Do You Really Want a Cheap Home Inspector?

When it comes to choosing a home inspector you don't want "cheap"--you want "good." 

A good home inspector can save you more money than the extra he/she might cost compared to someone who just breezes through the place. If you're considering a house purchase, it's in your best interest to learn as much as possible about the house, and I don't think you'll get that from "cheap."

Look for someone with lots of experience working in your area.  In California the inspector should be certified by CREIA or ASHI; better if certified by both. 

Also review them on the BBB site; do not rely on Angies, Home Advisor list etc., or your real estate agent.

One in five homeowners said they wish they’d inspected the home more carefully before moving in— a according to a survey by Trulia.

In order to compete with other bidders, many homeowners are signing contracts and moving in without getting a professional home inspection. Or hiring the cheapest home inspector, rather than one certified by ASHI.

In competitive markets like  it’s not rare to just forego a home inspection or say you won’t ask for any repairs. People that are doing that and purchasing properties that 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.”

Home Inspectors - Buyer Beware!

What to do Before You Hire Me (Your Certified Home Inspector)

If you're buying a house, you should get a professional home inspection. Its just that simple. Do it.

We professionals have the tools, knowledge, and experience to guarantee there aren't any unexpected or expensive surprises for you and your family after you move in.

There is one small problem, however. The home inspection occurs after you have already made an offer to buy the house, and it can cost you a few hundred dollars in non-refundable cash.

Save yourself the headache and expense by checking these seven problem spots first.

A leaking roof = an expensive roof.

1. The roof 
As you approach the house, make sure to take a good look at the roof. Check for consistency on the shingles and to see any obvious sagging in the structure. Replacing a roof is an expensive and highly annoying operation -- save yourself from that nightmare by thoroughly inspecting it up front.

HOME INSPECTOR - BUYER BEWARE!

2. The heating and air conditioning 
While you are touring the home, ask if you can turn on both the heat and air conditioner. Find a vent and feel the temperature of the air. If you turn on the heat and cold air continues to blow, that's a problem. Go a step further as well and inspect the HVAC unit itself. Most units have a lifespan of 10-15 years, so be wary of older units. Replacing the entire unit can cost several thousand dollars; even replacing a compressor can put you back over a thousand alone. With those kind of dollars on the line, it pays to make sure the HVAC is squared away up front.

3. Under the house
 For many of you, the idea of getting onto your hands and knees and squirming into the crawlspace below the house is probably off-putting. The inspector you'll eventually hire will certainly do this, but its worthwhile for you to do it as well. The crawlspace is a very common problem area in many homes -- it is often home to water damage, foundation problems, and sometimes mold or fungus.  

A dry crawlspace is a happy crawlspace.

There are a few problems that exist in homes that should cause you to run, not walk, away from the deal. Many of those problems exist in the crawlspace. Its worth it to put on a pair of overalls and check for water damage, sagging floor joists, or mold. The inspector should find this damage later on, but you can save yourself a few hundred dollars by finding it yourself first.

4. Review historic utility bills 
The quickest and simplest way to evaluate a home's energy efficiency is to view historic utility bills. If the insulation is inadequate or the windows are in need of replacing, these bills can let you know of the problem without any knowledge of home construction. In peak seasons, the cost of heating and A/C can be expensive and dramatically impact the affordability of a home. Make sure you understand your monthly energy expenses; they must be paid just the same as the mortgage, insurance, and property taxes. 

5. Check on the property tax bill 
Speaking of expenses, make sure to check the tax bill for the property. Depending on the county, city, or neighborhood, the tax rate may be considerably higher than another property just down the road. If the tax assessed value of the property is markedly different than the market value, its possible to request an updated value from the county or city that could reduce the tax burden. However, this process can take time, and you could be obliged to pay the steep tax bill before the tax assessor updates the value. If the location is just right, this may be acceptable; just make sure you understand beforehand all the expenses you will be paying monthly.

Are you covered?

6. Look in the attic
Like the crawlspace, the attic is a critical and often overlooked area of the house. Check the insulation; there should be 6-12 inches of fiberglass insulation, with six inches in more moderate climates and more in colder environments. The attic should be dry, and there should be no visible damage to any of the trusses. Sagging, cracking, or rot are obvious bad signs. 

7. Check the plumbing
This is particularly important for older, existing homes as plumbing systems installed years or decades ago could have significant and expensive damage. Check under the kitchen cabinets and sink and all around the bathroom sink, tub, and toilet. Check that the faucet's hot water works and ensure that the water heater isn't too old, rusted, or otherwise in disrepair. Its also worth it to taste a swallow of water from the faucet; even in areas with high-quality treated water, the pipes in the home may be corroded and tainting the water. A quick taste test will go a long way, and it's free!

Buying a home is a major purchase. A lot of money is on the line, in addition to the comfort, stability, and lifestyle of you and your family. You should always, without exception, hire a professional home inspector to provide you with a report before closing on your home. 

But before you even make an offer, you should personally check these places. In the best case, you'll love the home even more, and in the worst case, you'll save yourself a few hundred dollars and several weeks of wasted house hunting time.

Choose Your Home Inspector Wisely

Hiring a professional home inspector before purchasing a home is a smart thing to do,

but how does one find a non-bias inspector?

Only one state recognizes the potential conflict of interest when a real estate agent selling a home also recommends a home inspector to the buyer. Massachusetts is the only state that prohibits an agent selling a home from being involved in the inspector selection process.

Some people may ask, “what’s wrong with the real estate agent recommending a home

inspector to a prospective buyer?” The answer is: A selling real estate agent works for

their client (the seller.) A home inspector works for the person who hires him/her (the

prospective homebuyer.) There have been many cases of unhappy buyers and at least

one court case involving agent referred home inspectors.

http://lawlibrary.rutgers.edu/courts/appellate/a6252-99.opn.html

One home inspector association, the Independent Home Inspectors of North America

http://www.independentinspectors.org/, advocates for the removal of real estate agents

from the home inspector selection process. This organization was started to give

prospective homebuyers a chance to obtain the services of non-bias professional home

inspectors. IHINA director, Dennis Robitaille, admits membership is growing slowly due

to the dependency many inspectors have with real estate agent referrals.

One in five homeowners said they wish they’d inspected the home more carefully before moving in— a according to a survey by Trulia.

In order to compete with other bidders, many homeowners are signing contracts and moving in without getting a professional home inspection. Or hiring the cheapest home inspector, rather than one certified by ASHI.

In competitive markets like  it’s not rare to just forego a home inspection or say you won’t ask for any repairs. People that are doing that and purchasing properties that 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.”

BUYER BEWARE!

National Radon Action Day

It is that time of year again for National Radon Action Day.  Maybe you got a call to help in the past, when we stomped the halls of DC, and couldn't join up, but you REALLY wanted to?

This is your year to make a difference for CanSAR, for your business, and for the victims of radon-induced lung cancer!  This is your year to join us in speaking with members of congress responsible for making radon policy!  The time is now to speak up for radon policy change!

How it works:  Pre-register to join us in DC.  Volunteers are grouped together with an experienced team speaker; appointments are made in advance with policy makers; and with the help of your leader, training, and the support of CanSAR - your voice is heard.

Training:  Everyone who attends, is trained in how to effectively advocate for radon policy change.  This year we have added a BIG BONUS - CE Credits!   A special educational package will be delivered, which is designed to prepare you to become a policy advocate champion in your local community.  To register for the CE Credit Course visit the AARST Bookstore.

Earn Continuing Education Credits while Improving Radon Policy

Travel:  Volunteers are responsible for their own transportation, lodging and meals.  Mass transportation will be used for the day's activities so dress warm and wear comfy shoes.

 

Register: All Volunteers must pre-register. * Volunteers participating without earning CE Credits, Register with Angel Price.
* Participants who want to earn CE Credits, register through the Bookstore.  Either way, once you have registered, you will receive a detailed agenda, and information outlining the program.

We look forward to another very successful year!

Won't you please join CanSAR in this very important mission?

Healthy Regards, EPA Radon Information for Buyers and Sellers

National Radon Month by EPA

As Americans across the country look for ways to improve their health this New Year, the U.S. Environmental Protection Agency is highlighting radon testing and mitigation as a simple and affordable step to significantly reduce the risk for lung cancer. Radon is a natural colorless, odorless radioactive gas, and is the leading cause of lung cancer among non-smokers, but testing for radon and reducing elevated levels when they are found can make your home healthier and safer.

EPA Info on Radon
More Info on Radon from the EPA

“Testing for radon is an easy and affordable way to protect your family’s health,” EPA Administrator Gina McCarthy said in a press release. ”Radon is a radioactive gas that can be found in homes all across the country; the only way know if your home has high levels is to test it.”

Part of EPA’s radon action campaign is to remind people to “Test, Fix, Save a Life,” and to recognize every January as radon action month.

• Test: All homes with or without basements should be tested for radon. Affordable Do-It-Yourself radon test kits are available online and at home improvement and hardware stores, or you can hire a qualified radon tester.
• Fix: EPA recommends taking action to fix radon levels at or above 4 picoCuries per Liter and contacting a qualified radon-reduction contractor. In most cases, a system with a vent pipe and fan is used to reduce radon. Addressing high radon levels often costs the same as other minor home repairs.
• Save a Life: 21,000 Americans die from radon related lung cancer each year. By fixing elevated levels in your home, you can help prevent lung cancer while creating a healthier home for you and your family.

Taking action to test and fix high levels of radon gas is not only a strong investment for your health, but also for your home. Radon test results are a positive selling point for those putting a house on the market and in many areas is a required part of real estate transactions. In addition, if you are looking to build a new home, there are now are safer and healthier radon-resistant construction techniques that home buyers can discuss with builders to prevent this health hazard.

Danger of Radon Gas in Homes Ignored in Orange County CA

EPA Link for More Radon InfoThe 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 Orange County 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 $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.

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.