Irvine area. Recognition is given to those companies that have shown the ability to use their best practices and implemented programs to generate competitive advantages and long-term value.

The Best Businesses of Irvine Award Program was established to recognize the best of local businesses in our community. Our organization works exclusively with local business owners, trade groups, professional associations and other business advertising and marketing groups. Our mission is to recognize the small business community’s contributions to the U.S. economy.

SOURCE: Best Businesses of Irvine Award Program
CONTACT:
Best Businesses of Irvine Award Program
Email: PublicRelations@BestBusinesses.biz
URL: http://www.BestBusinesses.biz

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Results of Formaldehyde Testing of Building Liquidator Flooring

We have tested a number of homes for formaldehyde gas levels that have Building Liquidator flooring installed.

Our results so far show formaldehyde levels ranging from .095 ppm to .045 ppm.

These levels are  above California standard of .05 ppm., or within within the standard deviation. In addition, these levels are within the standard deviation of acceptable EPA levels of .1 ppm.

We have recommended that our clients take prompt action; e.g. removing the flooring promptly.

To test for formaldehyde in a home we use the following process that is conducted by a Certified Microbial Consultant. We charge $275 (in the Orange County area of California); which includes the test and written test results from an AHIA lab. Results take about 48 to 72 hours.

Formaldehyde Vapor Monitor

General

The Formaldehyde Vapor Monitor is used to measure personal exposure or room concentrations. This monitoring badge will be accepted in as accurate in any inspection or dispute, because it is validated for accuracy, and analyzed in an AIHA-LAP, LLC accredited laboratory.

Indoor Air Quality

For measurement of indoor air quality, The EPA and The American Lung Assoc. recommend a maximum level of 0.1 ppm; California recommend 0.05 ppm. Some people may be sensitive to lower levels. The monitoring badge is placed in a room with suspect flooring for about 24 hours. Then it will be accurate at a level of 0.003 ppm (3 parts per billion). For a 48 hour exposure, the minimum level is even lower.

OSHA Regulations

Each person who uses formaldehyde as a regular part of their job must have their exposure monitored periodically, according to OSHA regulations. 

There are two conditions that must be met to comply with the OSHA Standards for personal exposure in the workplace. First, the concentration for an 8 hour period must be less than 0.75 ppm. Second, the maximum exposure during any 15 minute interval must be less than 2.0 ppm. There is also an “action level” at 0.5 ppm for an 8 hour period. Above the action level more frequent monitoring is needed to avoid the need for protective equipment and for medical testing. 

The Formaldehyde Vapor Monitor meets OSHA accuracy requirements for both the full shift and short-term measurements.

Principle of Operation

Collection of formaldehyde vapor by diffusion in the monitor and collection on a chemical activated solid adsorbent. Analysis is done by methods validated for accuracy by The Occupational Safety & Health Administration (OSHA) and by The National Institute of Occupational Safety & Health (NIOSH).

Formaldehyde Testing of Building Liquidators Flooring.

Yes we provide this type of testing.

The NIOSH approve testing cost is $195.

The test should be conducted for at least 24 hours.

Real Estate Agent Home Inspector Referrals?

What's Wrong With A Real Estate Agent Recommending A Particular Home Inspector To A Prospective Home Buyer?  Most real estate agencies work on an average commission of 5% paid by the seller of the property. On a house selling for $350,000 there is a potential commission of $17,500. (FYI, real estate commissions are negotiable.) Sometimes a selling agent will recommend particular home inspectors to a prospective buyer, sometimes a list of three is given out. Who are these recommended inspectors? How did they "qualify" to get on the "approved" list of the agent? Is the agent recommending a thorough non-bias inspector or is the agent recommending someone who will help protect the potential commission? Unfortunately, for the prospective home buyer, some real estate agents view a thorough and non-bias home inspection as a threat to their sales commission. Do prospective home buyers have the right to use an inspector of their own choosing?  If a real estate agent tells you that you cannot use an inspector of your choosing, or insists that you use one of their "recommended" or "approved" inspectors, you should contact your attorney. A real estate broker or sales agent who tries to get you to use an inspector of the agent's choice is trying to control the home inspector selection process. Prospective home buyers must keep in mind that real estate agents who receive a commission from the property seller, are working in the best interest of their client, (the seller.) As the prospective home buyer, you are a customer of the agent, not a client. As the prospective home buyer, shouldn't the home inspector you're paying for, be working in your best interest? What Is A "Deal Killer"?  The derogatory phrase "deal killer" is often used by real estate agents to describe independent home inspectors who give buyers objective information in an inspection report, which may lead the buyer to renegotiate or to look at other properties. Many real estate agents view independent home inspectors as a challenge to their ability to generate income. They view these "deal killers" as foes and will use a number of tactics to control the inspector selection process to make sure that the prospective buyers do not retain independent home inspectors. How Does A Real Estate Agent Control The Inspector Selection Process?  There are many tactics used, some subtle and some not so subtle. The agent may discourage the potential buyer from using a certain inspector by making comments like: "That inspector is a deal killer", or "that inspector takes too long" or "we've had trouble with that inspector" or "we don't allow that inspector to inspect any of our listed properties" or "that inspector is too expensive." A twist on the fee tactic is to advise the prospective buyer that they should expect a home inspector to charge around $150 or $200. By advising home buyers to expect these low (unrealistic) fees, agents are trying to steer home buyers to certain inspectors, because the prospective home buyers might limit their search to the "arbitrary" price range set by the real estate agent. The tactics used to encourage a prospective buyer to use a particular inspector include: "We've had good luck with this inspector" or "this inspector has the lowest fee" or "we use this inspector all the time" or "this inspector only takes an hour and he gives you a report right on the spot." For instance, in the first stage of discussion about having the home inspected, the real estate agent may recommend to the buyer a "good" home inspector with whom they have worked with for several years. Some agents may have a list of three inspectors who have been carefully screened not to be deal killers. The list, however, will be long enough to protect the agent from any referral liability should the buyer want to blame the agent for any inspection mistakes. This gives the agent the perfect combination of: A) No liability for the referral; B) The buyer "chooses" an inspector the agent prefers; and C) The buyer's choice is limited to home inspectors who will not hurt the sale. Why Don't I Read About This Conflict Of Interest Situation In The Newspaper?  Simple answer, money! Look at the real estate section of any local newspaper, lots of houses being advertised by real estate agents. Those newspapers don't run those ads for free. How many home inspector advertisements do you see in the newspapers? None. Do you think a newspaper is going to bite the hand that helps feed it? Choose your own inspector! Too find a properly independent certified inspector visit the American Society of Home Inspectors website at: ASHI.org

Keep the cold at bay with these ASHI home winterizing tips

Winter's frigid temperatures are on their way, and if you wait until the cold hits to finally start winterizing your home, it may already be too late to prevent home damage.

Getting started on your seasonal winterizing checklist early will help you prevent costly repairs in the spring. To help you properly winterize your home and prepare for the colder months, the American Society of Home Inspectors ASHI advises you to CHILL by following these tips:

* C: Caulk cracks to stop chilly drafts. Worn-out weather stripping around doors and windows allows cold air to seep into the home, which increases heating costs.

* H: Hustle on important repairs. Get going on those tricky repairs, such as putting insulation around your pipes. Not sure where to start? ASHI recommends a home inspection approximately every four years; this can point you in the right direction.

* I: Inspect your fireplace and flue. Test your fireplace flues for tight seals. If you're feeling a breeze even when the damper is closed, the flue could be warped, worn or even rusted.

* L: Look for deck decay and damage. Fixing any splintering, decay or insect damage on your deck this fall can prevent further deterioration during the winter.

* L: Light your fireplace and chill out. Stay warm this winter and build a fire in your family's fireplace. First check your smoke alarms. You probably will find all of your smoke alarms have ionization detectors. Throw all of them in the trash, even if they are brand new. Replace them with photoelectric alarms. Ionization alarms will let you know when you have burned the toast, but they may not alarm you if you have a deadly, smoldering fire in the middle of the night.

Home Winter Energy Saving Investments

Stay Warm this Winter with these Energy-Saving Investments

Do you need any new appliances, or are you planning to do some remodeling? Consider these energy efficiency suggestions before you purchase.

Choose ENERGY STAR appliances and electronics.When buying new appliances, choose ENERGY STAR-certified models. For example, a new ENERGY STAR refrigerator uses about 20 percent less energy than a standard new refrigerator, and 46 percent less than one made in 1980. A new Energy Star® clothes washer uses nearly 50 percent less energy than a standard washer.

Install a programmable thermostat. If you have a heat pump, select a model designed for heat pumps. Setback thermostats can save up to 15 percent on energy costs.

Increase ceiling insulation. If your ceiling is uninsulated or scantily insulated, consider increasing your insulation to up to R-38 to reduce heating costs by 5 to 25 percent.

Seal ducts. Leaking ductwork accounts for more than 25 to 30 percent of heating costs in an average California home. Consider hiring a contractor to test the tightness of your ducts and repair leaks and restrictions in your duct. Many utility companies have programs to assist you.

High-efficiency windows. If you are planning to replace your windows, choosing ENERGY STAR windows can reduce your heating and cooling costs by up to 15 percent.