Tuesday, March 29, 2011
Friday, March 25, 2011
How to Survive a Home Inspection
How To Survive a Home Inspection
A home inspection is one of the most crucial steps on the path to old-house ownership. Here’s how to use it to determine if you should take the plunge on that fixer-upper. By Jane Powell
Buyer beware: What looks like a dream house from a distance could turn out to be riddled with problems upon closer inspection. (Photo: Lori Martin)
You’ve taken the leap and made an offer on an old house, and the seller has accepted it. Caught between euphoria and dread, you have only a few short weeks to reassure yourself that it’s the right house for you—and make sure you haven’t agreed to sink your life savings into a proverbial money pit.
And while you need to investigate the neighborhood, the zoning, the schools, and other concerns, the biggest piece of what the real estate people call “due diligence” will be the physical inspection of the house. Much of your decision on whether to go ahead with the sale, and a large part of your plans for fixing the house after you buy it, will be based on this document.
An inspector will look at the building’s systems and components and let you know if they are functional, when or if they might need replacement, whether they could be upgraded, or if their present state constitutes an immediate threat to life safety. A home inspection may not cover absolutely everything—extras like swimming pools, septic tanks, or burglar alarms will probably not be covered, so you might want to get separate inspections for these. (Especially septic systems—if not properly maintained, they can cost thousands of dollars to repair.)
The Inspector Hunt
An inspector’s written report may come in the form of a simple checklist, or a more detailed narrative report. Narrative reports are generally preferable, as they tend to give more specifics about the home’s issues. (Photo: Jake Hellbach)
First, you’ll need to find an inspector. Real estate agents will often refer you to one, but you may want to find one on your own to ensure you’re getting what you want from the evaluation. Inspectors are not licensed in most states, though many inspectors belong to ASHI (American Society of Home Inspectors; ashi.org) or NAHI (National Association of Home Inspectors; nahi.org), which may be able to provide referrals to members in your area. In addition, a subset of ASHI members has formed the Historic Building Inspectors Association (inspecthistoric.org), whose members specialize in older buildings. Many general contractors also perform inspections, but remember, you want someone who is experienced and trained in inspections—knowing how to build a house is not the same as knowing how to inspect one.
Any inspector you hire should carry both general liability insurance and errors and omissions insurance, and the contract should spell out what will (or won’t) be covered in the inspection process. Personal referrals can be helpful, so ask around. It may be more difficult to find an inspector who is familiar or knowledgeable about old houses, especially if old houses are not in the majority where you live. It requires more know-how to inspect an old house than one that’s only a few years old—the inspector needs to know how things were done back in the day, as well as how they’re done now. If you can’t find an inspector who is conversant with old houses, then be prepared to take some of the recommendations you get with a grain of salt.
Nationally, the cost of an inspection ranges from around $300 to $700, and it should take three to four hours. A larger or more complicated property may cost more and take longer. A $99 inspection with a checklist is probably not adequate for a historic home. You should make sure the inspection includes a narrative written report in addition to whatever the inspector will tell you verbally during the inspection.
Asbestos removal requires proper equipment and techniques—if in doubt, leave it to the pros. (Photo: Profotokris)
What to Expect When You’re Inspecting
If it all possible, you should be present during the inspection, and if you want to follow the inspector into the crawl space, then you might want to leave your dress slacks or high heels at home. How much an inspector will look at varies; some will climb on the roof or go into the attic, while others will opt for examining hard-to-reach spots with binoculars. Inspectors are not Superman: They can’t see through walls, behind furniture, or into areas that are inaccessible, and obviously they’re not allowed to poke holes to get a better look, since most inspections take place before the close of escrow.
A good inspection should cover both the interior and exterior of the house and its various systems, including plumbing, heating, and electrical. This doesn’t mean that every single electrical outlet or window will be tested—generally just a representative sample—but the major stuff should be looked at. A good inspector should have tools like moisture meters, electrical testers, carbon monoxide detectors, and water pressure testers. Be aware that even the best inspector may not find everything—depending on the timing of the inspection, certain problems (such as roof leaks or drainage problems in the summer) can be difficult to uncover. Usually the report will include some recommendations for correcting issues that were found, often boiling down to “Get somebody to fix this” or “Get a new one.”
Don’t be disheartened if the inspector comes back with a seemingly endless list of things to fix. Even a brand new house will have a few things wrong with it, and an old house is likely to have lots of things wrong (but no matter how neglected a building has been, it takes a very long time for one to actually fall down). Some will be in the category of annoying rather than life-threatening—broken sash cords, non-functioning doorbells, or missing window screens. Other things that an inspector may consider unsavory will be the very things you find charming about the house—a vintage stove, functioning gas lights, or an original bathroom. Many things in old houses are now considered obsolete, and the inspector might use phrases like “the end of its useful life” or “average lifespan,” but that doesn’t mean that component of your house is going to fall apart tomorrow or that you can’t go on using it for the next 50 years. On the other hand, there may be things that are an immediate life-safety threat, such as gas leaks, a porch in imminent danger of collapse, or rats living in the stove. Most of the inspector’s finds will fall somewhere between these extremes.
In most cases, there’s no need to fear the inspector—take the report, along with your subscription to OHJ, and set forth into the wonderful world of old-house ownership.
Longtime contributor Jane Powell is a restoration consultant and the author of several bungalow books.
Online Exclusive: Worried about what’s on your home inspection report? Share your concerns and get reassurance in our special forum.
Published in: Old-House Journal October/November 2010
A home inspection is one of the most crucial steps on the path to old-house ownership. Here’s how to use it to determine if you should take the plunge on that fixer-upper. By Jane Powell
Buyer beware: What looks like a dream house from a distance could turn out to be riddled with problems upon closer inspection. (Photo: Lori Martin)
You’ve taken the leap and made an offer on an old house, and the seller has accepted it. Caught between euphoria and dread, you have only a few short weeks to reassure yourself that it’s the right house for you—and make sure you haven’t agreed to sink your life savings into a proverbial money pit.
And while you need to investigate the neighborhood, the zoning, the schools, and other concerns, the biggest piece of what the real estate people call “due diligence” will be the physical inspection of the house. Much of your decision on whether to go ahead with the sale, and a large part of your plans for fixing the house after you buy it, will be based on this document.
An inspector will look at the building’s systems and components and let you know if they are functional, when or if they might need replacement, whether they could be upgraded, or if their present state constitutes an immediate threat to life safety. A home inspection may not cover absolutely everything—extras like swimming pools, septic tanks, or burglar alarms will probably not be covered, so you might want to get separate inspections for these. (Especially septic systems—if not properly maintained, they can cost thousands of dollars to repair.)
The Inspector Hunt
An inspector’s written report may come in the form of a simple checklist, or a more detailed narrative report. Narrative reports are generally preferable, as they tend to give more specifics about the home’s issues. (Photo: Jake Hellbach)
First, you’ll need to find an inspector. Real estate agents will often refer you to one, but you may want to find one on your own to ensure you’re getting what you want from the evaluation. Inspectors are not licensed in most states, though many inspectors belong to ASHI (American Society of Home Inspectors; ashi.org) or NAHI (National Association of Home Inspectors; nahi.org), which may be able to provide referrals to members in your area. In addition, a subset of ASHI members has formed the Historic Building Inspectors Association (inspecthistoric.org), whose members specialize in older buildings. Many general contractors also perform inspections, but remember, you want someone who is experienced and trained in inspections—knowing how to build a house is not the same as knowing how to inspect one.
Any inspector you hire should carry both general liability insurance and errors and omissions insurance, and the contract should spell out what will (or won’t) be covered in the inspection process. Personal referrals can be helpful, so ask around. It may be more difficult to find an inspector who is familiar or knowledgeable about old houses, especially if old houses are not in the majority where you live. It requires more know-how to inspect an old house than one that’s only a few years old—the inspector needs to know how things were done back in the day, as well as how they’re done now. If you can’t find an inspector who is conversant with old houses, then be prepared to take some of the recommendations you get with a grain of salt.
Nationally, the cost of an inspection ranges from around $300 to $700, and it should take three to four hours. A larger or more complicated property may cost more and take longer. A $99 inspection with a checklist is probably not adequate for a historic home. You should make sure the inspection includes a narrative written report in addition to whatever the inspector will tell you verbally during the inspection.
Asbestos removal requires proper equipment and techniques—if in doubt, leave it to the pros. (Photo: Profotokris)
What to Expect When You’re Inspecting
If it all possible, you should be present during the inspection, and if you want to follow the inspector into the crawl space, then you might want to leave your dress slacks or high heels at home. How much an inspector will look at varies; some will climb on the roof or go into the attic, while others will opt for examining hard-to-reach spots with binoculars. Inspectors are not Superman: They can’t see through walls, behind furniture, or into areas that are inaccessible, and obviously they’re not allowed to poke holes to get a better look, since most inspections take place before the close of escrow.
A good inspection should cover both the interior and exterior of the house and its various systems, including plumbing, heating, and electrical. This doesn’t mean that every single electrical outlet or window will be tested—generally just a representative sample—but the major stuff should be looked at. A good inspector should have tools like moisture meters, electrical testers, carbon monoxide detectors, and water pressure testers. Be aware that even the best inspector may not find everything—depending on the timing of the inspection, certain problems (such as roof leaks or drainage problems in the summer) can be difficult to uncover. Usually the report will include some recommendations for correcting issues that were found, often boiling down to “Get somebody to fix this” or “Get a new one.”
Don’t be disheartened if the inspector comes back with a seemingly endless list of things to fix. Even a brand new house will have a few things wrong with it, and an old house is likely to have lots of things wrong (but no matter how neglected a building has been, it takes a very long time for one to actually fall down). Some will be in the category of annoying rather than life-threatening—broken sash cords, non-functioning doorbells, or missing window screens. Other things that an inspector may consider unsavory will be the very things you find charming about the house—a vintage stove, functioning gas lights, or an original bathroom. Many things in old houses are now considered obsolete, and the inspector might use phrases like “the end of its useful life” or “average lifespan,” but that doesn’t mean that component of your house is going to fall apart tomorrow or that you can’t go on using it for the next 50 years. On the other hand, there may be things that are an immediate life-safety threat, such as gas leaks, a porch in imminent danger of collapse, or rats living in the stove. Most of the inspector’s finds will fall somewhere between these extremes.
In most cases, there’s no need to fear the inspector—take the report, along with your subscription to OHJ, and set forth into the wonderful world of old-house ownership.
Longtime contributor Jane Powell is a restoration consultant and the author of several bungalow books.
Online Exclusive: Worried about what’s on your home inspection report? Share your concerns and get reassurance in our special forum.
Published in: Old-House Journal October/November 2010
Friday, February 25, 2011
Best Remodeling projects
Homepage Home Finance Best Home Remodeling Projects
article.aspx Best Home Remodeling Projects
Opt for exterior updates to get the highest return on investment
By Dona DeZube, FrontDoor.com | Published: 1/18/2011
Image courtesy of Amarr Garage Doors
The best bangs for your home remodeling bucks this year boost curb appeal without draining your checking account: adding a new front door, garage door or siding.
You might crave a new kitchen or a spa-like bathroom, but if getting a good remodeling return matters, spend your dollars where the Remodeling magazine 2010-11 Cost vs. Value Report says prospective buyers will be most likely to see them: on your home's exterior.
Among the projects with the highest returns:
Front door - 102.1 percent
Garage door - 83.9 percent
Fiber-cement siding - 80 percent
Wood deck - 72.8 percent
Minor kitchen remodel - 72.8 percent
Wood windows - 72.4 percent
Remodel attic into a bedroom - 72.2 percent
Finishing the basement - 70 percent
Completely new kitchen - 68.7 percent
Two-story addition- 65 percent
Check out Top 10 Home Remodeling Projects to find out exactly which updates the 4,000 Realtors and appraisers surveyed for the report predict will have the best return based on their cost and the value they add to your home.
Start slideshow >>
And read 6 Smart Home Remodeling Tips for more ways to spend your remodeling dollars wisely.
Start slideshow >>
Copyright 2010 Hanley Wood, LLC. Reproduced by permission. Complete regional and city data from the Remodeling 2010 Cost vs. Value Report can be downloaded for free at www.costvsvalue.com.
NOTE: Remodeling Magazine releases its Cost vs. Value Report each year, so ROI values are subject to change
article.aspx Best Home Remodeling Projects
Opt for exterior updates to get the highest return on investment
By Dona DeZube, FrontDoor.com | Published: 1/18/2011
Image courtesy of Amarr Garage Doors
The best bangs for your home remodeling bucks this year boost curb appeal without draining your checking account: adding a new front door, garage door or siding.
You might crave a new kitchen or a spa-like bathroom, but if getting a good remodeling return matters, spend your dollars where the Remodeling magazine 2010-11 Cost vs. Value Report says prospective buyers will be most likely to see them: on your home's exterior.
Among the projects with the highest returns:
Front door - 102.1 percent
Garage door - 83.9 percent
Fiber-cement siding - 80 percent
Wood deck - 72.8 percent
Minor kitchen remodel - 72.8 percent
Wood windows - 72.4 percent
Remodel attic into a bedroom - 72.2 percent
Finishing the basement - 70 percent
Completely new kitchen - 68.7 percent
Two-story addition- 65 percent
Check out Top 10 Home Remodeling Projects to find out exactly which updates the 4,000 Realtors and appraisers surveyed for the report predict will have the best return based on their cost and the value they add to your home.
Start slideshow >>
And read 6 Smart Home Remodeling Tips for more ways to spend your remodeling dollars wisely.
Start slideshow >>
Copyright 2010 Hanley Wood, LLC. Reproduced by permission. Complete regional and city data from the Remodeling 2010 Cost vs. Value Report can be downloaded for free at www.costvsvalue.com.
NOTE: Remodeling Magazine releases its Cost vs. Value Report each year, so ROI values are subject to change
Tuesday, February 8, 2011
Post Super Bowl Buying Frenzy
OK. The Cheeseheads have won the Super Bowl and bragging rights for the coming football season. Lot of good that did the Saints.
Anyway, rumor has it that after the Super Bowl, people will start opening up their wallets and start buying houses again - whoopy!
I certainly hope so, cause I'm ready to help.
Anyway, rumor has it that after the Super Bowl, people will start opening up their wallets and start buying houses again - whoopy!
I certainly hope so, cause I'm ready to help.
Tuesday, February 2, 2010
Septic Systems and Their Maintenance
Anybody interested in getting down and dirty about this hot topic? I'll start a multi-part posting about this subject soon. I gota go.
Wednesday, January 13, 2010
Are the Utilities ON?
This year has started out with a number of potential clients who want an inspection completed on their home under contract, but the home does not have the utilities on. The home is winterized, for good reason. It's freezing out there.
Remember that a home inspection is a visual examination of the home and includes operating all components and systems by their normal controls. If the power is off, nothing can be operated. No gas = no heat.
Winterized homes provide the biggest challenge to home inspectors, since water problems can create big problems. Some folks think the home inspector should turn the water on or de-winterize the house. But this is usually not within their scope of work, can be time consuming and usually is a two man job (one at the water meter shut-off and one inside the home looking/listening for leaks or open valves). It also puts the home inspector in a postion for potential damages due to water problems during or after the inspection, when the seller turns the power off again but does not re-winterize the home.
Best advise is to have the home professionally de-winterized and all utilities turned on prior to the home inspection. I believe this should be the seller's responsibility since they want to sell their home.
I'm looking forward to a better year in 2010.
Remember that a home inspection is a visual examination of the home and includes operating all components and systems by their normal controls. If the power is off, nothing can be operated. No gas = no heat.
Winterized homes provide the biggest challenge to home inspectors, since water problems can create big problems. Some folks think the home inspector should turn the water on or de-winterize the house. But this is usually not within their scope of work, can be time consuming and usually is a two man job (one at the water meter shut-off and one inside the home looking/listening for leaks or open valves). It also puts the home inspector in a postion for potential damages due to water problems during or after the inspection, when the seller turns the power off again but does not re-winterize the home.
Best advise is to have the home professionally de-winterized and all utilities turned on prior to the home inspection. I believe this should be the seller's responsibility since they want to sell their home.
I'm looking forward to a better year in 2010.
Tuesday, December 22, 2009
2010 Guide
HANDBOOK for 2010 (or the rest of your life)
Health:
1. Drink plenty of water.
2. Eat breakfast like a king, lunch like a prince and dinner like a beggar.
3. Eat more foods that grow on trees and plants and eat less food that is manufactured in plants.
4. Live with the 3 E's -- Energy, Enthusiasm and Empathy.
5. Make time to pray.
6. Play more games.
7. Read more books than you did in 2009.
8. Sit in silence for at least 10 minutes each day
9. Sleep for 7 hours.
10. Take a 10-30 minute walk daily. And while you walk, smile.
Personality:
11. Don't compare your life to others. You have no idea what their journey is all about.
12. Don't have negative thoughts or things you cannot control. Instead invest your energy in the positive present moment.
13. Don't overdo. Keep your limits.
14. Don't take yourself so seriously. No one else does.
15. Don't waste your precious energy on gossip.
16. Dream more while you are awake.
17. Envy is a waste of time. You already have all you need.
18. Forget issues of the past. Don't remind your partner with His/her mistakes of the past. That will ruin your present happiness.
19. Life is too short to waste time hating anyone. Don't hate others.
20. Make peace with your past so it won't spoil the present.
21. No one is in charge of your happiness except you.
22. Realize that life is a school and you are here to learn. Problems are simply part of the curriculum that appear and fade away like algebra class but the lessons you learn will last a lifetime.
23. Smile and laugh more.
24. You don't have to win every argument. Agree to disagree...
Society:
25. Call your family often.
26. Each day give something good to others.
27. Forgive everyone for everything.
28. Spend time w/ people over the age of 70 & under the age of 6.
29. Try to make at least three people smile each day.
30. What other people think of you is none of your business.
31. Your job won't take care of you when you are sick. Your friends will. Stay in touch.
Life:
32. Do the right thing!
33. Get rid of anything that isn't useful, beautiful or joyful.
34. GOD heals everything.
35. However good or bad a situation is, it will change.
36. No matter how you feel, get up, dress up and show up.
37. The best is yet to come.
38. When you awake alive in the morning, thank GOD for it.
39. Your Inner most is always happy. So, be happy.
Everyone have a very Merry Christmas and a Happy & Blessed New Year!
Health:
1. Drink plenty of water.
2. Eat breakfast like a king, lunch like a prince and dinner like a beggar.
3. Eat more foods that grow on trees and plants and eat less food that is manufactured in plants.
4. Live with the 3 E's -- Energy, Enthusiasm and Empathy.
5. Make time to pray.
6. Play more games.
7. Read more books than you did in 2009.
8. Sit in silence for at least 10 minutes each day
9. Sleep for 7 hours.
10. Take a 10-30 minute walk daily. And while you walk, smile.
Personality:
11. Don't compare your life to others. You have no idea what their journey is all about.
12. Don't have negative thoughts or things you cannot control. Instead invest your energy in the positive present moment.
13. Don't overdo. Keep your limits.
14. Don't take yourself so seriously. No one else does.
15. Don't waste your precious energy on gossip.
16. Dream more while you are awake.
17. Envy is a waste of time. You already have all you need.
18. Forget issues of the past. Don't remind your partner with His/her mistakes of the past. That will ruin your present happiness.
19. Life is too short to waste time hating anyone. Don't hate others.
20. Make peace with your past so it won't spoil the present.
21. No one is in charge of your happiness except you.
22. Realize that life is a school and you are here to learn. Problems are simply part of the curriculum that appear and fade away like algebra class but the lessons you learn will last a lifetime.
23. Smile and laugh more.
24. You don't have to win every argument. Agree to disagree...
Society:
25. Call your family often.
26. Each day give something good to others.
27. Forgive everyone for everything.
28. Spend time w/ people over the age of 70 & under the age of 6.
29. Try to make at least three people smile each day.
30. What other people think of you is none of your business.
31. Your job won't take care of you when you are sick. Your friends will. Stay in touch.
Life:
32. Do the right thing!
33. Get rid of anything that isn't useful, beautiful or joyful.
34. GOD heals everything.
35. However good or bad a situation is, it will change.
36. No matter how you feel, get up, dress up and show up.
37. The best is yet to come.
38. When you awake alive in the morning, thank GOD for it.
39. Your Inner most is always happy. So, be happy.
Everyone have a very Merry Christmas and a Happy & Blessed New Year!
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