25% of homeowners wouldn't buy their home again.

 One out of four homeowners admit they wouldn’t buy their home again if they had the chance, according to a recent survey by real estate brokerage Redfin.

Half of homeowners admitted to having regrets about their home purchase in a similar study by Trulia released last August. The majority of people with buyer’s remorse said they regretted choosing a home that wasn’t large enough for them. 

One in five homeowners said they wish they’d inspected the home more carefully before moving in— a trend that doesn’t surprise Park.

In order to compete with other bidders, he’s seen many homeowners signing contracts and moving in without getting a professional home inspection.

“In competitive markets like D.C., it’s not rare to just forego a home inspection or say you won’t ask for any repairs,” he says. “People are doing that and purchasing properties they could possibly have to dump tens of thousands of dollars into later.”

This is the kind of mistake that Trulia real estate expert Michael Corbett says is a “disaster waiting to happen.”

“I would never waive an inspection,” he says. “I would pass on the house before I’d waive on an inspection, mainly because I may get to a house and realize [too late] that there are issues.”

The biggest factor contributing to homebuyers’ remorse appeared to be affordability. Nearly one-third of homeowners who reported a household income of less than $100,000 said they were unhappy with their decision. In contrast, just 14% of homeowners who earned more than $100,000 said they were unhappy, according to the survey.

Younger homeowners were also more likely to have regrets. About 28% of homeowners under 65 said they regretted buying their home, compared to 14% of senior homeowners. And one in five homeowners with kids still living at home said they regretted their home purchase as well.

Redfin’s findings come around the same time as new home sales have begun to lag in the U.S. Sales of single-family homes fell by 14.5% to an eight-month low in March, with just 384,000 units sold. Experts have blamed slow sales on bad weather, low home inventory, rising mortgage rates, and a rise in vacant homes (homes that are under repair or being rented).  Whatever the case, one thing is certain  — buyers today are at a distinct disadvantage when it comes to finding a home that meets every point on their checklist.

“One of the biggest regrets homeowners have is feeling pressured [to buy],” says Marshall Park, a Redfin agent based in Washington, D.C. “There aren’t enough homes on sale now, they’re sort of under the gun to buy their home.

In other cases, owners said they loved their home but were unhappy with their chosen neighborhood. Neighborhood-related complaints made up four of the top 20 homeowner regrets in Trulia’s report. Fourteen percent of homeowners said they wish they’d vetted their neighborhood more, and 15% wished they had picked one closer to work.

“Very often our clients fail to do basic research and end up living in the right house but the wrong town,” says Ali Bernstein of Suburban Jungle Realty Group, which specializes in helping New York City renters transition into suburbia. “Agents are there to sell you the house, but the way the real estate market is set up, they don’t tell you about the towns. You’ve got to find a town that fits your personality.”

So how can you make sure you get through the whole home buying process without disappointment? Here are a few tips.

Don’t bite off more than you can chew. Your housing costs should typically take up less than one-third of your total household budget (or 40% for those who live in high-cost areas like New York or San Francisco) — property taxes and homeowner’s insurance included. Free mortgage calculators are plentiful online and can give you a pretty good estimate of what you can afford in your area.

Think beyond the inspection. In addition to a home inspection, don’t kid yourself into thinking maintenance costs end there. “People forget about the ongoing homeownership costs,” says Corbett.  “Not just the closing costs, but the ongoing homeownership costs and keeping a slush fund for ‘invisible systems’ like electric and plumbing that will eventually break down.”  Keep an emergency savings account flush with at least $1,000 to handle any unexpected maintenance issues.

Hire a good real estate agent. In Redfin’s survey, more than 30% of homeowners said they felt like their real estate agent wasn’t very helpful, and another 8% said their agent was the worst part of the homebuying process. Always vet your real estate agent. Ask trusted friends and family for recommendations and come up with a list of your top picks. It’s wise to arrange to meet in person at their office. Not only will you get a sense of their personality, but you can take a look around their workspace to see how seriously they take their job.

Get to know your neighborhood. With such low inventory out there, buying a home can feel like a dog-eat-dog competition. Take the time to vet your choice of neighborhood before rushing a bid on a home there. That means driving by at several times throughout the day — morning, noon and night — to get a feel for the environment. You might discover a nearby highway makes too much noise at night, or morning school bus traffic that could make your commute a disaster. 

Danger of Radon Gas Ignored as Part of Home Inspections

The primary cause of preventable mortality in U.S. homes is from Radon gas. Radon causes 21,000 lung cancer deaths in the U.S. Both the U.S. Surgeon General and the EPA have identified Radon gas as the second leading cause of lung cancer, as well as the primary cause of lung cancer in non-smokers. For over two decades, the EPA has recommended that all homes be tested for Radon. One in fifteen homes have Radon gas levels that are at levels determined as a significant risk to the occupants. 

While testing and correction of the radon levels is relatively inexpensive, I find that the majority of my home inspection clients in Southern California opt out of testing, again to save money, and or lack of acceptance regarding the real and present danger of Radon. Clients can see the potential danger of a trip hazard, but they cannot see, taste or smell Radon gas.

In addition, I listen weekly to real estate agents, property owners, bankers, and investors insisting that there is no Radon in California. At the same time, the California Department of Health, has determined through thousands of Radon test results, that radon is found in all areas of California and causes 2,000 annual lung cancer deaths.

California law requires that the Radon gas test be conducted by a Department of Health registered radon technician, during a real estate escrow, to prevent tampering. However, a new homeowner can conduct their own test after they take possession of the property. Low cost Radon test kits (about $10-$30), can be obtained from local hardware stores or over the internet.

The other primary annual causes of preventable death in U.S. Homes include: falls 6,000; Poisoning 5,000; Fires 3,000; and Air Obstructions (strangulations) 1,000. Home Inspectors can report on safety prevention issues for all of these items as well: Falls (stairs, handrails, flooring, grounds); Poisoning (child safety latches); Fires, (smoke detectors, fire egress, electrical); Air Obstructions (window cover cords).

The home inspectors primary standard of care is to advise and educate their clients on home safety conditions and prevention strategies for these primary in-home safety issues. It is critical that home inspectors continue to inspect, educate and report to their clients on these safety conditions to help prevent tragic, but preventable deaths related to Radon gas.

About Guaranteed Property Inspections

For more information on Radon and home inspections or to contact the author, please visit: http://www.gpinspect.com

Steve Zivolich, is an ASHI/CREIA/NEHA Certified Inspector and owner of Guaranteed Property Inspection and Mold Investigation in Southern California. He is also certified in: Radon, Mold, Energy Efficiency and Asbestos testing.

Mold Inspection Companies Are Not Regulated in California.

Mold inspection companies are not regulated in California. 

As a result of lack of regulation, the majority of mold inspectors are not properly certified, trained or experienced to provide adequate indoor air quality services that they are selling. Most of these inspectors have completed a one day class, and say they are certified based on a class attendance certificate. Their primary goal is to make money, rather than provide a high level of service.

THE CONSUMER MUST BEWARE.

As a nationally recognized expert in property and mold investigations, I have reviewed several other mold inspection company reports that lack current industry standards. Many of these inspectors have been referred by real estate agents, that are not aware of recommended certifications and experience required of a competent mold inspector. 

Here are some tips on making sure your mold inspection company is properly qualified.

1. What should a 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 thermal imaging, photos and 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. State of the Art 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 for more than 7 years. The cost of this test has been decreased to the point that it is similar to the older and the less reliable approach of air testing. Recent research has also determined that even the best mold inspectors miss 52% of mold problems without the ERMI test. For more information on the ERMI test process visit a description at my website: ERMI

If your mold inspector is not familiar or negative about the ERMI, or other advanced DNA mold based testing techniques, this should be a warning sign to you.

Note that do it yourself mold tests sold at retailers or on-line are not valid or reliable.

3. Experience in the mold inspection profession.

The inspector should be able to provide his or her history in the profession and perhaps even a few names as referrals. This is a profession where experience counts; mold investigation is an ongoing scientific work in progress.

4. Experienced in residential and or commecial inspection.

Related experience in property inspection and certification by ASHI and 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. Repairs or remediation based on the inspection.

This is considered at code of ethics violation to offer both inspection and mold 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. 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.
Free does not mean free, since these inspections are performed by remediation companies who will up charge on the repair end, or charge high prices for mold testing.

7. The inspection report.

Ask to see report 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 24-48 hours of the inspection or lab sample results. SAMPLE MOLD REPORT

8. 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. Certification in Mold Investigation.

There are many questionable "certifications" for mold inspectors. 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 the overwhelming majority of mold inspectors are not ACAC certified and are poorly trained and qualified for the work they are offering; buyer beware; there is no license or government over site of inspectors or remediators.

10. 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 7,000 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, radon, EMF/RF and environmental inspections,  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.

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 limited 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. www.gpinspect.com

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.