Register Real Estate Advisors

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White Board Monday this week is on home inspections; what are they, why do you need one, and what to expect. Enjoy!

I found this article on msn.com
and thought I share.  Be sure to ask me for a recommendation for a good
home inspector.

With home prices down as much as 50% from their peak several years ago,
especially in certain real-estate markets, many people are deciding with good
reason that now is the time to jump into homeownership or to invest in real
estate. While living in a brand-new home has its perks, these newer homes often
lack charm and personality.

This is why some people are drawn to older, historic homes, which are often
oozing with character. The downside is that they can also be money pits and
cause endless frustrations for homeowners. As the owner of a historic home
myself, I’ll be the first to say that owning an old home isn’t for everyone.
But in spite of the time and money I’ve poured into my 1910 Craftsman, I’d
still much rather live here in than in a swanky new subdivision. So how do you
know if owning a historic home is right for you? Here are five questions you
should ask before you sign on the dotted line.

1. Is the foundation solid?

Old homes often have foundation issues, which are incredibly costly to fix.
When you’re looking at a historic home, leave the living room and bedrooms for
last. The most important information is down in the basement. First, check the
foundation for signs of cracks or shifting. Also look for and test for mold in
the home, as it can be a sign of a weak foundation and other problems. You’ll
likely need to get a thorough home-inspection service to tell you for sure if
the foundation is solid, but if you see signs of crumbling or cracks, it’s best
to move on.

2. How old is the electrical wiring?

Many old homes still have the original knob-and-tube wiring. Although it works,
it can pose a fire hazard — especially in the attic, where it’s likely to be
covered by insulation. Evidence of the knob-and-tube wiring will be in the
basement. If the home’s wiring is outdated, make sure you consider the cost of
updating it. It’s a huge, expensive job. I know because I had to rewire my
entire home after I bought it.

3. How old is the plumbing?

If the house still has the original cast-iron pipes, you might need to replace
them because of mineral buildup, corrosion or leaks. Make sure you closely
inspect any exposed pipes in the basement to see if they’re in working order.
Mineral buildup in the pipes won’t be noticeable until you’re trying to take a
shower and realize that very little water is coming out. And if you’re wondering,
yes, I had to replace all my plumbing too. It wasn’t fun.

4. How is the house heated?

Old radiators may add character, but they’re an expensive way to heat the
house. Make sure you carefully analyze how much fuel oil you’ll need to heat
the house. If the home has central heat, check to see how old the furnace is.
This is another expensive replacement.

5. How’s the roof?

Replacing a roof is one of the most expensive home repairs you’ll make. I
replaced mine recently, and I could have taken a plush European vacation on
what I spent. Make sure you check the roof and the attic carefully for leaks.
If the roof is more than 10 to 15 years old, you might need to replace it
sometime during your ownership of the house.

Final thoughts

As you can see, owning a historic home is fraught with potentially expensive
repairs, but don’t let that scare you off from considering buying one. There
are definitely some pros to owning an older home, starting with the fact that
they are typically incredibly well-made and built with good, sturdy materials
and strong craftsmanship. They also usually contain beautiful old wooden
floors, gorgeous trim and molding, heavy wooden doors and cozy fireplaces that
beg to be lit on winter evenings.

I hope you find this information helpful.  Be sure to give me a call
for your buying and or selling needs or email me at meyosha@rrea.com .

I had a chance to talk to Al Spencer, Eyeball Real Estate Inspections, at a home for sale and get him to explain the process of inspections, when to get one, and what they are looking for.

 Preparation Checklist

Exterior List:

• Check to make sure roof and gutters are clear of leaves and debris, and trim trees away from house and roof line.
• Trim landscaping back away from the house and make sure there are at least 3 to 4 inches between the ground cover and brick ledge.
• Make sure exterior crawl spaces are clear of vegetation and debris.
• Check siding, soffits and trim boards for decay.
• Check all stations of your sprinkler system for proper function.
• Make sure all exterior door latches and dead bolts are working properly.

 Interior List:

• Check switches and bulbs on all light fixtures and make sure they are working.
• Check and adjust the downward pressure on the garage door opener.
• Replace all dirty a/c and furnace filters.
• Provide access to electrical panel, furnace, water heater and attic area at time of inspection.
• Be sure to have at least one (1) smoke detector per floor and in bedrooms.
• Check for any leaky faucets or under-counter pipes; also check sink and tub stoppers.
• Check to make sure all windows are operating smoothly and replace any damaged or missing window screens.
• Remove window security screws and provide keys to all security windows.

 These are just a few things that will help the seller at the time of the inspection and have been provided by A Total Inspection Real Estate Inspection Services. 

For buyers, property inspections are very important. Whether you are purchasing a new home or a resale home, I recommend getting an inspection performed so that you know of any defects in the home. If you need a referral to a local inspector, please call me.

It has been my experience that home buyers follow their hearts. They should, of course, because they are making a huge purchase for their family. It’s an important decision and not one you make every day. However, sometimes it is important to set aside emotions and make a clear thinking decision and make sure your dream home is not a money pit.
Always hire a professional inspector to inspect the home you choose before you complete the sale, even if it’s a foreclosure or short sale. There are five key areas to determine if the home has serious problems; roof, foundation, piping, flooding, and unapproved work.

1. Roof – A new roof can cost between $5,000-$15,000 depending on the type.
• A quick method to determine if the roof is leaking is to look in the attic. Warning – don’t climb into the attic yourself, unless you know how to simply open the attic access panel and look inside.
• With a flashlight check the rafters. They should not show water stains, which indicate leaking.
• With the flashlight off, look up at the roof
• Any pintpoints of light shining through indicate a worn roof.

2. Foundation – A cracked foundation is a serious matter. It can cost tens of thousands of dollars to fix it, and, in severe cases, may not be fixable. Keep an eye out for these potential warning signs:
• V-shaped cracks (larger at the top than at the bottom) around the perimeter of the house.
• Cracks in interior walls near corners of doors or windows. Look at all the corners of windows and doors, and at joints where walls meet walls, ceilings, or doors for signs that they are pulling away from each other.
• Doors that stick and squeak.
• Leaks and cracks in and around the fireplace.
• Obvious cracks in the brick and mortar.

3. Piping – Copper piping rarely corrodes and is the plumbing of choice these days, but many older homes have galvanized steel plumbing. After 30 years or so it tends to rust out and leak. Replacing it can cost $5,000 or more, so it’s something you’ll want to watch out for. Call a plumber if you have specific questions.

4. Flooding – If a house is poorly situated on its lot, flooding can occur under the house, which can seriously damage the home. In the basement, check for water stains on the foundation indicating flooding during rainly periods. If you find these, call in a soils engineer to confirm the problem and suggest solutions.

5. Unapproved work – All improvements to the property should have been done with permits from the local building department. Work done without permit may be substandard and , if discovered later, may beed to be ripped out. Go down to your local building department and request copies of permits for all work that was done at the property address. Compare these with any additions or replacements done by the seller. If work was not done by permit, you may ask the seller to obtain permits for the work and bring it up to building-code standards before you purchase.

Copyright 2004 by the Texas Association of Realtors, all rights reserved.

1.  What are your qualifications?  Are you a member of the American Association of Home Inspectors?

2.  Do you have a current license?  Inspectors are not required to be licensed in every state.

3.  How many inspections of properties such as this do you do each year?

4.  Do you have a list of past clients I can contact?

5.  Do you carry professional errors and omission insurance?  May I have a copy of the policy?

6.  Do you provide any guarantees of your work?

7.  What specifically will the inspection cover?

8.  What type of report will I receive after the inspection?

9.  How long will the inspection take and how long will it take to receive the report?

10.  How much will the inspection cost?

Portions adapted from Real Estate Checklists and Systems and used with permission ( http://www.realestatechecklists.com ).  Reprinted from REALTOR Magazine Online by permission of the National Association of REALTORS.  Copyright 2005.  All rights reserved.