Reversed Polarity: Electrical mistakes and improper wiring
This happens when the hot and neutral wires get flipped around at an outlet. Reversed polarity creates a potential shock hazard, but it's usually an easy repair.
A brief definition of Hot and Neutral wires: On a standard outlet, which is technically called a duplex receptacle, there are two wires that carry electricity. One of these wires is connected to the earth, or ‘grounded', and this wire is called the grounded conductor. This wire is commonly referred to as the neutral wire, and it should always be white (unless it's an old home with cloth covered wires). The other wire doesn't get connected to the earth, and it's called the ungrounded conductor, or hot wire. This wire can be any color besides white or green, but it's usually black. Because the hot wire completes a circuit by coming in contact with the earth, if you touch a hot wire and you're in contact with the earth (which is pretty much always), you'll become part of the circuit. In other words, you'll get shocked.
Damage to electronic components: I've heard that reversed polarity can cause damage to some electronic equipment, such as computers. I researched that theory for this blog and I couldn't find any evidence to support it. Why would electronic equipment care which wire is connected to the earth? It doesn't. Reversed polarity is a shock hazard only. Electronic equipment will still function fine.
How to fix: Get an electrician. The electrician will check the color of the wires feeding to the outlet. If the white wire is connected to the smaller slot on the outlet, then the outlet was wired backwards. The fix is as simple as swapping the wires around on the outlet. If the wiring appears correct at the outlet, this means the white wire is now the hot, and a problem exists somewhere upstream from the outlet. This will take more investigation to determine exactly where the wiring went wrong. Simply swapping the wires at the outlet would not be an acceptable fix.
The bottom line is that reversed polarity at outlets is a shock hazard. Electronic equipment plugged in to an outlet with reversed polarity will still function properly. You can test for reversed polarity at your outlets with an inexpensive outlet tester. If you have outlets with reversed polarity, have this condition corrected by an electrician.
http://www.atexinspects.com
Monday, July 26, 2010
Termites in the Home
Termites in the Houston Home
Termite Protection:
The Bugging Question
What do you feel when you hear the word termite?
This family of miniscule hungry insects can strike fear into even the most confident of homeowners.
Are there low-tox or nontoxic methods to discourage these home-eating pests?
What should you know about these pesky house invaders?
Types of Termites
Two of the most common types are Dry wood and Subterranean. In the Houston area, the vast majority of wood-boring insect problems
stem from the subterranean (meaning, in the soil) variety.
Dry wood termites live inside of wood, and can cause structural damage. They tunnel through wood, and can access a home through its
walls. Tight construction is a must to protect the home. Caulking joints is also important, as their bodies are very small and can bore into
tiny cracks and crevices. Using Boric Acid on the wood used for framing is considered by some to be an effective deterrent.
Subterranean termites, the most common, can also cause structural damage. They, too, tunnel through wood. But unlike the Dry wood
pests, the subterranean bugs must have moisture to survive. These insects look for ways to move from the soil into the wood structures.
They create tiny tubes made of earth, through which they tunnel, and these are kept moist. These subterranean pests tunnel through, but
do not live in the wood.
Termite Prevention
What is a homeowner to do to prevent these pesky pests from wreaking havoc inside their walls?
Let's discuss what you, as a homeowner, can do to discourage nest-building from the start of your project. Then we will look at some of
the common barriers used to deter these home-eating mini-monsters.
Preconstruction and Construction Practices
One of the best bug deterrents is a poured, reinforced concrete foundation free of any cracks. Block foundations give plenty of hiding
spaces for mud tubes to be built in search of your wood.
Be certain that your builder plans for drainage to be taken AWAY from your foundation. This is critical, not only to keep your basement
dry, but to keep moisture from inviting pests.
Do not allow any lumber, mulch, or other wood products to be stored near or under your crawl space or foundation. Be sure that any
shrubs or trees are not planted too close to the home. They may invite too much moisture to your foundation if not given enough space.
Since subterranean termites thrive in moisture, it is critical to keep the wood in your structure well above the ground, and to moisture
seal any wood that is near ground level. Some recommend that wood be no nearer than 6-18" above the ground - the higher the better.
Be sure to insist (consider adding this to your contract) that all lumber and stumps, dead trees, scrap wood, etc, be REMOVED from the
site after construction. You may also prefer to schedule periodic removal while construction is still in process.
Backfill should NEVER contain wood, scraps, stumps, OSB board, or anything that would attract insects and give them a convenient fuel
station on the way to their favorite diner (your house)!
Types of Termite Barriers
There are several types of barriers.
These may be divided into 3 categories:
1. Chemical
2. Physical
3. Biological
Chemical treatment is common in many areas.
Termite Inspections
Why Inspect?
Every year thousands of homes are attacked by termites or other wood destroying pests. Home purchasers need to know if these pests
are present before investing their money. Therefore it is wise to have the property inspected by a representative of a licensed pest
control company who can detect the presence of wood destroying pests and can provide a report on his findings.
Who Orders An Inspection?
A pest control firm may be selected by the seller or his agent, lending institution, or buyer, depending on the state's real estate laws or
established practice. As a purchaser, you should be advised as to which company is doing the inspection and in some areas as a buyer
you can make the selection. A termite inspection can be ordered for your convenience at the same time you order your home inspection.
What Does The Inspection Entail?
A qualified representative from the licensed pest control company will perform the inspection. He inspects all visible areas of the
structure which are readily accessible to him. If he finds evidence of an infestation he reports the evidences on a specified form. An
inspection may include sounding or probing areas where infestations are suspected.
What If Evidence Of An Infestation Is Found?
The company will recommend the appropriate treatment to control the pest. For termites, a treatment is usually warranted for a year,
Meaning if an infestation is found while the warranty is in effect, the company will retreat at no charge to you.
Please contact us today at ATEX Inspects to order your complete home inspection,. For your convenience, we will be glad to order a
termite inspection to be performed by a licensed Pest Control Inspector at the same time as your home inspection. For both services,
contact us today at ATEX Inspects - 281-216-1171.
http://www.atexinspects.com
Termite Protection:
The Bugging Question
What do you feel when you hear the word termite?
This family of miniscule hungry insects can strike fear into even the most confident of homeowners.
Are there low-tox or nontoxic methods to discourage these home-eating pests?
What should you know about these pesky house invaders?
Types of Termites
Two of the most common types are Dry wood and Subterranean. In the Houston area, the vast majority of wood-boring insect problems
stem from the subterranean (meaning, in the soil) variety.
Dry wood termites live inside of wood, and can cause structural damage. They tunnel through wood, and can access a home through its
walls. Tight construction is a must to protect the home. Caulking joints is also important, as their bodies are very small and can bore into
tiny cracks and crevices. Using Boric Acid on the wood used for framing is considered by some to be an effective deterrent.
Subterranean termites, the most common, can also cause structural damage. They, too, tunnel through wood. But unlike the Dry wood
pests, the subterranean bugs must have moisture to survive. These insects look for ways to move from the soil into the wood structures.
They create tiny tubes made of earth, through which they tunnel, and these are kept moist. These subterranean pests tunnel through, but
do not live in the wood.
Termite Prevention
What is a homeowner to do to prevent these pesky pests from wreaking havoc inside their walls?
Let's discuss what you, as a homeowner, can do to discourage nest-building from the start of your project. Then we will look at some of
the common barriers used to deter these home-eating mini-monsters.
Preconstruction and Construction Practices
One of the best bug deterrents is a poured, reinforced concrete foundation free of any cracks. Block foundations give plenty of hiding
spaces for mud tubes to be built in search of your wood.
Be certain that your builder plans for drainage to be taken AWAY from your foundation. This is critical, not only to keep your basement
dry, but to keep moisture from inviting pests.
Do not allow any lumber, mulch, or other wood products to be stored near or under your crawl space or foundation. Be sure that any
shrubs or trees are not planted too close to the home. They may invite too much moisture to your foundation if not given enough space.
Since subterranean termites thrive in moisture, it is critical to keep the wood in your structure well above the ground, and to moisture
seal any wood that is near ground level. Some recommend that wood be no nearer than 6-18" above the ground - the higher the better.
Be sure to insist (consider adding this to your contract) that all lumber and stumps, dead trees, scrap wood, etc, be REMOVED from the
site after construction. You may also prefer to schedule periodic removal while construction is still in process.
Backfill should NEVER contain wood, scraps, stumps, OSB board, or anything that would attract insects and give them a convenient fuel
station on the way to their favorite diner (your house)!
Types of Termite Barriers
There are several types of barriers.
These may be divided into 3 categories:
1. Chemical
2. Physical
3. Biological
Chemical treatment is common in many areas.
Termite Inspections
Why Inspect?
Every year thousands of homes are attacked by termites or other wood destroying pests. Home purchasers need to know if these pests
are present before investing their money. Therefore it is wise to have the property inspected by a representative of a licensed pest
control company who can detect the presence of wood destroying pests and can provide a report on his findings.
Who Orders An Inspection?
A pest control firm may be selected by the seller or his agent, lending institution, or buyer, depending on the state's real estate laws or
established practice. As a purchaser, you should be advised as to which company is doing the inspection and in some areas as a buyer
you can make the selection. A termite inspection can be ordered for your convenience at the same time you order your home inspection.
What Does The Inspection Entail?
A qualified representative from the licensed pest control company will perform the inspection. He inspects all visible areas of the
structure which are readily accessible to him. If he finds evidence of an infestation he reports the evidences on a specified form. An
inspection may include sounding or probing areas where infestations are suspected.
What If Evidence Of An Infestation Is Found?
The company will recommend the appropriate treatment to control the pest. For termites, a treatment is usually warranted for a year,
Meaning if an infestation is found while the warranty is in effect, the company will retreat at no charge to you.
Please contact us today at ATEX Inspects to order your complete home inspection,. For your convenience, we will be glad to order a
termite inspection to be performed by a licensed Pest Control Inspector at the same time as your home inspection. For both services,
contact us today at ATEX Inspects - 281-216-1171.
http://www.atexinspects.com
Home Handyman Electricians
Home Handyman Electricians – Normally A Bad Idea
During one of our daily home and commercial property inspections, we have seen quite a few home handyman electrical wiring jobs. This recent one tops our current list of "What were they thinking, or as we say in the South, “ Who da thunk it?"
I had started to inspect the main electrical panel and had found some circuit breakers missing in the panel along with open holes in the panel where the breakers use to be. This is an unsafe, but common problem found in older homes because it allows direct access to the interior of the main panel where lots of volts and amps reside. OK, there are missing breakers and the interior panel has an open hole in it at about head height for a child. Very unsafe, very accessible and very dumb!
Later while inspecting the garage, this is what I found.
There is one of the missing breakers. We never recommend wiring a breaker into a mess of wires and just suspending it in mid-air but that is what our home handyman did. That is very unsafe. The image of it in my mind still gives me chills! I still wonder from time-to-time where that second breaker went... Of course there were numerous other wiring mistakes found throughout the home to include improper wire splices, loose wiring, loose outlets hanging out of the wall and light bulbs hanging from the ceiling by the electrical sockets. It was a wiring nightmare to say the least.
If you need electrical or complete home inspections, please contact us at 281-216-1171.
Visit our web site for more home inspection information at: www.atexinspects.com
Posted by Robert Welch, ATEX Inspects – Houston Home Inspector on June 13, 2010
During one of our daily home and commercial property inspections, we have seen quite a few home handyman electrical wiring jobs. This recent one tops our current list of "What were they thinking, or as we say in the South, “ Who da thunk it?"
I had started to inspect the main electrical panel and had found some circuit breakers missing in the panel along with open holes in the panel where the breakers use to be. This is an unsafe, but common problem found in older homes because it allows direct access to the interior of the main panel where lots of volts and amps reside. OK, there are missing breakers and the interior panel has an open hole in it at about head height for a child. Very unsafe, very accessible and very dumb!
Later while inspecting the garage, this is what I found.
There is one of the missing breakers. We never recommend wiring a breaker into a mess of wires and just suspending it in mid-air but that is what our home handyman did. That is very unsafe. The image of it in my mind still gives me chills! I still wonder from time-to-time where that second breaker went... Of course there were numerous other wiring mistakes found throughout the home to include improper wire splices, loose wiring, loose outlets hanging out of the wall and light bulbs hanging from the ceiling by the electrical sockets. It was a wiring nightmare to say the least.
If you need electrical or complete home inspections, please contact us at 281-216-1171.
Visit our web site for more home inspection information at: www.atexinspects.com
Posted by Robert Welch, ATEX Inspects – Houston Home Inspector on June 13, 2010
Home Improvements That Pay Back
Home Improvements that Pay You Back
Purchasing a home is perhaps the most significant investment you’ll ever make. One way that millions of Americans are increasing the return and value of their homes is through remodeling. Remodeling is not only a great way to enhance your investment, but it can also
provide you with greater satisfaction with your living environment. But before you call the contractor, there are a few other things to consider.
“Remodeling projects can offer significant rewards whether you are looking to put your house on the market in the immediate future or even if you are not interested in selling for years to come,” says Jim Ferriter, executive vice president, retail lending for GMAC Mortgage. “But before you get started, you need to identify which remodeling projects will increase both the resale value of your home as well as your day-to-day comfort.”
Here are some ideas from GMAC Mortgage for home improvement projects that pay off.
Kitchens. Kitchen remodels are among the best for recouping the cost of renovations. Modernize with new appliances, counter tops and cabinets.
Bathrooms. Adding a bathroom increases the value of your home. So does upgrading an existing one. Adding new light fixtures, vanities with plenty of storage, ceramic tile or marble, and a new coat of paint are just some of the ways to improve a bathroom.
Decks. Building a deck enhances your enjoyment of your yard and lets you recover approximately 85 percent of the project costs in added value.
New rooms. Converting an attic into a bedroom or adding a family room are great ways to add value and make your home fit your needs as your family grows.
Painting. One of the most affordable and effective improvements you can make to your home is painting both the interior and exterior. Painting the exterior not only helps maintain the beauty of the home, it also helps prevent damage to the siding.
Enhancing energy efficiency. Replacing your old furnace, putting in new windows and doors, and replacing your roof can help you improve your monthly energy costs as well as enhance the resale value of your home. Some states even offer credits for remodeling
projects designed to enhance energy efficiency in the home.
So how can you pay for your remodeling projects? According to a recent nationwide study sponsored by GMAC Mortgage, over half of consumers would pay for their remodeling projects with cash from either their checking or savings. However, approximately 29
percent would use a home equity line of credit or home equity loan.
Why are more and more people turning to the home equity option? One reason is that borrowing against the equity in your home is often cheaper than maxing out credit cards that usually carry higher interest rates. In addition, payments on a home equity loan or home equity line of credit may be tax deductible. How do you decide whether to get a home equity loan or home equity line of credit?
GMAC Mortgage has these tips to offer:
* A home equity loan provides a flat amount of funds that you pay back in fixed monthly payments over a set period of time. If you like the idea of a fixed, non-adjusting rate of interest and a constant monthly payment and you are also certain of your total costs while
allowing for some over-budgeting, a home equity loan might make sense for you.
* The home equity line of credit is like a credit card by nature, with the homeowner accessing cash when they have the need. The interest rate is usually variable, often tied to the fluctuation of the prime rate of interest. You can make minimum payments and allow for
month-to-month decisions on cash flow. The home equity line of credit is a revolving line of credit that stays open as long as you haven’t used up your credit limit.
With interest rates at historical lows, now is still a good time to tap into your home equity to get started on your remodeling projects. For more information about using your home’s equity to finance a home remodeling project, visit http://www.gmacmortgage.com or call (800) 888-GMAC (4622).
Courtesy of ARA Content
Visit our web site for more home inspection information at: www.atexinspects.com
Posted by Robert Welch, ATEX Inspects – Houston Home Inspector on June 10, 2010
www.atexinspects.com
Purchasing a home is perhaps the most significant investment you’ll ever make. One way that millions of Americans are increasing the return and value of their homes is through remodeling. Remodeling is not only a great way to enhance your investment, but it can also
provide you with greater satisfaction with your living environment. But before you call the contractor, there are a few other things to consider.
“Remodeling projects can offer significant rewards whether you are looking to put your house on the market in the immediate future or even if you are not interested in selling for years to come,” says Jim Ferriter, executive vice president, retail lending for GMAC Mortgage. “But before you get started, you need to identify which remodeling projects will increase both the resale value of your home as well as your day-to-day comfort.”
Here are some ideas from GMAC Mortgage for home improvement projects that pay off.
Kitchens. Kitchen remodels are among the best for recouping the cost of renovations. Modernize with new appliances, counter tops and cabinets.
Bathrooms. Adding a bathroom increases the value of your home. So does upgrading an existing one. Adding new light fixtures, vanities with plenty of storage, ceramic tile or marble, and a new coat of paint are just some of the ways to improve a bathroom.
Decks. Building a deck enhances your enjoyment of your yard and lets you recover approximately 85 percent of the project costs in added value.
New rooms. Converting an attic into a bedroom or adding a family room are great ways to add value and make your home fit your needs as your family grows.
Painting. One of the most affordable and effective improvements you can make to your home is painting both the interior and exterior. Painting the exterior not only helps maintain the beauty of the home, it also helps prevent damage to the siding.
Enhancing energy efficiency. Replacing your old furnace, putting in new windows and doors, and replacing your roof can help you improve your monthly energy costs as well as enhance the resale value of your home. Some states even offer credits for remodeling
projects designed to enhance energy efficiency in the home.
So how can you pay for your remodeling projects? According to a recent nationwide study sponsored by GMAC Mortgage, over half of consumers would pay for their remodeling projects with cash from either their checking or savings. However, approximately 29
percent would use a home equity line of credit or home equity loan.
Why are more and more people turning to the home equity option? One reason is that borrowing against the equity in your home is often cheaper than maxing out credit cards that usually carry higher interest rates. In addition, payments on a home equity loan or home equity line of credit may be tax deductible. How do you decide whether to get a home equity loan or home equity line of credit?
GMAC Mortgage has these tips to offer:
* A home equity loan provides a flat amount of funds that you pay back in fixed monthly payments over a set period of time. If you like the idea of a fixed, non-adjusting rate of interest and a constant monthly payment and you are also certain of your total costs while
allowing for some over-budgeting, a home equity loan might make sense for you.
* The home equity line of credit is like a credit card by nature, with the homeowner accessing cash when they have the need. The interest rate is usually variable, often tied to the fluctuation of the prime rate of interest. You can make minimum payments and allow for
month-to-month decisions on cash flow. The home equity line of credit is a revolving line of credit that stays open as long as you haven’t used up your credit limit.
With interest rates at historical lows, now is still a good time to tap into your home equity to get started on your remodeling projects. For more information about using your home’s equity to finance a home remodeling project, visit http://www.gmacmortgage.com or call (800) 888-GMAC (4622).
Courtesy of ARA Content
Visit our web site for more home inspection information at: www.atexinspects.com
Posted by Robert Welch, ATEX Inspects – Houston Home Inspector on June 10, 2010
www.atexinspects.com
Swimming Pool & Spa Maintenance
SWIMMING POOL & SPA MAINTENANCE
Swimming Pool Maintenance Takes Time & Money
Even in Houston, you may not use a swimming pool very much in the winter time. But if you're considering adding a pool to your home, winter is the slow season for Texas swimming pool companies and therefore, you may be able to negotiate a better price on a new pool. Whether you add a pool to your existing home or buy a house that already has a pool, below is some information to consider about swimming pool maintenance. Maintaining a swimming pool takes time and money. Pools consist of many systems; the structure itself, as well as electrical, plumbing & mechanical systems. So there's a lot to maintain including pumps, filters, lights, valves, sometimes a heater and other features. Each pool is different; therefore the exact cost of maintaining your pool will depend on many factors such as the pool's age, surface area, type of finish, water capacity, type of pump & cleaning system, etc. For more information on pool and spa maintenance, visit my web site link on pools and spas at: www.atexinspects.com/pool-spa-guide.html
STRUCTURE & FINISH
The pool's structure will usually last many years provided that it's built right and the finish is properly maintained. The pool's finish may be plaster, pebble-tec or fiberglass. All three types will require regular brushing, cleaning and chemicals. Algae is a bigger concern
with a plaster finish. This is because algae can actually etch the plaster finish, or pit the surface and make it rough. Also, the type of pool matters...a diving pool usually holds a lot more water than a play pool, and therefore it will probably cost more to maintain.
COST OF CHEMICALS, ETC.
Properly maintaining the chemical balance of the water is important. If you aren't sure what to add, you can take a sample of your pool water to the local swimming pool supply store for help. They will test it and tell you what chemicals you need and how much to add.
Pool water generally requires more chemical maintenance when the weather gets hotter and the pool is used more frequently. For a pool that does NOT have a chlorinating or soft water system, you'll have to buy chlorine, acid and other chemicals. The chlorine
is by far the most expensive of these chemicals, which will probably cost $200 or more per year (depending on the size of the pool, the amount of water it holds, etc.).
If the pool does have a chlorinating or soft water system, you won't need to buy the chlorine but you'll need to buy salt and other chemicals. Also, this type of system is more complex and requires more maintenance.
COST OF FILTERS
There are several different types of filters:
1. Sand filter - probably the cheapest to maintain, as you'll need to replace the sand from time to time.
2. Does the filter have to be replaced each time the pool is backwashed.
3. Cartridges - these are the most convenient but are also the most expensive to replace.
Note: 'Backwashing' is basically cleaning the filter. It's usually done by connecting a hose to the pool equipment, and then operating a valve that reverses the water flow so that the water pushes the dirt out and drains through the hose (into the street or wherever you put
the other end of the hose).
INCREASED COST OF UTILITIES
The water bill will generally be higher for a house with a pool. This is because water has to be added to the pool regularly to make up for evaporation. The water level is usually maintained automatically so you won't know how much evaporation is actually taking place,
but the increase in water usage will be much more noticeable in the hotter months.
You'll also have an increase in your electric use due to the pump running. An average pump might need to run 4-8 hours per day, depending on conditions. It will need to run more in the hotter months of the Texas summer season. You may also see an increase in your gas or electric cost if you heat your pool. Although along the Texas coast, it doesn't get that cold in the winter, even a small pool will usually costs quite a bit to heat. Before you buy a house in Houston, you can contact the local electric company, water company, etc. and they will usually give you information about the utility bill on that house for the past 12 months.
BARRIERS
If you have kids, you definitely need to consider a fence. In fact, a fence should be seriously considered even if you don't have children yourself because your friends, neighbors or relatives might have kids. Many localities have barrier laws requiring not only a fence
around the pool, but also self-latching gates and auto-closers on all doors leading to the pool. So be sure to check out and comply with pool barrier laws in your area.
MAINTENANCE & OTHER COSTS
Pumps and heaters may require repair/replacement from time to time, but they usually last many years if properly cared for. Some pools have a vacuum system that crawl the pool, while others have in-floor pop-up cleaning systems. Systems will need to be repaired / replaced from time to time - the vacuums wear out and the pop-up heads sometimes get broken. They both have their advantages and disadvantages. The in-floor pop-up systems usually cost more when the pool is being built, but can reduce the amount of your time required to keep the pool clean. Vacuums need to be serviced regularly, and they still don't last forever. When they can't be repaired, vacuums cost several hundred dollars to replace. But the in-floor pop-ups can be even more expensive to repair if you need more than just a head replacement.
TIME INVESTMENT
You should also consider the cost of your time. Think about how much time you're willing to spend cleaning and maintaining your pool vs. how much time you will spend using your pool.
BUYING A HOME WITH A POOL vs. ADDING A POOL
If you're buying a home that already has a pool, you may have to be less picky about the type of pump, cleaning system and other features the pool has. But financially, it's usually best to buy a house that already has a pool since the cost of adding a pool is much higher than what it will add to your property value. For example, adding a $25,000 pool might increase the home's value by $10,000-$15,000. If you do buy a home with a pool, be sure to GET BOTH THE HOME AND THE POOL INSPECTED by a Certified Home Inspector!
Adding a pool yourself will cost more, but you can choose whatever options you want. In this case, you should carefully consider which type of pool/cleaning system best fits your budget and your lifestyle. In short, a swimming pool can be a fun way to escape the Houston Texas heat and get some exercise. However, pools also take time and money to properly maintain, and they must be properly secured to avoid drowning accidents. So if you're considering a pool, just be sure you know what you're getting into!
Visit our web site for more home inspection information at: www.atexinspects.com
Posted by Robert Welch, ATEX Inspects – Houston Home Inspector on June 4, 2010
www.atexinspects.com
Swimming Pool Maintenance Takes Time & Money
Even in Houston, you may not use a swimming pool very much in the winter time. But if you're considering adding a pool to your home, winter is the slow season for Texas swimming pool companies and therefore, you may be able to negotiate a better price on a new pool. Whether you add a pool to your existing home or buy a house that already has a pool, below is some information to consider about swimming pool maintenance. Maintaining a swimming pool takes time and money. Pools consist of many systems; the structure itself, as well as electrical, plumbing & mechanical systems. So there's a lot to maintain including pumps, filters, lights, valves, sometimes a heater and other features. Each pool is different; therefore the exact cost of maintaining your pool will depend on many factors such as the pool's age, surface area, type of finish, water capacity, type of pump & cleaning system, etc. For more information on pool and spa maintenance, visit my web site link on pools and spas at: www.atexinspects.com/pool-spa-guide.html
STRUCTURE & FINISH
The pool's structure will usually last many years provided that it's built right and the finish is properly maintained. The pool's finish may be plaster, pebble-tec or fiberglass. All three types will require regular brushing, cleaning and chemicals. Algae is a bigger concern
with a plaster finish. This is because algae can actually etch the plaster finish, or pit the surface and make it rough. Also, the type of pool matters...a diving pool usually holds a lot more water than a play pool, and therefore it will probably cost more to maintain.
COST OF CHEMICALS, ETC.
Properly maintaining the chemical balance of the water is important. If you aren't sure what to add, you can take a sample of your pool water to the local swimming pool supply store for help. They will test it and tell you what chemicals you need and how much to add.
Pool water generally requires more chemical maintenance when the weather gets hotter and the pool is used more frequently. For a pool that does NOT have a chlorinating or soft water system, you'll have to buy chlorine, acid and other chemicals. The chlorine
is by far the most expensive of these chemicals, which will probably cost $200 or more per year (depending on the size of the pool, the amount of water it holds, etc.).
If the pool does have a chlorinating or soft water system, you won't need to buy the chlorine but you'll need to buy salt and other chemicals. Also, this type of system is more complex and requires more maintenance.
COST OF FILTERS
There are several different types of filters:
1. Sand filter - probably the cheapest to maintain, as you'll need to replace the sand from time to time.
2. Does the filter have to be replaced each time the pool is backwashed.
3. Cartridges - these are the most convenient but are also the most expensive to replace.
Note: 'Backwashing' is basically cleaning the filter. It's usually done by connecting a hose to the pool equipment, and then operating a valve that reverses the water flow so that the water pushes the dirt out and drains through the hose (into the street or wherever you put
the other end of the hose).
INCREASED COST OF UTILITIES
The water bill will generally be higher for a house with a pool. This is because water has to be added to the pool regularly to make up for evaporation. The water level is usually maintained automatically so you won't know how much evaporation is actually taking place,
but the increase in water usage will be much more noticeable in the hotter months.
You'll also have an increase in your electric use due to the pump running. An average pump might need to run 4-8 hours per day, depending on conditions. It will need to run more in the hotter months of the Texas summer season. You may also see an increase in your gas or electric cost if you heat your pool. Although along the Texas coast, it doesn't get that cold in the winter, even a small pool will usually costs quite a bit to heat. Before you buy a house in Houston, you can contact the local electric company, water company, etc. and they will usually give you information about the utility bill on that house for the past 12 months.
BARRIERS
If you have kids, you definitely need to consider a fence. In fact, a fence should be seriously considered even if you don't have children yourself because your friends, neighbors or relatives might have kids. Many localities have barrier laws requiring not only a fence
around the pool, but also self-latching gates and auto-closers on all doors leading to the pool. So be sure to check out and comply with pool barrier laws in your area.
MAINTENANCE & OTHER COSTS
Pumps and heaters may require repair/replacement from time to time, but they usually last many years if properly cared for. Some pools have a vacuum system that crawl the pool, while others have in-floor pop-up cleaning systems. Systems will need to be repaired / replaced from time to time - the vacuums wear out and the pop-up heads sometimes get broken. They both have their advantages and disadvantages. The in-floor pop-up systems usually cost more when the pool is being built, but can reduce the amount of your time required to keep the pool clean. Vacuums need to be serviced regularly, and they still don't last forever. When they can't be repaired, vacuums cost several hundred dollars to replace. But the in-floor pop-ups can be even more expensive to repair if you need more than just a head replacement.
TIME INVESTMENT
You should also consider the cost of your time. Think about how much time you're willing to spend cleaning and maintaining your pool vs. how much time you will spend using your pool.
BUYING A HOME WITH A POOL vs. ADDING A POOL
If you're buying a home that already has a pool, you may have to be less picky about the type of pump, cleaning system and other features the pool has. But financially, it's usually best to buy a house that already has a pool since the cost of adding a pool is much higher than what it will add to your property value. For example, adding a $25,000 pool might increase the home's value by $10,000-$15,000. If you do buy a home with a pool, be sure to GET BOTH THE HOME AND THE POOL INSPECTED by a Certified Home Inspector!
Adding a pool yourself will cost more, but you can choose whatever options you want. In this case, you should carefully consider which type of pool/cleaning system best fits your budget and your lifestyle. In short, a swimming pool can be a fun way to escape the Houston Texas heat and get some exercise. However, pools also take time and money to properly maintain, and they must be properly secured to avoid drowning accidents. So if you're considering a pool, just be sure you know what you're getting into!
Visit our web site for more home inspection information at: www.atexinspects.com
Posted by Robert Welch, ATEX Inspects – Houston Home Inspector on June 4, 2010
www.atexinspects.com
Sunday, July 25, 2010
New Home Inspectons - Why they are Needed
New Home Inspections - Why Are They So Important?
New homes are the most difficult of all houses to inspect because problems have not established or demonstrated themselves, yet. The inspection of a new home has to concentrate on the prediction of problems rather than the demonstration of some problem that has already occurred and potentially been corrected. New homes have never been occupied and therefore any installation omission or error in construction has never been identified or corrected. There are no symptoms to analyze or point to potential problems. As a result, the evaluation has to concentrate on the knowledge of building codes and good construction techniques. Each function has to be evaluated and each system analyzed for function.
Typical concerns in new home construction include:
Structural and Foundation - Building codes are developed to set minimum standard and often do not reflect the standards of the new home owner. There should be no damage due to the backfill process (no damaged foundation). Each crack should be noted and its location identified to analyze future movement. There should be no sign of water penetration (the areas around water lines and trenches where utilities were brought up to the house should be checked, as these often leak). The house should have been secured to the foundation (check all foundation straps, joist hangers, columns and I-beams and floor joists damage from electricians, plumbers and heating contractors).
Floor joist size and spacing should be checked (floor joists under heavy objects may need reinforcement. Joists under inside wall partitions need to be doubled. Double headers should be placed in stairwells and opening in the flooring system). The bearing walls should be lined up from the basement all the way up to the top floor and solid blocking should be placed under large door and window openings. There should be no truss damage (trusses are engineered for safe wind and snow loads and should not be cut or damaged in any way).
Heating and Cooling - Many of the accessories, such as humidifiers condensate pumps, and air cleaners, are often left off. Ducts are often left unconnected or filled with construction debris. Heating and cooling capacities are often undersized. Gas lines should be blue tagged indicating they have been checked and Okayed. The location of the furnace thermostat should be sufficient to give even heat and cooling. There should be insulation on the heating and cooling ducts that go through unheated spaces.
The exhaust fans on kitchen and bath fans should be properly exhausted. The air conditioner should be raised above the grade level and properly leveled. The furnace filter should have been replaced and not have construction dirt packed on it.
Plumbing and Bathrooms - Plumbing problems in new homes tend to be minimal because they are so obvious. However there are a few things to check for: Run the water in all faucets. Check all solder joints for leakage. Check the drainage for leakage, especially the sink traps. Listen for water hammer that may indicate loose pipes in walls. Check for loose shower and tub faucets, quite often the strapping is missing. Check for loose or un-strapped pipes. Check all accessories for tightness.
Electrical - Electric problems also tend to be minimal in new construction. The electrical trade is usually well regulated and there aren't as many variables. Typical concerns include the following:
The service panel should have been inspected and the building inspectors approval been affixed to the panel. The breakers should be identified properly on the service panel and the wiring complete at the panel. The electrical grounding should include the plumbing. All electrical switches, lights, and outlets should all function properly. There should be no fixtures damage remaining after the construction. All attic, crawl space and special request wiring should be checked for completeness.
Kitchen and Interior - Home buying individuals often are very picky" when it comes to interior work. Some imperfection in new home construction should be tolerated. However, as a minimum the following should be checked: Proper operation of all doors and windows. All appliances should be checked, for often they have not been tested. Check to be sure all walls are plumb and all floors are level. Check flooring. Good tile work sets off a good house. Check for damaged accessories such as mirrors and plumbing fixtures. Check for completed base molding.
Attics and roofs - Insulation and ventilation are the primary concerns in an attic. Make sure that the recessed lighting is not covered with insulation unless there is an okay from the manufacturer.
Insulation should be R38 or 14" of insulation in the attic floor (depending on the geographical location). Check for insulation clogging the soffit vents. Check for damaged trusses. Check for roof leaks, especially around flashings. Check drip edges. Check around skylights and chimneys. Check for drainage off the roof. All gutters and down spouts should be in place, well secured, and sufficient to hold all the expected water without any overflow.
Exterior - All windows and doors should be properly flashed. All windows and doors should operate freely. The siding should be secure and clean. The painting and caulking should be complete (check areas around cornice boards, windows, lintels, and doors - these are areas often not completed). All utility holes should be filled properly. Splash blocks should be placed under all drains.
Grounds - The drainage system around your new Houston house should have been well developed. There should be a positive slope immediately around the foundation, with grass been planted, all construction debris removed, and all walks, driveways, and patios completed.
Robert Welch is the Owner/Proprietor of ATEX Inspects Houston Professional Home Inspection Services. For any questions regarding home inspections, please contact Robert, you Houston Texas Home Inspector at 281-216-1171.
Or e-mail him at robert@atexinspects.com. Further information can be obtained at
http://www.atexinspects.com
New homes are the most difficult of all houses to inspect because problems have not established or demonstrated themselves, yet. The inspection of a new home has to concentrate on the prediction of problems rather than the demonstration of some problem that has already occurred and potentially been corrected. New homes have never been occupied and therefore any installation omission or error in construction has never been identified or corrected. There are no symptoms to analyze or point to potential problems. As a result, the evaluation has to concentrate on the knowledge of building codes and good construction techniques. Each function has to be evaluated and each system analyzed for function.
Typical concerns in new home construction include:
Structural and Foundation - Building codes are developed to set minimum standard and often do not reflect the standards of the new home owner. There should be no damage due to the backfill process (no damaged foundation). Each crack should be noted and its location identified to analyze future movement. There should be no sign of water penetration (the areas around water lines and trenches where utilities were brought up to the house should be checked, as these often leak). The house should have been secured to the foundation (check all foundation straps, joist hangers, columns and I-beams and floor joists damage from electricians, plumbers and heating contractors).
Floor joist size and spacing should be checked (floor joists under heavy objects may need reinforcement. Joists under inside wall partitions need to be doubled. Double headers should be placed in stairwells and opening in the flooring system). The bearing walls should be lined up from the basement all the way up to the top floor and solid blocking should be placed under large door and window openings. There should be no truss damage (trusses are engineered for safe wind and snow loads and should not be cut or damaged in any way).
Heating and Cooling - Many of the accessories, such as humidifiers condensate pumps, and air cleaners, are often left off. Ducts are often left unconnected or filled with construction debris. Heating and cooling capacities are often undersized. Gas lines should be blue tagged indicating they have been checked and Okayed. The location of the furnace thermostat should be sufficient to give even heat and cooling. There should be insulation on the heating and cooling ducts that go through unheated spaces.
The exhaust fans on kitchen and bath fans should be properly exhausted. The air conditioner should be raised above the grade level and properly leveled. The furnace filter should have been replaced and not have construction dirt packed on it.
Plumbing and Bathrooms - Plumbing problems in new homes tend to be minimal because they are so obvious. However there are a few things to check for: Run the water in all faucets. Check all solder joints for leakage. Check the drainage for leakage, especially the sink traps. Listen for water hammer that may indicate loose pipes in walls. Check for loose shower and tub faucets, quite often the strapping is missing. Check for loose or un-strapped pipes. Check all accessories for tightness.
Electrical - Electric problems also tend to be minimal in new construction. The electrical trade is usually well regulated and there aren't as many variables. Typical concerns include the following:
The service panel should have been inspected and the building inspectors approval been affixed to the panel. The breakers should be identified properly on the service panel and the wiring complete at the panel. The electrical grounding should include the plumbing. All electrical switches, lights, and outlets should all function properly. There should be no fixtures damage remaining after the construction. All attic, crawl space and special request wiring should be checked for completeness.
Kitchen and Interior - Home buying individuals often are very picky" when it comes to interior work. Some imperfection in new home construction should be tolerated. However, as a minimum the following should be checked: Proper operation of all doors and windows. All appliances should be checked, for often they have not been tested. Check to be sure all walls are plumb and all floors are level. Check flooring. Good tile work sets off a good house. Check for damaged accessories such as mirrors and plumbing fixtures. Check for completed base molding.
Attics and roofs - Insulation and ventilation are the primary concerns in an attic. Make sure that the recessed lighting is not covered with insulation unless there is an okay from the manufacturer.
Insulation should be R38 or 14" of insulation in the attic floor (depending on the geographical location). Check for insulation clogging the soffit vents. Check for damaged trusses. Check for roof leaks, especially around flashings. Check drip edges. Check around skylights and chimneys. Check for drainage off the roof. All gutters and down spouts should be in place, well secured, and sufficient to hold all the expected water without any overflow.
Exterior - All windows and doors should be properly flashed. All windows and doors should operate freely. The siding should be secure and clean. The painting and caulking should be complete (check areas around cornice boards, windows, lintels, and doors - these are areas often not completed). All utility holes should be filled properly. Splash blocks should be placed under all drains.
Grounds - The drainage system around your new Houston house should have been well developed. There should be a positive slope immediately around the foundation, with grass been planted, all construction debris removed, and all walks, driveways, and patios completed.
Robert Welch is the Owner/Proprietor of ATEX Inspects Houston Professional Home Inspection Services. For any questions regarding home inspections, please contact Robert, you Houston Texas Home Inspector at 281-216-1171.
Or e-mail him at robert@atexinspects.com. Further information can be obtained at
http://www.atexinspects.com
Myths about new home construction and home builders
INCORRECT FACTS AND MYTHS ABOUT NEW HOME CONSTRUCTION
Our goal as a Professional Real Estate Inspection Firm is to educate our clients, future clients and the general population about new home construction local building processes. As a Professional Real Estate Inspector, I see the both real great Houston builders and some not so great. The new home construction industry is just like other industries in business today, they exist to make a profit. Quality is a top priority until it interferes with the builder’s profit margins. As I tell many of my new home inspection clients, based on the price of homes today, you really should get what you pay for.
With the recent decline in home market sales, rising cost of home production and the recent increase in foreclosed homes in the greater Houston area, Houston builders have found it more difficult to sale homes in the current buyer’s market. Homes that previously sold quickly with little overhead are now standing vacant on the market for longer periods of time. The longer the newly constructed homes are on the market, the more cost that is incurred by the builders. Houston builders have resorted to cheaper labor and lest expensive building practices. What does this mean to you the new construction home buyer, it means the corners cut by the builder as pasted onto you the buyer through lower quality construction. Read below to discover some interesting incorrect facts and myths about new home construction in the Houston area:
I can get a better price by dealing with the builder direct.
Sounds reasonable. After all, with one less finger in the pie, there's more money to go around and why shouldn't you get some of it? Well, like many things that seem reasonable, once you dig a little deeper the situation changes.
Builders, we're talking multi-unit builders not one-off spec builders, are very concerned about the price for which they sell their homes. Selling for less makes the original buyers very unhappy and that often comes back to haunt the builder, even in future projects. Builders will do almost anything to keep the prices up. That's where your opportunity is.
Builders must maintain the feeling of fairness and value. Fairness keeps everyone happy. Feeling that someone else got a better deal makes people very unhappy. Neighbors talk! Keeping value is important. If appraisers sense softness in price, they will appraise at the lowest common denominator. This hurts the loan market and the word gets out and potential buyers will insist on buying for less.
So where's your share? It's not in the price. There are ways to get a good deal from a builder. It requires negotiating and knowing what's important to the builder. That's where having an experienced agent will benefit you.
You can't go wrong with a nationally named builder!
News shows like "48 Hours", "60 Minutes" and "Dateline" have segments every year about nationally known builders involved in class action lawsuits over cutting corners (sometimes literally) and other poor building practices. Hiring a well known builder is not a guarantee against anything! You must research the builder in the exact neighborhood you are going to build. Go to the other home owners and ask them how well a job the builder did. If they were smart and hired an independent inspection during construction ask to see the report! Always be on your guard! Do your research! Don't think it can't happen to you!
It's a new home! I don't need a home inspection.
Another reasonable supposition. After all, the builder has to provide a ten-year warranty, right? Sure. Of course, if the builder goes out of business, that warranty isn't worth much.
But that's not the point. A new home is a very complex conglomeration of myriad pieces. There are hundreds of thousands of parts that go into a house. It is beyond expectation that all those parts will be put together properly. An axiom in real estate is that a new home takes 12-18 months to shake down.
I'm having a new home built so I won't run into problems with it down the road.
Just because your buying or building a new home does not mean you won't have problems with it. I hear from people all the time with 2, 3 and 4 year old homes that have had or are having major problems with their new homes. With the scores and scores of unskilled laborers and the work load of the site superintendents, many things can and do go wrong on the work site. We can manufacture many items on an assembly line with unskilled workers putting the nuts and bolts in hole A and slot B and tightening. That process has not worked and never will work with a quality site built home. It takes attention to detail and true craftsmanship to build a home that will last for the ages. Sadly, there are very few craftsmen left! I see homes built back in the '70's and '80s that are better built homes than some of the ones being built today at 3 to 5 times the money!
O.K., fine, you say. So what is a home inspection going to do for me? After all, that's another $250-$300 out of my pocket.
A builder had framed a house, put in the plumbing and had the floors laid, tile, in the master bathroom. One of the workers for the tiling sub-contractor had cleaned out his grout bucket in the toilet. Get the picture? The grout had gone deep into the pipes and solidified. The first time the new owner used the toilet, it overflowed. Plumber couldn't fix it. The builder took several weeks to come around. Then, they had to pull up the tiling, remove the toilet, grind through the concrete slab, this is Texas—no basements, houses are built on concrete slabs, replace the pipes, pour new concrete, fit the toilet back then re-tile the bathroom floor.
Do you think the new owner was somewhat put out about this? A simple home inspection would have revealed this problem and the builder would have fixed it tout suite. Why? Because the buyer wouldn't have paid the builder the rest of the money until it was fixed.
That's the point of a home inspection. It provides you, the buyer, with leverage over the builder. This leverage is crucial to not only having problems fixed in a timely matter, but it is also a new negotiating point.
Before you move into your new home, the builder will ask you to do a walk-through. This is the time to have a professional inspector with you. The builder will ask you to sign-off on the walk-through. Wouldn't it be nice to have everything fixed before you move in? Having construction workers tramping through your new home while you are getting settled in is not conducive to pleasant living.
Below are some of the common misunderstandings past to the new home buyer through word of mouth or straight from the builders themselves:
My builder told me that the home has already been inspected and approved by the city.
The municipal inspectors are so overwhelmed that it would be impossible for them to conduct a thorough inspection of each home currently under construction. On average, each municipal inspector in the greater Houston area may conduct dozens of partial and completed phased inspections per day. As a professional independent home inspector, I know for a fact that it is not possible to do more then 2 thorough inspections in one day. Many inspectors will not do more then 2 inspections in one day. If the home is over 5,000 square feet or an older pier and beam type home, we will only do one per day. In all fairness, the municipal inspectors are not inspecting the entire home all at once as we are. However, it is still not possible to be thorough with such a heavy work load.
Once a home has passed a city inspector’s phased inspection, doesn't that mean that everything is proper and safe?
I have found numerous homes that have been inspected by city or municipal inspectors that had several undocumented or overlooked items. See my website at: http:www.atexinspects to view our newly constructed home inspection in a suburb of Houston. Notice in the report, Opps…there is not insulation in this home which has been on the market for almost a year. Go figure, right?
Should I have the home inspected during construction?
Most definitely, many times problems that would otherwise be difficult to identify and repair can easily be corrected during construction.
When is the best time to contact a Professional Real Estate Inspector?
It is never too late to contact a home inspector, however the sooner the better for you the new home buyer. You will want to start communication with your inspector as soon as you sign a contract with your builder. It is important to let your builder know right away that you intent to hire a third party, independent residential home inspector. Inform them that you want your inspector to work in conjunction with the builder during the building process. This will normally let the home builder know upfront that you are very serious about the construction of your new home. Most often, the builder’s site foreman will pay special attention to your home’s construction. No one likes to have flaws or defects pointed out in their own backyard.
My home was built in the city limits so it had city inspectors inspecting it as it was built.
That's one of the biggest myths out there. The city inspectors in Houston and the surrounding areas are snowed under by all the new construction going up. The last I heard, they had to do around 15 to 22 inspections in a day to keep out of hot water back at the city hall. Now with workloads like that, about the maximum amount of time a city inspector can be in a home is 15 to 20 minutes. I've seen more than a few homes get "green tagged" without there ever having been a city inspector in the house. You had better believe the superintendents and sub-contractors know this also!
My builder showed me where they hired a company to inspect the home while it was being built and that I shouldn't go out and hire an independent inspector myself.
If a builder builds a superior home day in and day out, they're never afraid of you hiring an independent inspector. I hear it all the time from clients that their builder did everything but cut the phone line to prevent them from calling an inspector on their own! The "builders" inspector is a company they hire to do code inspections on their new homes. These inspectors do many of the builder’s homes every day. They also are there only a short while before they head off to another home. Are you beginning to see why some builders and superintendents don't want independent inspectors looking at their homes? The simple fact is that a builder that builds a good home doesn't fear an independent inspection of their homes and will actually encourage you to hire an inspector. It's like a badge of honor to them if their homes come through an independent inspection in fine shape.
My builder said I was being too picky about wanting some items fixed in my home. Am I being too picky?
Just how picky does your money allow you to be? While it is true no home is perfect, you wouldn't go out and pay full price for a new car that had dings and scratches in the paint with an engine that knocked and the radiator located where the gas tank should be would you? It's your home. They are supposed to be hiring professional craftsmen to do the work (but we know they aren't don't we). True craftsmen will make very few mistakes while building your home. Un-skilled day laborers will make many obvious mistakes that anyone can find. You can bet that many of the defects and flaws that your seeing don't exist in the building company's owners house or any of the managements homes. So why should they be allowed in yours? Whether your spending $70,000 or $700,000 to have a home built, you deserve the very best workmanship on your home. It's your money, demand quality!
My builder said I didn't need an independent home inspection because I had a 1 year warranty and that if anything was going to go wrong, it would happen inside a year.
I have never and will never inspect a newly constructed home that I didn't find something wrong where the builder needed to fix or repair multiple items. They always miss something. There are just two many components on a house to make sure they are all okay! Now can you imagine what a pain and inconvenience it would be to have a work crew to come back into your house to fix minor defects and flaws within a year? Now imagine what would happen if you had a major repair to be made! It's as simple as this, most builders know your not going to have an inspection on your new home before the warranty runs out, so, they'll be off the hook unless something major goes wrong, and that is what they bet against! It's a lot easier on you to have major and minor items fixed, repaired or replaced during construction than after you have lived there a year.
Now I could go on and on with example after example, but I hope your finally seeing how this industry works. If the builder has to pull the drywall sub-contractors off of a job down the road to come back to your house, he's losing money. Now the other house is going to get behind and he runs the risk of that house not closing on time. If he can talk you out of fixing all that drywall damage, then he is money ahead. I hope your beginning to realize how this industry operates. You need to insure some amount of quality control in your home and your not likely to get it from someone who stands to lose money by having extra work performed!
I've heard just about every excuse there is for not hiring a Professional Real Estate Inspector. The fact remains that if you will hire an experienced and qualified home inspector before you even pour your foundation, you will go a long way in making sure your dream home doesn't end up a nightmare! Look at it this way, for less than the price of 2 top of the line Moen faucets, you can have a professional to watch out for your interest and make sure things are done right during the construction on your home.
If just a portion of the people that are involved in class action lawsuits would have hired a professional home inspector before they had closed, they probably would have been warned before hand, enabling them to shop for a better home. How many of these people do you think will hire a home inspector next time? (Sadly, most people after going through something like this refuse to ever think about building again, and who could blame them?)
Remember this also, if you live in a rural area, you don't even have the slim amount of protection that someone inside the city limits does! There are no local government inspectors inspecting your home! In Texas, you do not have to be licensed to be a Home Builder. There is an industry joke that goes something like this "All you have to do in Texas to be a Builder is to have a cowboy hat, a ladder and a pickup truck". You don't know how many times I've seen that joke become a reality!
Some of the more common problems we find with new homes are:
Gas appliances not plumbed correctly
Damaged or missing shingles, flashing or ridge vents, roof decking not cut for ridge vents, missing H-clips on decking,
Improper gas lines, poor caulk & seal
Insufficient soil grading, missing brick veneer weep holes
Rafters notched, missing or damaged
Improper electrical panel installation, improper breaker sizing for electrical appliances (thus voiding your warranty on the appliance), insufficient main electrical feed
A/C's not installed or functioning properly
Water heaters improperly installed, improper flue clearance
These are only a tiny fraction of problems I routinely find on new homes.
We perform a three phased new home construction inspection.
I'm a Professional Real Estate Inspector licensed by the State of Texas; I have been in this industry for many years and have seen many good people taken advantage of by builders. Sometimes intentional sometimes not, but either way they ended up spending more money than they really had to. Hiring a Professional Real Estate Inspector to watch over the construction of your new home puts control of the building process in your hands, not the builders!
The pre-slab, pre-sheet rock and final phased or completed inspection.
It seems that you are asking me to go overboard with all of these inspections. Isn't the builder responsible to build a quality home?
We are only looking out for your best interest. It would be impossible for me to describe all the potential hassles and problems related to skipping the inspection process. We view ourselves as consumer advocates. We are there to protect your best interest. If you were expecting to purchase a home with problems, you would not be going through all the time consuming hard work and aggravation of the construction process in the first place. As a consumer advocate, you can be guaranteed that we will do everything we can to see that you end up with a quality home.
No. The builder is not responsible to build you a quality home. The builder is responsible to meet minimal standards at best. In the years that we have been inspecting, we have found that most builders seem to be more concerned with quantity of turnover vs. quality of construction. It is not difficult to build a home that will be somewhat free of problems during the time of the builder warrantee. It is an entirely different process to build a home that will be in good condition, assuming proper maintenance, 25 years after construction. Of course we realize that you may not be in that home 25 years down the road. However, you will probably be in the home after the warrantee has expired. When you go to resale in the future, chances are good that the purchaser will hire an independent inspector. It would be a shame for you to be put in the position of having to pay for builder mistakes at that time.
Other added benefits of the inspection process include:
1) Saving money, time and aggravation - The builder should arrange for repairs if problems are found after you move into the home. Every time you have to stay home from work to meet with a repair person, it will cost you money one way or the other. Not only is that, but the aggravation factor of dealing with these issues not something that you are going to want to go through.
2) Peace of mind - Assuming that things are found to be in good order or the builder repairs items found during the inspection, you will have peace of mind and confidence that you have purchased the home you deserve.
3) Education - The inspection process can be very educational. You will likely walk away from the inspection with knowledge of your home that you would not have otherwise received. We go out of our way to provide as much information as possible about not only the construction of your home but tips on how to maintain it.
Please contact us to assist with your new home construction phased inspection or new home purchase inspection.
Sincerely,
Robert Welch
281-216-1171
Robert@atexinspects.com
http:www.atexinspects.com
Our goal as a Professional Real Estate Inspection Firm is to educate our clients, future clients and the general population about new home construction local building processes. As a Professional Real Estate Inspector, I see the both real great Houston builders and some not so great. The new home construction industry is just like other industries in business today, they exist to make a profit. Quality is a top priority until it interferes with the builder’s profit margins. As I tell many of my new home inspection clients, based on the price of homes today, you really should get what you pay for.
With the recent decline in home market sales, rising cost of home production and the recent increase in foreclosed homes in the greater Houston area, Houston builders have found it more difficult to sale homes in the current buyer’s market. Homes that previously sold quickly with little overhead are now standing vacant on the market for longer periods of time. The longer the newly constructed homes are on the market, the more cost that is incurred by the builders. Houston builders have resorted to cheaper labor and lest expensive building practices. What does this mean to you the new construction home buyer, it means the corners cut by the builder as pasted onto you the buyer through lower quality construction. Read below to discover some interesting incorrect facts and myths about new home construction in the Houston area:
I can get a better price by dealing with the builder direct.
Sounds reasonable. After all, with one less finger in the pie, there's more money to go around and why shouldn't you get some of it? Well, like many things that seem reasonable, once you dig a little deeper the situation changes.
Builders, we're talking multi-unit builders not one-off spec builders, are very concerned about the price for which they sell their homes. Selling for less makes the original buyers very unhappy and that often comes back to haunt the builder, even in future projects. Builders will do almost anything to keep the prices up. That's where your opportunity is.
Builders must maintain the feeling of fairness and value. Fairness keeps everyone happy. Feeling that someone else got a better deal makes people very unhappy. Neighbors talk! Keeping value is important. If appraisers sense softness in price, they will appraise at the lowest common denominator. This hurts the loan market and the word gets out and potential buyers will insist on buying for less.
So where's your share? It's not in the price. There are ways to get a good deal from a builder. It requires negotiating and knowing what's important to the builder. That's where having an experienced agent will benefit you.
You can't go wrong with a nationally named builder!
News shows like "48 Hours", "60 Minutes" and "Dateline" have segments every year about nationally known builders involved in class action lawsuits over cutting corners (sometimes literally) and other poor building practices. Hiring a well known builder is not a guarantee against anything! You must research the builder in the exact neighborhood you are going to build. Go to the other home owners and ask them how well a job the builder did. If they were smart and hired an independent inspection during construction ask to see the report! Always be on your guard! Do your research! Don't think it can't happen to you!
It's a new home! I don't need a home inspection.
Another reasonable supposition. After all, the builder has to provide a ten-year warranty, right? Sure. Of course, if the builder goes out of business, that warranty isn't worth much.
But that's not the point. A new home is a very complex conglomeration of myriad pieces. There are hundreds of thousands of parts that go into a house. It is beyond expectation that all those parts will be put together properly. An axiom in real estate is that a new home takes 12-18 months to shake down.
I'm having a new home built so I won't run into problems with it down the road.
Just because your buying or building a new home does not mean you won't have problems with it. I hear from people all the time with 2, 3 and 4 year old homes that have had or are having major problems with their new homes. With the scores and scores of unskilled laborers and the work load of the site superintendents, many things can and do go wrong on the work site. We can manufacture many items on an assembly line with unskilled workers putting the nuts and bolts in hole A and slot B and tightening. That process has not worked and never will work with a quality site built home. It takes attention to detail and true craftsmanship to build a home that will last for the ages. Sadly, there are very few craftsmen left! I see homes built back in the '70's and '80s that are better built homes than some of the ones being built today at 3 to 5 times the money!
O.K., fine, you say. So what is a home inspection going to do for me? After all, that's another $250-$300 out of my pocket.
A builder had framed a house, put in the plumbing and had the floors laid, tile, in the master bathroom. One of the workers for the tiling sub-contractor had cleaned out his grout bucket in the toilet. Get the picture? The grout had gone deep into the pipes and solidified. The first time the new owner used the toilet, it overflowed. Plumber couldn't fix it. The builder took several weeks to come around. Then, they had to pull up the tiling, remove the toilet, grind through the concrete slab, this is Texas—no basements, houses are built on concrete slabs, replace the pipes, pour new concrete, fit the toilet back then re-tile the bathroom floor.
Do you think the new owner was somewhat put out about this? A simple home inspection would have revealed this problem and the builder would have fixed it tout suite. Why? Because the buyer wouldn't have paid the builder the rest of the money until it was fixed.
That's the point of a home inspection. It provides you, the buyer, with leverage over the builder. This leverage is crucial to not only having problems fixed in a timely matter, but it is also a new negotiating point.
Before you move into your new home, the builder will ask you to do a walk-through. This is the time to have a professional inspector with you. The builder will ask you to sign-off on the walk-through. Wouldn't it be nice to have everything fixed before you move in? Having construction workers tramping through your new home while you are getting settled in is not conducive to pleasant living.
Below are some of the common misunderstandings past to the new home buyer through word of mouth or straight from the builders themselves:
My builder told me that the home has already been inspected and approved by the city.
The municipal inspectors are so overwhelmed that it would be impossible for them to conduct a thorough inspection of each home currently under construction. On average, each municipal inspector in the greater Houston area may conduct dozens of partial and completed phased inspections per day. As a professional independent home inspector, I know for a fact that it is not possible to do more then 2 thorough inspections in one day. Many inspectors will not do more then 2 inspections in one day. If the home is over 5,000 square feet or an older pier and beam type home, we will only do one per day. In all fairness, the municipal inspectors are not inspecting the entire home all at once as we are. However, it is still not possible to be thorough with such a heavy work load.
Once a home has passed a city inspector’s phased inspection, doesn't that mean that everything is proper and safe?
I have found numerous homes that have been inspected by city or municipal inspectors that had several undocumented or overlooked items. See my website at: http:www.atexinspects to view our newly constructed home inspection in a suburb of Houston. Notice in the report, Opps…there is not insulation in this home which has been on the market for almost a year. Go figure, right?
Should I have the home inspected during construction?
Most definitely, many times problems that would otherwise be difficult to identify and repair can easily be corrected during construction.
When is the best time to contact a Professional Real Estate Inspector?
It is never too late to contact a home inspector, however the sooner the better for you the new home buyer. You will want to start communication with your inspector as soon as you sign a contract with your builder. It is important to let your builder know right away that you intent to hire a third party, independent residential home inspector. Inform them that you want your inspector to work in conjunction with the builder during the building process. This will normally let the home builder know upfront that you are very serious about the construction of your new home. Most often, the builder’s site foreman will pay special attention to your home’s construction. No one likes to have flaws or defects pointed out in their own backyard.
My home was built in the city limits so it had city inspectors inspecting it as it was built.
That's one of the biggest myths out there. The city inspectors in Houston and the surrounding areas are snowed under by all the new construction going up. The last I heard, they had to do around 15 to 22 inspections in a day to keep out of hot water back at the city hall. Now with workloads like that, about the maximum amount of time a city inspector can be in a home is 15 to 20 minutes. I've seen more than a few homes get "green tagged" without there ever having been a city inspector in the house. You had better believe the superintendents and sub-contractors know this also!
My builder showed me where they hired a company to inspect the home while it was being built and that I shouldn't go out and hire an independent inspector myself.
If a builder builds a superior home day in and day out, they're never afraid of you hiring an independent inspector. I hear it all the time from clients that their builder did everything but cut the phone line to prevent them from calling an inspector on their own! The "builders" inspector is a company they hire to do code inspections on their new homes. These inspectors do many of the builder’s homes every day. They also are there only a short while before they head off to another home. Are you beginning to see why some builders and superintendents don't want independent inspectors looking at their homes? The simple fact is that a builder that builds a good home doesn't fear an independent inspection of their homes and will actually encourage you to hire an inspector. It's like a badge of honor to them if their homes come through an independent inspection in fine shape.
My builder said I was being too picky about wanting some items fixed in my home. Am I being too picky?
Just how picky does your money allow you to be? While it is true no home is perfect, you wouldn't go out and pay full price for a new car that had dings and scratches in the paint with an engine that knocked and the radiator located where the gas tank should be would you? It's your home. They are supposed to be hiring professional craftsmen to do the work (but we know they aren't don't we). True craftsmen will make very few mistakes while building your home. Un-skilled day laborers will make many obvious mistakes that anyone can find. You can bet that many of the defects and flaws that your seeing don't exist in the building company's owners house or any of the managements homes. So why should they be allowed in yours? Whether your spending $70,000 or $700,000 to have a home built, you deserve the very best workmanship on your home. It's your money, demand quality!
My builder said I didn't need an independent home inspection because I had a 1 year warranty and that if anything was going to go wrong, it would happen inside a year.
I have never and will never inspect a newly constructed home that I didn't find something wrong where the builder needed to fix or repair multiple items. They always miss something. There are just two many components on a house to make sure they are all okay! Now can you imagine what a pain and inconvenience it would be to have a work crew to come back into your house to fix minor defects and flaws within a year? Now imagine what would happen if you had a major repair to be made! It's as simple as this, most builders know your not going to have an inspection on your new home before the warranty runs out, so, they'll be off the hook unless something major goes wrong, and that is what they bet against! It's a lot easier on you to have major and minor items fixed, repaired or replaced during construction than after you have lived there a year.
Now I could go on and on with example after example, but I hope your finally seeing how this industry works. If the builder has to pull the drywall sub-contractors off of a job down the road to come back to your house, he's losing money. Now the other house is going to get behind and he runs the risk of that house not closing on time. If he can talk you out of fixing all that drywall damage, then he is money ahead. I hope your beginning to realize how this industry operates. You need to insure some amount of quality control in your home and your not likely to get it from someone who stands to lose money by having extra work performed!
I've heard just about every excuse there is for not hiring a Professional Real Estate Inspector. The fact remains that if you will hire an experienced and qualified home inspector before you even pour your foundation, you will go a long way in making sure your dream home doesn't end up a nightmare! Look at it this way, for less than the price of 2 top of the line Moen faucets, you can have a professional to watch out for your interest and make sure things are done right during the construction on your home.
If just a portion of the people that are involved in class action lawsuits would have hired a professional home inspector before they had closed, they probably would have been warned before hand, enabling them to shop for a better home. How many of these people do you think will hire a home inspector next time? (Sadly, most people after going through something like this refuse to ever think about building again, and who could blame them?)
Remember this also, if you live in a rural area, you don't even have the slim amount of protection that someone inside the city limits does! There are no local government inspectors inspecting your home! In Texas, you do not have to be licensed to be a Home Builder. There is an industry joke that goes something like this "All you have to do in Texas to be a Builder is to have a cowboy hat, a ladder and a pickup truck". You don't know how many times I've seen that joke become a reality!
Some of the more common problems we find with new homes are:
Gas appliances not plumbed correctly
Damaged or missing shingles, flashing or ridge vents, roof decking not cut for ridge vents, missing H-clips on decking,
Improper gas lines, poor caulk & seal
Insufficient soil grading, missing brick veneer weep holes
Rafters notched, missing or damaged
Improper electrical panel installation, improper breaker sizing for electrical appliances (thus voiding your warranty on the appliance), insufficient main electrical feed
A/C's not installed or functioning properly
Water heaters improperly installed, improper flue clearance
These are only a tiny fraction of problems I routinely find on new homes.
We perform a three phased new home construction inspection.
I'm a Professional Real Estate Inspector licensed by the State of Texas; I have been in this industry for many years and have seen many good people taken advantage of by builders. Sometimes intentional sometimes not, but either way they ended up spending more money than they really had to. Hiring a Professional Real Estate Inspector to watch over the construction of your new home puts control of the building process in your hands, not the builders!
The pre-slab, pre-sheet rock and final phased or completed inspection.
It seems that you are asking me to go overboard with all of these inspections. Isn't the builder responsible to build a quality home?
We are only looking out for your best interest. It would be impossible for me to describe all the potential hassles and problems related to skipping the inspection process. We view ourselves as consumer advocates. We are there to protect your best interest. If you were expecting to purchase a home with problems, you would not be going through all the time consuming hard work and aggravation of the construction process in the first place. As a consumer advocate, you can be guaranteed that we will do everything we can to see that you end up with a quality home.
No. The builder is not responsible to build you a quality home. The builder is responsible to meet minimal standards at best. In the years that we have been inspecting, we have found that most builders seem to be more concerned with quantity of turnover vs. quality of construction. It is not difficult to build a home that will be somewhat free of problems during the time of the builder warrantee. It is an entirely different process to build a home that will be in good condition, assuming proper maintenance, 25 years after construction. Of course we realize that you may not be in that home 25 years down the road. However, you will probably be in the home after the warrantee has expired. When you go to resale in the future, chances are good that the purchaser will hire an independent inspector. It would be a shame for you to be put in the position of having to pay for builder mistakes at that time.
Other added benefits of the inspection process include:
1) Saving money, time and aggravation - The builder should arrange for repairs if problems are found after you move into the home. Every time you have to stay home from work to meet with a repair person, it will cost you money one way or the other. Not only is that, but the aggravation factor of dealing with these issues not something that you are going to want to go through.
2) Peace of mind - Assuming that things are found to be in good order or the builder repairs items found during the inspection, you will have peace of mind and confidence that you have purchased the home you deserve.
3) Education - The inspection process can be very educational. You will likely walk away from the inspection with knowledge of your home that you would not have otherwise received. We go out of our way to provide as much information as possible about not only the construction of your home but tips on how to maintain it.
Please contact us to assist with your new home construction phased inspection or new home purchase inspection.
Sincerely,
Robert Welch
281-216-1171
Robert@atexinspects.com
http:www.atexinspects.com
Most Common Home Buying Mistakes
Most Common Mistakes Made By Home Buyers? (I call these the BIG 12)
Through the years of working as a contractor and professional home inspector, I have had the privilege of working with some great people in every aspect of the real estate industry. Unfortunately, I have also witnessed first hand some of the mistakes made by eager, new and first time home buyers. Most of which were no fault of their own, but an end state of the processes involved in real estate transactions, laws and regulations.
1. Buying the Wrong House.
The very first thing home buyers should do is making a list of priorities desired in a home. If you do not prioritize your needs and requirements and list out your desires and nice-to-haves, you can easily get swept up in the excitement of buying a home that was a bit less or more than actually needed. Buying too much or too little in a home can place both emotional and financial burdens on you and your family for years to come.
2. You picked the wrong community.
Some places are just flat-out expensive, and you'll probably have to search for a location that's affordable. That doesn't mean you should choose the cheapest locale.
If you don't like the location you'll be unhappy. What's more, you'll probably have a hard time selling your property if the community isn't good. Ask around and read the local papers to know how the community is faring economically, what the major issues are how many resources it offers.
Don't neglect the schools. Gather such data as test scores, statistics on the percentage of kids who graduate and go to college, the student/teacher ratio and so on. Take time to visit local schools and also to talk to parents and students to get the inside scoop.
3. Right home, right community, but wrong part of the sub-division.
Even if you find the right home in the right community, is it located in the best part of the sub-division? Where am I going with this you may ask? The following comments come from living in multiple cities during my adult life and from building and inspecting homes in these cities. What I mean, by my comments about the right part of the sub-division is this, in my opinion, there are better parts of any sub-division to build and buy a home in. It’s all about location to include where the home is located with its own sub-division. Here are a few areas I recommend avoiding:
• Homes that are on long straight streets with a sub-division
• Homes that have adjoining drainage ditches or easements which connect to the property
• Homes that back up to drainage easements or retention ponds
• Homes that busy main city streets behind or next to them
• Homes that are in a curve of a main entry street into the sub-division
• Homes that lie next to a utility easement such as over-head power lines
• Homes that have utility access panels, electrical transformers or boxes in their front lawns
• Homes that are more than 150 feet from a street fire hydrant
4. Falling in love with a home.
If you think a house is ideal, don't let the seller or any of the seller's agents know. If the seller finds out you're in love with the house, the seller could hold out for a higher price.
A wise home buyer knows there are lots of houses -- and there's one out there that's the right house at the right price. If you can't afford it, move on and keep looking. Falling in love always leads to the number 1 mistake “Buying the wrong house.” What if something is really wrong with the home and you know deep down that you should not proceed, but you really love the home. Love will blind you to your actual feelings about the property and will cause you to accept things that you normally would have run away from. Falling in love with a particular home, home builder or model of home can cause you to fail in one or all of the other eleven areas listed in this article.
5. Over-buying the first time.
Being "house poor" is a very uncomfortable existence. A large and beautiful home with little or no furniture tends to be empty and cold. A life where almost every dime of your earnings goes to the support of your house wears thin very quickly and is a frequent cause of family stress. Pushing yourself right up to--or beyond--your limits leaves you highly exposed when the inevitable changes to the national or your personal economy occur. Leave yourself some breathing room! Buy a home that's way out of your price range and you could well derail your ability to fund other important items such as retirement savings, your kids' education -- not to mention an entertainment budget.
6. You picked the wrong mortgage.
These days, many homebuyers are rushing to secure a mortgage as fast as possible without fully exploring their options. That's because sellers often only consider bids from individuals who have been pre-approved for a loan. A word of advice? Pick your financing package with care.
Gone are the days when you had to save up for a 20% deposit to own your dream home. Now you can take out 97% (or even 100%, if you are a Veteran) of the value of the property which means you don't have to spend years saving for a deposit before getting into the property market.
7. Don't sugar coat reality and a bad credit rating.
It's best to be honest here (as always!) and accurately report your credit rating, card debts and personal debts. If you try to fudge the truth, this sort of stunt can stay with you forever.
8. Buying a house that is tough to resell.
Many home buyers stay focused on finding a home where their families will be happy and safe. You should also remember this is also a big financial investment. Take a moment to look ahead to the day you'll sell the house. Knowing the neighborhood and paying attention to marketable details of the house will go a long way toward preventing a buying mistake. I always tell my home inspection clients that they should always look at a house as if they plan to sell it in three years. A great example is a two story home that has the master bedroom on the 2nd floor.
It's easy when you're house hunting to forget what it's going to be like to sell your home down the road. But as you tour homes, put yourself in the perspective of the sellers. You may be drawn to a home that has quirky features or no closets or just one, tiny bathroom (You can use armoires. Share showers.) But others may not be as enthusiastic. When you buy, think about the day it comes time to sell.
9. Not using an agent at all or using the Listing Agent as your 'Agent'.
Finding out too late that you have no representation can be a nasty surprise when you assume that the Agent with whom you are working represents you when they actually represent--and owe complete allegiance to--the seller. How does this happen? By not taking the time to investigate and familiarize yourself with the laws regarding real estate transactions. Or, by rushing out to look at homes, whether in person or on the Internet, and contacting the Agent who has the house advertised (who will be the listing Agent and will absolutely represent the seller).
Another pitfall occurs when you try to represent yourself in the purchase of a home, thinking that you will save money. This may be the case, but it is just as--or more--likely that you will run into a savvy seller who is looking to keep the commission savings in their pocket rather than give it to you. The sellers or listing agent represents the seller, although they can represent the buyer too, it is not a wise decision.
A buyer’s agent will help you negotiate a contract, process the paperwork, help you find the right home and help you schedule the needed inspections and appointments necessary when you do find your dream home.
10. Putting up "Non-Refundable" earnest money.
If your Agent recommends it, find another agent because they don't have your best interest at stake. Be sure to work with a good real estate agent to write a refundable contract that will allow you to withdraw your offer and get back your earnest money if the financing, home inspection or appraisal do not pan out.
11. You forgot about or under estimated the closing costs.
Think it's bad to pay tax when you eat out? Wait until you're paying closing costs, which can run 2 to 5 percent of the home's purchase price, according to Tyson.
A mortgage lender should provide you with a specific estimate of what costs will be. But keep in mind they include such things as origination (points) on a loan, escrow fees, title and homeowners insurance, legal costs, property taxes, fees to record your need deed and notary fees.
12. Not having hiring a professional home inspector.
Bottom line: you should never buy a home without having it inspected. After all, you don't want to learn that you've bought a house that's filled with termites or has a frazzled electrical system. If you're building a new home, an inspection can ensure that all the work has been finished properly and to current building standards.
Home inspections typically run $250 to $500 and usually include a check of a home's mechanical, heating and air condition systems, plumbing and electrical works, structural to include roof, walls, foundation and attic, drainage and attached/detached garages.
Robert is not a real estate agent, broker or attorney, nor is he a financial consultant or does he claim to be an expert in any of these fields. The above views are his own and have been obtained from experiences in contracting and professional home inspections. Always consult with your financial planner and/or Real Estate Agent before making any decisions.
Robert Welch is a Professional Real Estate Inspector licensed in Texas (TREC # 9292) and owner of ATEX Inspects, a Home Inspection Company in Houston Texas. ATEX Inspects performs commercial and residential inspections. You can find out more by clicking on this link to his site:
http://www.atexinspects.com/
or contacting Robert by email at: Robert@atexinspects.com
Through the years of working as a contractor and professional home inspector, I have had the privilege of working with some great people in every aspect of the real estate industry. Unfortunately, I have also witnessed first hand some of the mistakes made by eager, new and first time home buyers. Most of which were no fault of their own, but an end state of the processes involved in real estate transactions, laws and regulations.
1. Buying the Wrong House.
The very first thing home buyers should do is making a list of priorities desired in a home. If you do not prioritize your needs and requirements and list out your desires and nice-to-haves, you can easily get swept up in the excitement of buying a home that was a bit less or more than actually needed. Buying too much or too little in a home can place both emotional and financial burdens on you and your family for years to come.
2. You picked the wrong community.
Some places are just flat-out expensive, and you'll probably have to search for a location that's affordable. That doesn't mean you should choose the cheapest locale.
If you don't like the location you'll be unhappy. What's more, you'll probably have a hard time selling your property if the community isn't good. Ask around and read the local papers to know how the community is faring economically, what the major issues are how many resources it offers.
Don't neglect the schools. Gather such data as test scores, statistics on the percentage of kids who graduate and go to college, the student/teacher ratio and so on. Take time to visit local schools and also to talk to parents and students to get the inside scoop.
3. Right home, right community, but wrong part of the sub-division.
Even if you find the right home in the right community, is it located in the best part of the sub-division? Where am I going with this you may ask? The following comments come from living in multiple cities during my adult life and from building and inspecting homes in these cities. What I mean, by my comments about the right part of the sub-division is this, in my opinion, there are better parts of any sub-division to build and buy a home in. It’s all about location to include where the home is located with its own sub-division. Here are a few areas I recommend avoiding:
• Homes that are on long straight streets with a sub-division
• Homes that have adjoining drainage ditches or easements which connect to the property
• Homes that back up to drainage easements or retention ponds
• Homes that busy main city streets behind or next to them
• Homes that are in a curve of a main entry street into the sub-division
• Homes that lie next to a utility easement such as over-head power lines
• Homes that have utility access panels, electrical transformers or boxes in their front lawns
• Homes that are more than 150 feet from a street fire hydrant
4. Falling in love with a home.
If you think a house is ideal, don't let the seller or any of the seller's agents know. If the seller finds out you're in love with the house, the seller could hold out for a higher price.
A wise home buyer knows there are lots of houses -- and there's one out there that's the right house at the right price. If you can't afford it, move on and keep looking. Falling in love always leads to the number 1 mistake “Buying the wrong house.” What if something is really wrong with the home and you know deep down that you should not proceed, but you really love the home. Love will blind you to your actual feelings about the property and will cause you to accept things that you normally would have run away from. Falling in love with a particular home, home builder or model of home can cause you to fail in one or all of the other eleven areas listed in this article.
5. Over-buying the first time.
Being "house poor" is a very uncomfortable existence. A large and beautiful home with little or no furniture tends to be empty and cold. A life where almost every dime of your earnings goes to the support of your house wears thin very quickly and is a frequent cause of family stress. Pushing yourself right up to--or beyond--your limits leaves you highly exposed when the inevitable changes to the national or your personal economy occur. Leave yourself some breathing room! Buy a home that's way out of your price range and you could well derail your ability to fund other important items such as retirement savings, your kids' education -- not to mention an entertainment budget.
6. You picked the wrong mortgage.
These days, many homebuyers are rushing to secure a mortgage as fast as possible without fully exploring their options. That's because sellers often only consider bids from individuals who have been pre-approved for a loan. A word of advice? Pick your financing package with care.
Gone are the days when you had to save up for a 20% deposit to own your dream home. Now you can take out 97% (or even 100%, if you are a Veteran) of the value of the property which means you don't have to spend years saving for a deposit before getting into the property market.
7. Don't sugar coat reality and a bad credit rating.
It's best to be honest here (as always!) and accurately report your credit rating, card debts and personal debts. If you try to fudge the truth, this sort of stunt can stay with you forever.
8. Buying a house that is tough to resell.
Many home buyers stay focused on finding a home where their families will be happy and safe. You should also remember this is also a big financial investment. Take a moment to look ahead to the day you'll sell the house. Knowing the neighborhood and paying attention to marketable details of the house will go a long way toward preventing a buying mistake. I always tell my home inspection clients that they should always look at a house as if they plan to sell it in three years. A great example is a two story home that has the master bedroom on the 2nd floor.
It's easy when you're house hunting to forget what it's going to be like to sell your home down the road. But as you tour homes, put yourself in the perspective of the sellers. You may be drawn to a home that has quirky features or no closets or just one, tiny bathroom (You can use armoires. Share showers.) But others may not be as enthusiastic. When you buy, think about the day it comes time to sell.
9. Not using an agent at all or using the Listing Agent as your 'Agent'.
Finding out too late that you have no representation can be a nasty surprise when you assume that the Agent with whom you are working represents you when they actually represent--and owe complete allegiance to--the seller. How does this happen? By not taking the time to investigate and familiarize yourself with the laws regarding real estate transactions. Or, by rushing out to look at homes, whether in person or on the Internet, and contacting the Agent who has the house advertised (who will be the listing Agent and will absolutely represent the seller).
Another pitfall occurs when you try to represent yourself in the purchase of a home, thinking that you will save money. This may be the case, but it is just as--or more--likely that you will run into a savvy seller who is looking to keep the commission savings in their pocket rather than give it to you. The sellers or listing agent represents the seller, although they can represent the buyer too, it is not a wise decision.
A buyer’s agent will help you negotiate a contract, process the paperwork, help you find the right home and help you schedule the needed inspections and appointments necessary when you do find your dream home.
10. Putting up "Non-Refundable" earnest money.
If your Agent recommends it, find another agent because they don't have your best interest at stake. Be sure to work with a good real estate agent to write a refundable contract that will allow you to withdraw your offer and get back your earnest money if the financing, home inspection or appraisal do not pan out.
11. You forgot about or under estimated the closing costs.
Think it's bad to pay tax when you eat out? Wait until you're paying closing costs, which can run 2 to 5 percent of the home's purchase price, according to Tyson.
A mortgage lender should provide you with a specific estimate of what costs will be. But keep in mind they include such things as origination (points) on a loan, escrow fees, title and homeowners insurance, legal costs, property taxes, fees to record your need deed and notary fees.
12. Not having hiring a professional home inspector.
Bottom line: you should never buy a home without having it inspected. After all, you don't want to learn that you've bought a house that's filled with termites or has a frazzled electrical system. If you're building a new home, an inspection can ensure that all the work has been finished properly and to current building standards.
Home inspections typically run $250 to $500 and usually include a check of a home's mechanical, heating and air condition systems, plumbing and electrical works, structural to include roof, walls, foundation and attic, drainage and attached/detached garages.
Robert is not a real estate agent, broker or attorney, nor is he a financial consultant or does he claim to be an expert in any of these fields. The above views are his own and have been obtained from experiences in contracting and professional home inspections. Always consult with your financial planner and/or Real Estate Agent before making any decisions.
Robert Welch is a Professional Real Estate Inspector licensed in Texas (TREC # 9292) and owner of ATEX Inspects, a Home Inspection Company in Houston Texas. ATEX Inspects performs commercial and residential inspections. You can find out more by clicking on this link to his site:
http://www.atexinspects.com/
or contacting Robert by email at: Robert@atexinspects.com
Four Point Home Insurance Inspections
Four Point Insurance Home Inspections
What Are They & Why Are They Required?
The Four Point Insurance Inspection is performed on behalf of the insurance companies and, typically, as a requirement for the insurer offering insurance to the new homeowner. After last year's hurricane Ike in Texas, the Four Point Insurance Inspection has taken on added importance. As insurance companies are beginning to see the benefit of the inspection, the program is spreading to other areas of the country. The benefit to the insurance company is, obviously, reduced loss risk on home owner’s insurance policies. This is an area of business that has, for many years, been a money loser for insurance companies.
The Four Point Insurance Inspection consists of a visual survey of the following four primary components:
Roof
Electrical
HVAC (Heat, Ventilation & Air Conditioning)
Plumbing
The insurance companies are expecting the condition of the components listed above to be working as intended within the manufacturer’s specifications. The insurance companies are looking for the four systems to be in generally good working condition and fulfilling their intended function. If the home is an older home the insurance companies want to see that the systems have been updated. In most cases, the forms are provided by the insurance companies to their clients. The clients then ask the inspector to fill the form out during the course of the home inspection.
The criteria used to judge the components include:
Current operating conditions
Scheduled maintenance requirements
Expected service life
There are other types of specialized programs that are similar in nature to this type of inspection and may exist in specific markets. For example, some states require low income buyers to obtain an inspection of a home prior to purchase to obtain a low interest loan. In Missouri, for example, the Missouri Housing Development Corporation (MHDC) has an inspection requirement that is similar to a Four Point Insurance Inspection. Another example would be in California where many homeowner insurance companies require verification of foundation attachment for homes built prior to 1965.
Why do I need a four point inspection?
Insurance companies have become increasingly reluctant to issue Homeowner Insurance Policies on older homes (usually 25 years old or more). Their common concern is that there may be conditions in an older home that could become a liability to them. For instance; a home with a roof nearing the end of its reliable service life may fail while under the policy and the homeowner may seek reimbursement from their insurance company for damages to the home or its contents. Similar concerns extend to the condition of the HVAC, electrical and plumbing systems in an older home. If these elements are in poor condition, in need of being updated or replaced or were improperly installed, they may fail and cause fire or water damage to a home.
Newer homes are assumed (by the insurance companies) to not have these problems as frequently as older homes.
QUESTIONS ABOUT FOUR POINT INSURANCE INSPECTIONS –
Is there a standard form to fill out?
There is no industry wide standard form for a Four Point Inspection. Some insurance companies provide their own forms; however, most insurance companies will accept forms from companies that perform home inspections provided that they are filled out by qualified individuals.
Can I fill out the form myself?
Insurance companies want these forms filled out by certain qualified individuals such as a licensed Professional Home Inspectors.
I am buying a home. Can I use this as a less expensive pre purchase home inspection?
No. This four point inspection is not intended for use as a pre sale or pre purchase comprehensive inspection. As it is geared for your insurance needs, The Four point inspection will not contain the type of information you may need to make an informed decision for purchase. .
I had a home inspection before I purchased the home. Can I use that report instead of getting a Four Point Inspection Report?
The insurance companies do not want large reports that contain other information. They want only specific information about the HVAC, plumbing, electrical system and roof in a short one or two page signed document.
Costs, Coordinating all these Trades Professionals for a 4 point Inspection sounds Costly and lengthy.
ATEX Inspects is in tune with these systems and our professional inspector is in the inspection business to offer the four point inspection at a discounted rate. If you hired all four trades to perform the inspection, it would get very expensive. We have also streamlined forms to satisfy most interests of insurance companies quickly and cost effectively to offer the four point inspection.
Guarantees, who can guarantee the four point inspection forms, enable me to be approved for Insurance?
NONE! Please be clear that ATEX Inspects is not employed by Insurance companies, and cannot guarantee any aspect of the four point inspection, including but not limited to:
INSURABILITY, UNDERWRITING, NEED FOR ADDITIONAL CERTIFICATION OR INSPECTIONS SUBSEQUENT TO INITIAL INSPECTION, WORK TO BE PERFORMED FOLLOWING INSPECTION, Etc
In summary, the Four Point Insurance Inspection program is gaining in popularity and will likely continue to expand as the insurance companies recognize the value of the inspection and the savings benefits it provides to the insurance carrier. ATEX Inspects is proud to offer four point insurance inspections as part of our full line of inspection services.
Contact us today at 281-216-1171 for your Four-Point Insurance Inspection needs.
www.atexinspects.com
Sincerely,
Robert Welch
Texas Professional Real Estate Inspector
TREC License Number 9292
What Are They & Why Are They Required?
The Four Point Insurance Inspection is performed on behalf of the insurance companies and, typically, as a requirement for the insurer offering insurance to the new homeowner. After last year's hurricane Ike in Texas, the Four Point Insurance Inspection has taken on added importance. As insurance companies are beginning to see the benefit of the inspection, the program is spreading to other areas of the country. The benefit to the insurance company is, obviously, reduced loss risk on home owner’s insurance policies. This is an area of business that has, for many years, been a money loser for insurance companies.
The Four Point Insurance Inspection consists of a visual survey of the following four primary components:
Roof
Electrical
HVAC (Heat, Ventilation & Air Conditioning)
Plumbing
The insurance companies are expecting the condition of the components listed above to be working as intended within the manufacturer’s specifications. The insurance companies are looking for the four systems to be in generally good working condition and fulfilling their intended function. If the home is an older home the insurance companies want to see that the systems have been updated. In most cases, the forms are provided by the insurance companies to their clients. The clients then ask the inspector to fill the form out during the course of the home inspection.
The criteria used to judge the components include:
Current operating conditions
Scheduled maintenance requirements
Expected service life
There are other types of specialized programs that are similar in nature to this type of inspection and may exist in specific markets. For example, some states require low income buyers to obtain an inspection of a home prior to purchase to obtain a low interest loan. In Missouri, for example, the Missouri Housing Development Corporation (MHDC) has an inspection requirement that is similar to a Four Point Insurance Inspection. Another example would be in California where many homeowner insurance companies require verification of foundation attachment for homes built prior to 1965.
Why do I need a four point inspection?
Insurance companies have become increasingly reluctant to issue Homeowner Insurance Policies on older homes (usually 25 years old or more). Their common concern is that there may be conditions in an older home that could become a liability to them. For instance; a home with a roof nearing the end of its reliable service life may fail while under the policy and the homeowner may seek reimbursement from their insurance company for damages to the home or its contents. Similar concerns extend to the condition of the HVAC, electrical and plumbing systems in an older home. If these elements are in poor condition, in need of being updated or replaced or were improperly installed, they may fail and cause fire or water damage to a home.
Newer homes are assumed (by the insurance companies) to not have these problems as frequently as older homes.
QUESTIONS ABOUT FOUR POINT INSURANCE INSPECTIONS –
Is there a standard form to fill out?
There is no industry wide standard form for a Four Point Inspection. Some insurance companies provide their own forms; however, most insurance companies will accept forms from companies that perform home inspections provided that they are filled out by qualified individuals.
Can I fill out the form myself?
Insurance companies want these forms filled out by certain qualified individuals such as a licensed Professional Home Inspectors.
I am buying a home. Can I use this as a less expensive pre purchase home inspection?
No. This four point inspection is not intended for use as a pre sale or pre purchase comprehensive inspection. As it is geared for your insurance needs, The Four point inspection will not contain the type of information you may need to make an informed decision for purchase. .
I had a home inspection before I purchased the home. Can I use that report instead of getting a Four Point Inspection Report?
The insurance companies do not want large reports that contain other information. They want only specific information about the HVAC, plumbing, electrical system and roof in a short one or two page signed document.
Costs, Coordinating all these Trades Professionals for a 4 point Inspection sounds Costly and lengthy.
ATEX Inspects is in tune with these systems and our professional inspector is in the inspection business to offer the four point inspection at a discounted rate. If you hired all four trades to perform the inspection, it would get very expensive. We have also streamlined forms to satisfy most interests of insurance companies quickly and cost effectively to offer the four point inspection.
Guarantees, who can guarantee the four point inspection forms, enable me to be approved for Insurance?
NONE! Please be clear that ATEX Inspects is not employed by Insurance companies, and cannot guarantee any aspect of the four point inspection, including but not limited to:
INSURABILITY, UNDERWRITING, NEED FOR ADDITIONAL CERTIFICATION OR INSPECTIONS SUBSEQUENT TO INITIAL INSPECTION, WORK TO BE PERFORMED FOLLOWING INSPECTION, Etc
In summary, the Four Point Insurance Inspection program is gaining in popularity and will likely continue to expand as the insurance companies recognize the value of the inspection and the savings benefits it provides to the insurance carrier. ATEX Inspects is proud to offer four point insurance inspections as part of our full line of inspection services.
Contact us today at 281-216-1171 for your Four-Point Insurance Inspection needs.
www.atexinspects.com
Sincerely,
Robert Welch
Texas Professional Real Estate Inspector
TREC License Number 9292
Buying and Selling Foreclosure Properties
Buying or selling a foreclosed property – Foreclosure Properties
I have been a Houston Professional Real Estate Inspector for several years, I have seen my share of great investments in the line of foreclosures and I have seen some really bad investments as well. It is not always easy to tell one from the other without the assistances of a professional.
Buying a foreclosure property can be a great investment, but you need to do your homework first. Don’t rush into any real estate deal blind, you may trip and fall. How far and how hard you fall depends on you, your financial status and the property at hand. It can be an ideal situation that is both for both the buyer and the bank or lean holder.
This article is directed at the buyer, the one taking the real risk with the property transaction. First check and see what the other home’s in the area are selling for, what is the climate of the neighborhood and is the area located in a flood plan. After you have found a home that is selling for a great deal below the average cost in that area STOP!
Smell the roses and look for the thorns, get involved with a real estate agent if you are new in the business of real estate investments. Wrong decisions here can mean your first investment will be your last investment. Consult with a professional real estate agent that specializes in buying homes in this market area, better yet, one that specializes in foreclosure investment properties.
Next, contact a licensed real estate inspector who has extensive experience with foreclosed or reposed property inspections. Compare their qualifications, but also their quality of home inspection reports. The inspection report is only as good as the paper it is presented on. Trash in equal’s trash out, a poorly written inspection report will not benefit you in making the final purchase decision.
Have the home inspected, asks the inspector; if they were you, would they buy the home for investment purposes. If they are hesitant to answer that question, you may have hired the wrong inspector. OK, ask them that question before you hire them. They should be more than willing to give you an honest answer at the conclusion of the inspection process. Most professional real estate inspectors will give you a rough estimate of the cost of needed repairs.
Most of the homes that are foreclosed have been legally reposed by the lean holder, they are normally eager to sell the property, but not always eager to have the property inspected. Most often the utilities are disconnected to these properties get involved with your real estate agent to negotiate with the lean home to have the utilities turned on and schedule your inspections accordingly.
The house is generally sold at 20-35% discounted rate of the market value. Therefore the investor can purchase the house, repair it and resell it to make a huge profit. Take the selling price, add in the estimated cost of repairs and determine if this is a profitable investment for you. Be careful on you first couple investment properties that you do not get in over your head and purchase a home that requires extensive or timely repairs. Always be aware of homes that have significant damage to the roof, foundation, electrical systems or homes with excessive termite or water damage.
Buying a foreclosure can ensure a lot of money in just a short amount of time. It is definitely a good investment to make and especially when the market for distressed homes is continuously growing. However, once you have bought the house, you should repair it and refurbish it so that you can put it back in the market at its after repaired cost. This will give you a huge profit margin. But to get that profit margin you must make sure that the debt’s are not very close to the market value of the house. If it is, it will be best if you move on to another property in the hopes of buying it.
Sincerely,
Robert Welch, PRI
Houston Professional Real Estate Inspector
http:www.atexinspects.com
Robert@atexinspects.com
This article contains information about buying bank foreclosed properties for investment purposes. Do you homework, hire a team of professionals who specialize in foreclosed properties and by all means have the property inspected by a professional real estate inspector.
I have been a Houston Professional Real Estate Inspector for several years, I have seen my share of great investments in the line of foreclosures and I have seen some really bad investments as well. It is not always easy to tell one from the other without the assistances of a professional.
Buying a foreclosure property can be a great investment, but you need to do your homework first. Don’t rush into any real estate deal blind, you may trip and fall. How far and how hard you fall depends on you, your financial status and the property at hand. It can be an ideal situation that is both for both the buyer and the bank or lean holder.
This article is directed at the buyer, the one taking the real risk with the property transaction. First check and see what the other home’s in the area are selling for, what is the climate of the neighborhood and is the area located in a flood plan. After you have found a home that is selling for a great deal below the average cost in that area STOP!
Smell the roses and look for the thorns, get involved with a real estate agent if you are new in the business of real estate investments. Wrong decisions here can mean your first investment will be your last investment. Consult with a professional real estate agent that specializes in buying homes in this market area, better yet, one that specializes in foreclosure investment properties.
Next, contact a licensed real estate inspector who has extensive experience with foreclosed or reposed property inspections. Compare their qualifications, but also their quality of home inspection reports. The inspection report is only as good as the paper it is presented on. Trash in equal’s trash out, a poorly written inspection report will not benefit you in making the final purchase decision.
Have the home inspected, asks the inspector; if they were you, would they buy the home for investment purposes. If they are hesitant to answer that question, you may have hired the wrong inspector. OK, ask them that question before you hire them. They should be more than willing to give you an honest answer at the conclusion of the inspection process. Most professional real estate inspectors will give you a rough estimate of the cost of needed repairs.
Most of the homes that are foreclosed have been legally reposed by the lean holder, they are normally eager to sell the property, but not always eager to have the property inspected. Most often the utilities are disconnected to these properties get involved with your real estate agent to negotiate with the lean home to have the utilities turned on and schedule your inspections accordingly.
The house is generally sold at 20-35% discounted rate of the market value. Therefore the investor can purchase the house, repair it and resell it to make a huge profit. Take the selling price, add in the estimated cost of repairs and determine if this is a profitable investment for you. Be careful on you first couple investment properties that you do not get in over your head and purchase a home that requires extensive or timely repairs. Always be aware of homes that have significant damage to the roof, foundation, electrical systems or homes with excessive termite or water damage.
Buying a foreclosure can ensure a lot of money in just a short amount of time. It is definitely a good investment to make and especially when the market for distressed homes is continuously growing. However, once you have bought the house, you should repair it and refurbish it so that you can put it back in the market at its after repaired cost. This will give you a huge profit margin. But to get that profit margin you must make sure that the debt’s are not very close to the market value of the house. If it is, it will be best if you move on to another property in the hopes of buying it.
Sincerely,
Robert Welch, PRI
Houston Professional Real Estate Inspector
http:www.atexinspects.com
Robert@atexinspects.com
This article contains information about buying bank foreclosed properties for investment purposes. Do you homework, hire a team of professionals who specialize in foreclosed properties and by all means have the property inspected by a professional real estate inspector.
How to Find A Qualified Houston Texas Home Inspector?
How to find a commercial or home inspector in Houston or Texas in general?
1. In Texas you can visit TREC for a list of inspectors or ask your Realtor if they have used any inspectors they have been satisfied with. You can also Google for home inspectors, but keep in mind, Google rankings are based on over 200 search terms, none of which relate to how good the inspector is at inspecting properties.
2. When you speak with the inspector, ask the following:
Number of years experience as an inspector?
If you are buying a commercial property, what experience has the inspector had in this area of real estate?
Does the inspector include photos in the report?
How long is a typical inspection report and does the inspector have samples you can review? Are these samples listed on their web site?
Background and building experience?
How long does an average home inspection take?
Number of inspections they have completed?
Tools they use during the inspection process?
Do they perform inspection full-time?
Does the inspector have experience with the type of property you are buying?
You can find a more detailed list of inspector questions at the HUD or FHA web sites.
3. Hire an inspector that is familiar with local builders, local building requirements and regulations and the soil conditions in the area.
4. The inspection will be structural, mechanical, electrical, pluming and HVAC. Optional inspected items include pools/spas, septic system, sprinklers and water wells). Does the inspector coordinate for a third party termite inspection if requested?
5. Foreclosures or vacant properties. You may be getting an excellent buy. Some have been vacant for awhile. It is important the water and utilities are turned on for the home inspector to perform the inspection. Is the inspector experienced with foreclosed property inspections?
6. Price should be the last factor when deciding on a home inspector, but unfortunately it is tops on most home buyers and investors list of priorities.
Please contact us today at ATEX Inspects to order your property inspection at - 281-216-1171. ATEX Inspects is your full service commercial and residential inspection company. We provide same day reports with photos at affordable prices. PROUD US ARMY VETERAN!
http://www.atexinspects.com
1. In Texas you can visit TREC for a list of inspectors or ask your Realtor if they have used any inspectors they have been satisfied with. You can also Google for home inspectors, but keep in mind, Google rankings are based on over 200 search terms, none of which relate to how good the inspector is at inspecting properties.
2. When you speak with the inspector, ask the following:
Number of years experience as an inspector?
If you are buying a commercial property, what experience has the inspector had in this area of real estate?
Does the inspector include photos in the report?
How long is a typical inspection report and does the inspector have samples you can review? Are these samples listed on their web site?
Background and building experience?
How long does an average home inspection take?
Number of inspections they have completed?
Tools they use during the inspection process?
Do they perform inspection full-time?
Does the inspector have experience with the type of property you are buying?
You can find a more detailed list of inspector questions at the HUD or FHA web sites.
3. Hire an inspector that is familiar with local builders, local building requirements and regulations and the soil conditions in the area.
4. The inspection will be structural, mechanical, electrical, pluming and HVAC. Optional inspected items include pools/spas, septic system, sprinklers and water wells). Does the inspector coordinate for a third party termite inspection if requested?
5. Foreclosures or vacant properties. You may be getting an excellent buy. Some have been vacant for awhile. It is important the water and utilities are turned on for the home inspector to perform the inspection. Is the inspector experienced with foreclosed property inspections?
6. Price should be the last factor when deciding on a home inspector, but unfortunately it is tops on most home buyers and investors list of priorities.
Please contact us today at ATEX Inspects to order your property inspection at - 281-216-1171. ATEX Inspects is your full service commercial and residential inspection company. We provide same day reports with photos at affordable prices. PROUD US ARMY VETERAN!
http://www.atexinspects.com
Why should I have a new home inspected?
Why Should I Have a New House Inspected?
Many people mistakenly believe that they don’t need an inspection on a new house. The misconception is understandable because as consumers we have been conditioned to believe that consumer products of all types will be delivered without defects. Unfortunately this is not true, especially in the new construction market.
Quality control programs in new construction vary widely in the field and many contractors do it by the seat of their pants if at all. Most builders require that their superintendents have only a Bachelors degree in any field, Accounting will do. They usually get away with this because they have learned from experience what kind of mistakes are going to show up as a problem during the warranty period. As a result there are likely to be hidden defects that will show up later in the life of the house, after the builder warranty has expired.
Homeowners often encounter these problems after the first year or two not knowing they are related to construction error. For instance, brick veneer is installed on about 90% of the new houses built in this area. Most people do not realize that brick is not waterproof. To compensate for this, construction standards, including the building codes, require a drainage plane behind the brick along with flashing and weep holes that will guide any water that penetrates the brick, back to the outside.
Unfortunately I rarely see brick veneer installed with all of the required flashing. As a result water may enter the interior wall and ceiling space and cause all kinds of problems including damage to walls, ceilings and floors and issues with mold, mildew and fungus.
Again, most homeowners don’t realize that the problems they see even 5 or 6 years after they move in are the result of code violations. It has also been my experience that a large percentage of the problems I find during the inspection of a 5 to 10 year old house are the result of builder errors.
What Are The Most Common Construction Defects?
Improper grading of the soil around the house resulting in wet moldy crawl spaces
Flashing missing from brick veneer
Improperly installed and adjusted safety equipment on garage door openers
Improperly installed appliances
Improperly installed attic ladders
Missing fire blocking
Improper wiring in the panel
Electrical wiring not properly secured and protected.
Loose electrical receptacles
HVAC ducts loose and blowing conditioned air into the crawl space or attic.
Structural deficiencies in the roof construction
The builder was required to have inspections performed by city inspectors, Won't This Protect Me?
Unfortunately the protection afford by the official inspection departments is limited. City inspectors are stretched very thin, they may perform 15-20 inspections a day and can only spend a few minutes at a construction site during a few visits at specific phases of construction.
Code enforcement is about as effective as speed enforcement is on our highways. Think about how many times have you been stopped for speeding compared to the number of times in your life you have exceeded the speed limit. Think about how many speed related accidents there are on the highways. Consider also that the builders know exactly when the code officials are going to show up and exactly what they will be looking for. Is it any wonder that new homes have problems?
New Home Inspection Requirements Have Begun.
On September 1, 2008, new homes and major remodeling home improvement projects will require a third-party home inspection. The new home inspection requirements will require a minimum of three inspections for all homes built or remodeled in unincorporated areas or in cities that do not offer municipal inspections. The Texas Residential Construction Commission has enacted the mandatory reviews. All projects started after September 1, 2008 will be subject to the new requirements.
Three Inspections Required:
1. The foundation inspection must be conducted prior to the placement of concrete.
2. The framing and mechanical systems inspection must be conducted prior to the placement of exterior wall insulation or interior wall coverings.
3. The final inspection is performed when the home is complete.
The inspections will have to be completed by a third-party independent professional Texas Real Estate Commission inspector.
There will be fines levied against builders and re-modelers that fail to have their projects inspected.
The Texas Residential Construction Commission has put together a list of Most Frequently Asked Questions about the program. They have also added Contracted Inspections Instructions.
What does the Foundation inspection look for?
Compliance with engineered drawings Proper placement, support, sizing, and spacing of graded rebar Ensuring proper beam depth, width, and placement Vapor/moisture barrier placement check If drawings are not sealed by an engineer, then the foundation must comply with the building code.
What does the Framing, Mechanical inspection look for?
Electrical systems must be properly grounded
All connections in junction boxes
Proper gauge wiring is installed
Outlets spaced properly
Adequate access to machinery
Duct work should not be encumbered by other building materials
Ducts are installed to applicable building code
Roof is supported and sloped
Plumbing system should be reviewed
What does the final inspection certify?
Yard is graded properly for water flow
HVAC is in complete working order
HVAC exterior unit is located on a level surface
All air ducts free of obstruction
Doors and windows operate properly
Finish materials are properly installed
The flat work around home is free of any structural cracks
All roof cladding is installed to manufacturer's recommendations
Flashing is installed
Fixtures are correctly installed and working
All appliances are installed and working
There are no apparent safety issues.
This is not a complete list of everything the inspections cover. The inspector must also verify the project meets the applicable building code. You might hear some rumbling and grumbling from the contractors you know but the program is designed for the good of the consumer - you and me. Three phase inspections are really very minimal to require for a residential structure. The home builder I worked for required ten inspections before they would deliver a completed home to a new home owner.
Does it make you wonder what was required before the new program?
Two inspections or maybe just one inspection to deliver a home. At least now the Texas Residential Construction Commission has stepped up the requirements to protect home owners. All homes built or remodeled must be inspected three times. Starting soon!
Starting as of January, the good news is that builders are required to perform to the code requirements and knowing this can help you get the problems corrected. However, this will only happen if you have an inspector who knows construction and the codes.
When Hiring an Inspector For New Construction, What should I Look For?
First you need an inspector who has extensive experience in new construction along with the education necessary to under stand the building science behind the codes.
You also need an inspector who knows the codes and who is not afraid to use them. Believe it or many home inspectors are afraid to use the codes when documenting problems with new construction. Many are so afraid of the “C” word that they will ignore obvious problems related to code provisions because they are afraid you will hold them to a higher standard. They have been told this by so called experts. When interviewing an inspector ask them if they will report on code violations they may see and give references to the codes. If they say no, keep moving.
The fact is codes are the MINIMUM STANDARD FOR CONSTRUCTION adopted by many governmental bodies in this area. As an inspector I cannot provide you with the service you need without knowing these standards and providing you with references in the codes to back up my report. In addition to using references and citations from the building codes I will also provide references to industry standards and manufacturer installation instructions. This additional information will puts you in a much stronger position when negotiating with the builder for repairs. Bottom line, if a home inspector will not provide references to the building codes, manufactures installation instruction or other industry standards he is simply wasting your time and money.
What Will a New Construction Inspection Cost?
If you don’t care what kind of inspection you get, you can find inspectors who will do just about any job for $200. Dig a little deeper and you can probably find an inspector for less than $200.
The inspection industry is covered up with unqualified inspectors who receive bogus “certification” from phony inspector mills and virtual associations. One association will let you take a free online exam, pay a fee and become a “Certified Master Inspector.” There are documented cases of Jr. High School kids passing the test!
If you need to save a few bucks on the inspection of one of your biggest investments, just remember, Buyer Beware. If you want a real inspection performed by a knowledgeable professional inspector, you are going to spend between $250 to $400 for most inspections. If your new house is really big, you’ll pay even more.
Special Scheduling Consideration for New Consideration
Unless the new house you are purchasing already has a Certificate of Occupancy, scheduling an inspection on a house under construction can be difficult. All too often the builder will commit to a completion date which they will fail to meet. As a matter of fact they will commit to and fail to meet one deadline after another and before you know it you are pushed up to the closing date.
If you have an inspection scheduled and the builder gives you less 48 hours notice that they will not have the house ready, it is best to proceed with the inspection at the scheduled time and arranged for return visit by the inspector once the final power is turned on. You should ask the builder to reimburse you for the cost of the return visit.
I have performed inspections behind these so called builders’ inspectors and new county required third-party inspectors and I have found numerous errors and omissions. If you look closely, you will see that most Texas Home Builders have entered into agreements with large, out of town real estate inspection firms to perform all of their required inspections. Sounds kind of fishy, like kick-backs and having the inspector on the builder's payroll. Whose interest do you think that inspector is looking out for, a home buyer he will never meet or the builder who is putting money in his back pocket?
See my Houston Home Inspection Client’s Reviews for comments about issues I discovered with their new homes, one of which was cracks in the garage foundation which was completely omitted by the builder's third party inspector. My client backed out of the deal, got her earnest money back fully and the builder has since filed for bankruptcy and went out of business.
Go www.atexinspects.com/reviews to see ATEX Inspects Great Client Reviews!
If you are buying a new home, contact us for an impartial, detailed and thorough home inspection. ATEX Inspects serves all of the greater Houston, Texas area with quality home and Commercial property inspection services.
Contact us today before your new home construction begins at 281-216-1171 or by email at robert@atexinspects.com.
http://www.atexinspects.com
Many people mistakenly believe that they don’t need an inspection on a new house. The misconception is understandable because as consumers we have been conditioned to believe that consumer products of all types will be delivered without defects. Unfortunately this is not true, especially in the new construction market.
Quality control programs in new construction vary widely in the field and many contractors do it by the seat of their pants if at all. Most builders require that their superintendents have only a Bachelors degree in any field, Accounting will do. They usually get away with this because they have learned from experience what kind of mistakes are going to show up as a problem during the warranty period. As a result there are likely to be hidden defects that will show up later in the life of the house, after the builder warranty has expired.
Homeowners often encounter these problems after the first year or two not knowing they are related to construction error. For instance, brick veneer is installed on about 90% of the new houses built in this area. Most people do not realize that brick is not waterproof. To compensate for this, construction standards, including the building codes, require a drainage plane behind the brick along with flashing and weep holes that will guide any water that penetrates the brick, back to the outside.
Unfortunately I rarely see brick veneer installed with all of the required flashing. As a result water may enter the interior wall and ceiling space and cause all kinds of problems including damage to walls, ceilings and floors and issues with mold, mildew and fungus.
Again, most homeowners don’t realize that the problems they see even 5 or 6 years after they move in are the result of code violations. It has also been my experience that a large percentage of the problems I find during the inspection of a 5 to 10 year old house are the result of builder errors.
What Are The Most Common Construction Defects?
Improper grading of the soil around the house resulting in wet moldy crawl spaces
Flashing missing from brick veneer
Improperly installed and adjusted safety equipment on garage door openers
Improperly installed appliances
Improperly installed attic ladders
Missing fire blocking
Improper wiring in the panel
Electrical wiring not properly secured and protected.
Loose electrical receptacles
HVAC ducts loose and blowing conditioned air into the crawl space or attic.
Structural deficiencies in the roof construction
The builder was required to have inspections performed by city inspectors, Won't This Protect Me?
Unfortunately the protection afford by the official inspection departments is limited. City inspectors are stretched very thin, they may perform 15-20 inspections a day and can only spend a few minutes at a construction site during a few visits at specific phases of construction.
Code enforcement is about as effective as speed enforcement is on our highways. Think about how many times have you been stopped for speeding compared to the number of times in your life you have exceeded the speed limit. Think about how many speed related accidents there are on the highways. Consider also that the builders know exactly when the code officials are going to show up and exactly what they will be looking for. Is it any wonder that new homes have problems?
New Home Inspection Requirements Have Begun.
On September 1, 2008, new homes and major remodeling home improvement projects will require a third-party home inspection. The new home inspection requirements will require a minimum of three inspections for all homes built or remodeled in unincorporated areas or in cities that do not offer municipal inspections. The Texas Residential Construction Commission has enacted the mandatory reviews. All projects started after September 1, 2008 will be subject to the new requirements.
Three Inspections Required:
1. The foundation inspection must be conducted prior to the placement of concrete.
2. The framing and mechanical systems inspection must be conducted prior to the placement of exterior wall insulation or interior wall coverings.
3. The final inspection is performed when the home is complete.
The inspections will have to be completed by a third-party independent professional Texas Real Estate Commission inspector.
There will be fines levied against builders and re-modelers that fail to have their projects inspected.
The Texas Residential Construction Commission has put together a list of Most Frequently Asked Questions about the program. They have also added Contracted Inspections Instructions.
What does the Foundation inspection look for?
Compliance with engineered drawings Proper placement, support, sizing, and spacing of graded rebar Ensuring proper beam depth, width, and placement Vapor/moisture barrier placement check If drawings are not sealed by an engineer, then the foundation must comply with the building code.
What does the Framing, Mechanical inspection look for?
Electrical systems must be properly grounded
All connections in junction boxes
Proper gauge wiring is installed
Outlets spaced properly
Adequate access to machinery
Duct work should not be encumbered by other building materials
Ducts are installed to applicable building code
Roof is supported and sloped
Plumbing system should be reviewed
What does the final inspection certify?
Yard is graded properly for water flow
HVAC is in complete working order
HVAC exterior unit is located on a level surface
All air ducts free of obstruction
Doors and windows operate properly
Finish materials are properly installed
The flat work around home is free of any structural cracks
All roof cladding is installed to manufacturer's recommendations
Flashing is installed
Fixtures are correctly installed and working
All appliances are installed and working
There are no apparent safety issues.
This is not a complete list of everything the inspections cover. The inspector must also verify the project meets the applicable building code. You might hear some rumbling and grumbling from the contractors you know but the program is designed for the good of the consumer - you and me. Three phase inspections are really very minimal to require for a residential structure. The home builder I worked for required ten inspections before they would deliver a completed home to a new home owner.
Does it make you wonder what was required before the new program?
Two inspections or maybe just one inspection to deliver a home. At least now the Texas Residential Construction Commission has stepped up the requirements to protect home owners. All homes built or remodeled must be inspected three times. Starting soon!
Starting as of January, the good news is that builders are required to perform to the code requirements and knowing this can help you get the problems corrected. However, this will only happen if you have an inspector who knows construction and the codes.
When Hiring an Inspector For New Construction, What should I Look For?
First you need an inspector who has extensive experience in new construction along with the education necessary to under stand the building science behind the codes.
You also need an inspector who knows the codes and who is not afraid to use them. Believe it or many home inspectors are afraid to use the codes when documenting problems with new construction. Many are so afraid of the “C” word that they will ignore obvious problems related to code provisions because they are afraid you will hold them to a higher standard. They have been told this by so called experts. When interviewing an inspector ask them if they will report on code violations they may see and give references to the codes. If they say no, keep moving.
The fact is codes are the MINIMUM STANDARD FOR CONSTRUCTION adopted by many governmental bodies in this area. As an inspector I cannot provide you with the service you need without knowing these standards and providing you with references in the codes to back up my report. In addition to using references and citations from the building codes I will also provide references to industry standards and manufacturer installation instructions. This additional information will puts you in a much stronger position when negotiating with the builder for repairs. Bottom line, if a home inspector will not provide references to the building codes, manufactures installation instruction or other industry standards he is simply wasting your time and money.
What Will a New Construction Inspection Cost?
If you don’t care what kind of inspection you get, you can find inspectors who will do just about any job for $200. Dig a little deeper and you can probably find an inspector for less than $200.
The inspection industry is covered up with unqualified inspectors who receive bogus “certification” from phony inspector mills and virtual associations. One association will let you take a free online exam, pay a fee and become a “Certified Master Inspector.” There are documented cases of Jr. High School kids passing the test!
If you need to save a few bucks on the inspection of one of your biggest investments, just remember, Buyer Beware. If you want a real inspection performed by a knowledgeable professional inspector, you are going to spend between $250 to $400 for most inspections. If your new house is really big, you’ll pay even more.
Special Scheduling Consideration for New Consideration
Unless the new house you are purchasing already has a Certificate of Occupancy, scheduling an inspection on a house under construction can be difficult. All too often the builder will commit to a completion date which they will fail to meet. As a matter of fact they will commit to and fail to meet one deadline after another and before you know it you are pushed up to the closing date.
If you have an inspection scheduled and the builder gives you less 48 hours notice that they will not have the house ready, it is best to proceed with the inspection at the scheduled time and arranged for return visit by the inspector once the final power is turned on. You should ask the builder to reimburse you for the cost of the return visit.
I have performed inspections behind these so called builders’ inspectors and new county required third-party inspectors and I have found numerous errors and omissions. If you look closely, you will see that most Texas Home Builders have entered into agreements with large, out of town real estate inspection firms to perform all of their required inspections. Sounds kind of fishy, like kick-backs and having the inspector on the builder's payroll. Whose interest do you think that inspector is looking out for, a home buyer he will never meet or the builder who is putting money in his back pocket?
See my Houston Home Inspection Client’s Reviews for comments about issues I discovered with their new homes, one of which was cracks in the garage foundation which was completely omitted by the builder's third party inspector. My client backed out of the deal, got her earnest money back fully and the builder has since filed for bankruptcy and went out of business.
Go www.atexinspects.com/reviews to see ATEX Inspects Great Client Reviews!
If you are buying a new home, contact us for an impartial, detailed and thorough home inspection. ATEX Inspects serves all of the greater Houston, Texas area with quality home and Commercial property inspection services.
Contact us today before your new home construction begins at 281-216-1171 or by email at robert@atexinspects.com.
http://www.atexinspects.com
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