Always time for a home inspection

Always time for an inspection

For $350 to $500, a professional home inspector will review the major, visible and accessible components of the home and provide a detailed written report rating each element.

by Broderick Perkins
© 2010 DeadlineNews.Com



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Deadline Newsroom - It's a good time for a home inspection.

In today's tired housing market, a home inspection can wake up buyers to what "as is" really is and give them a negotiating edge that could lead to cash or repair concessions.

For sellers, a home inspection serves as an anti-haggling tool and keeps the dickering down to a roar.

An inspection is also for new homes, given new home defects aren't just incidental.

It's also a good tool to use to assess a home's integrity after a natural disaster, including flooding, an earthquake, a wind or rain storm.

Finally, a home inspection by home owners who aren't listing their home for sale can let them know every few years what maintenance or upgrades they need to perform.

It's always a good time for a home inspection.

For $350 to $500, a professional home inspector will review the major, visible and accessible components of the home and provide a detailed written report rating each element. Typically included are the heating system; central air conditioning system (climate permitting); interior plumbing and electrical systems; the roof, attic and visible insulation; walls, ceilings, floors, windows and doors; the foundation, basement and structural components.

The inspection isn't intrusive and it may not include swimming pools, septic tanks, and other systems that require an inspection by a specialist.

The objective report should include detailed information in a way that allows the customer to make informed decisions about the findings.

The inspection also can be a learning opportunity for the buyer or seller who should attend the inspection. The inspection is an opportunity to see the inspector demonstrate systems and to get acquainted with necessary maintenance chores.

The inspection also sees through the veil of misleading staging and other cover-ups and it can help buyers uncover building permit and code violations.

Sellers can likewise use the inspection to determine what they need to do to put the home in competitive shape or price it fairly to sell as-is.

While a home inspection, purchased by the buyer or seller or both, is more common than it's ever been, too many home buyers skip the process.

That's especially true for new homes, but they also need a once over. There could be subcontractor issues missed by the contractor as well items missed by the local jurisdiction's harried building inspector.

Studies have exposed newly built single family homes with construction problems related to the building envelope; framing and structural elements and in the plumbing and electrical systems.

As homes age, given the life expectancy of certain systems, the home inspection grows in importance.

Within 10 years, foundation settling could create drainage problems; by the age of 20, appliances are well outdated and the roof and wood components exposed the weather or moisture could need replacing; at 40 years the HVAC system will likely need replacement. Older historic or architecturally significant homes can develop structural problems and need restoration.

Safety hazards that crop up in older homes include old sliding glass windows that are not tempered safety glass, missing smoke alarms and missing pressure relief valves on water heaters.

Neglect plays a role too, as the lack of preventative maintenance takes it toll. Some homeowners take better care of their car than their biggest investment.

The American Society of Home Inspector's (ASHI) "Virtual Home Inspection Tour" online can give you a sense of what a professional inspector sees, what areas he or she can't see and won't inspect and what the inspector is likely to find and where.



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© 2010 DeadlineNews.Com

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Broderick Perkins, an award-winning consumer journalist, parlayed 30 years of old-school journalism into a digital real estate news service, the San Jose, CA-based DeadlineNews Group, including DeadlineNews.Com, a real estate news and consulting service and Web site, and the Deadline Newsroom, DeadlineNews.Com's news back shop.

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Location Dictates Maintenance Chores

Where a home is located will often dictate some of the home maintenance chores you can expect to perform. A home inspection can help ferret out those chores.

by Broderick Perkins
© 2008 DeadlineNews.Com

Deadline Newsroom - While some maintenance issues, such as poor drainage, leaky roofs and old plumbing are common to all areas of the country, location is a driving factor for many home maintenance issues.

That means where you live will often dictate the maintenance chores you can expect to perform, according to the American Society of Home Inspectors the foremost national trade group on the subject.

"At ASHI, we work closely with our members to identify maintenance issues and track regional defects that plague homeowners," said Brion Grant, 2008 ASHI president.

Region-by-region, based on tens of thousands of ASHI member inspections around the nation, here's where to expect what chores you'll have to consider.

Northeast -- Framing issues are a top concern here, particularly underframing, or the presence of undersized and or over-spaced beams in a home's framing. A prevalence of fire retardant-treated plywood, often in attics, has become an issue in newer homes in this region, especially in town homes. When the plywood reacts to high temperatures it becomes structurally unsound and can crumble, creating a safety hazard for roof inspectors or others walking on the roof.

Older homes' modern heating equipment can cause condensation to form in older chimneys that weren't designed for low-flue gas temperatures. That can cause water stains, efflorescence and deterioration of the chimney.

Southeast -- The heat of the sun can deteriorate materials more quickly than in other parts of the country. Roofs with a 30-year life expectancy may survive only 15 years in the Sunshine State of Florida. Termites thrive here too. Be on the lookout for subterranean cellulose eating insects and flying drywood termites too, especially if your house is 20 years old or older.

Midwest -- Water intrusion is a common issue in the Flood Belt. Likewise expect wood rot in trim and siding. The proliferation of basements also makes the region a hot spot for water and moisture intrusion. Water heaters double as both a furnace and water heater, but plumbers forget to attach venting fixtures or drains when new water heaters are installed. Expect plumbing problems. Incorrectly added decks also show up repeatedly as an area of concern.

Northwest -- Overworked drainage systems, exterior flashing component problems and poor exterior grading makes moisture intrusion a problem in the Northwest. Look for standing water in basements and crawl spaces. Topography and heavy rainfall are also issues. Homeowners who live in houses built on slopes should contact a geotechnical engineer or similar expert to identify potential soil settlement problems.

Southwest -- The desert Southwest has the same hot sun problems experienced in the Southeast. Roofing, vinyl windows and siding take the brunt of the heat. Expansive soils can also create upward structural pressure caused by water build-up under the foundation.

Said Gant, "Many of these issues, if left unexamined, could undermine the condition and possibly compromise the safety of the home and its occupants."

ASHI's report is in line with Quality Built's study of home inspections of homes built by 900 different home builders in 27 states.

In 2005, after the risk management services company gathered the inspection results on nearly 21,000 newly built single-family homes and more than 11,000 newly built multifamily homes, the three most common problems it found were defects in the building envelope (41 percent), which could lead to moisture intrusion and mold; framing and structural elements (34 percent), which can affect a building's integrity during rough weather conditions or earthquakes; and in the plumbing and electrical systems (8 percent).

© 2008 DeadlineNews.Com

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Broderick Perkins, an award-winning consumer journalist of 30 years, is publisher and executive editor of San Jose, CA-based DeadlineNews.Com, a real estate news and consulting service, and the new Deadline Newsroom, DeadlineNews.Com's new backshop. In both cases, it's where all the news really hits home.

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Know How Long Your Home Will Last?

Knowledge of components' life expectancies is what homeowner associations use, in part, to build a reserve fund designed to spread, over time, the cost of the inevitable.

by Broderick Perkins
© 2008 DeadlineNews.Com

Deadline Newsroom - One way to prepare for the costs of owning a home beyond the mortgage payment, insurance and taxes, is to know the expected life expectancy of your home's components.

Such knowledge doesn't supercede the use of a home inspector when buying a home, new or old, but it can help you develop a savings plan so you are prepared for the inevitable.

Sooner or later you'll have to repair or replace many of your home's parts -- inside and out.

Knowledge of components' life expectancies is what homeowner associations use, in part, to build a reserve fund designed to spread, over time, the cost of the inevitable.

When the roof goes, the appliances conk out, or the paint begins to fade, it's a lot easier to come up with the cash if you've already got some socked away for just this kind of rainy day.

Last year, the National Association of Home Builders, along with the Bank of America developed the "NAHB/BoA Home Equity Study of Life Expectancy of Home Components" to help you take the guess work out of preparing for the worst.

The report suggests you use the timelines as a general guideline. Local weather conditions, use habits, regular maintenance -- or the lack of it -- can all affect the life expectancy of many components.

Personal tastes for contemporary upgrades, remodeling needs and other factors may also dictate replacing parts before their useful life time is up.

In any event based on a comprehensive telephone survey of manufacturers, trade associations and researchers NAHB developed information about the longevity of housing components.

From the foundation to the rooftop, here's a quick look at how long, on a national average, some of the most common home components are expected to last.

• Foundations. Poured concrete block footings and slab foundations should last a lifetime, 80 to 100 years or more provided they were quality built. The foundation termite proofing, 12 years, provided the chemical barriers remain intact.

Properly installed waterproofing with bituminous coating should last 10 years.

• Flooring. Natural wood flooring has a life expectancy of 100 years or more with proper care. Marble, slate, and granite, likewise, but again, only with proper maintenance. Vinyl floors wear out in 50 years, linoleum about 25 years, and carpet between 8 and 10 years, tops.

• Electrical system. In the electrical system, copper plated wiring, copper clad aluminum, and bare copper wiring are expected to last a lifetime, whereas electrical accessories and lighting controls are expected to fail not much longer than 10 years.

• Outside materials. Outside materials typically last a lifetime. Brick, vinyl, engineered wood, stone (both natural and manufactured), and fiber cement typically last as long the house exists. Exterior wood shutters get 20 years, well maintained gutters, 50 if they are copper, 20 years if they are aluminum. Copper downspouts last longest, 100 years or more, while aluminum ones give out after 30 years.

• Doors. Exterior fiberglass, steel and wood doors will last as long as the house exists, while vinyl and screen doors have a life expectancy of 20 and 40 years, respectively. Closet doors are expected to last a lifetime, and French doors have an average life of 30 to 50 years.

• Windows. Wooden windows last longer than aluminum ones -- 30 years compared to only 15 or 20.

• HVAC systems. Heating, ventilation, and air conditioning systems require a religious regimen of maintenance. Still, most components give up within 25 years. Furnaces break down in 15 to 20 years, heat pumps 16 years, and air conditioning units 10 to 15 years. Tankless water heaters can go for 20 years or more, but electric or gas water heaters only 10 years. Thermostats have a 35-year lifespan but are often replaced for more efficient models.

• Appliances. Appliances' life expectancies depend largely on how much they are used, but they are typically replaced long before they are done. One must keep up with the Joneses. Among major appliances, gas ranges live15 years, dryers and refrigerators die at 13, compactors, dishwashers and microwave ovens might last until they are 9 years.

• Roofing. The life of a roof is largely dependant upon local weather conditions, proper building and design, material quality, and adequate maintenance. Slate, copper, and clay/concrete roofs have the longest life expectancy, 50 years or more. Wood shake roofs, go for 30 years, fiber cement shingles last 25 years, asphalt shingles give up at 20.

More appliance news that really hits home!

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Broderick Perkins, an award-winning consumer journalist of 30 years, is publisher and executive editor of San Jose, CA-based DeadlineNews.Com, a real estate news and consulting service, and the new Deadline Newsroom, DeadlineNews.Com's new backshop. In both cases, it's where all the news really hits home.

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'Tis The Season, Defer Maintenance No Longer

Holiday News That Really Hits Home

by Broderick Perkins
© 2007 DeadlineNews.Com

Deadline Newsroom - Things get crazy around the holidays.

All the shopping, decking the halls and visions of sugar plums can cause homeowners to lose focus and overlook issues that can turn a season of joy into a season of oops.

The American Society of Homeowners (ASHI) says it doesn't have to be that way and offers a Top 10 list to remind busy homeowners that just a few minutes a day can help keep the ghost of deferred maintenance away.

"Homes are the centers of activity during the holidays," said Frank Lesh, ASHI president.

"You can't take them for granted or take unnecessary risks - even if you want your house to be the brightest, most festive on the street. By following these simple tips you can help protect your home against the rigors of winter and the pitfalls of the season."

• Clean your gutters and downspouts. Gutters and downspouts play an important role in diverting water away from foundation walls. That means less water and moisture related damage. If you clean before winter weather moves in you can keep your basement and crawl spaces dry and leak free.

• Drain exterior water lines. Frozen pipes that can crack the lines are history if you remove, drain and store outdoor hoses now.

• Give your garbage disposal a hot water bath. Cooking for crowds puts additional stress on garbage disposals. Flushing the garbage disposal with one pot of hot water and a half cup of baking soda now and after the holidays can help prevent plumbing problems and costly repairs. Grinding citrus fruits with a dish soap solution can remove the smell of decay.

• Inspect your home heating systems. Nearly half, 44 percent of all home heating fires happen in December. Schedule a professional inspection of your home's heating systems, including furnaces, boilers, fireplaces and water heaters every year before winter weather sets in. Stock up on furnace filters and change them regularly.

• Re-caulk and weather-strip all doors and windows. Save energy and energy costs by sealing air leaks around doors, windows, corner boards and joints. Make it a habit.

• Trim back tree limbs. Over hanging tree limbs are both a falling hazard and a chimney or flue blockage hazard. Also consider installing a battery-operated carbon monoxide detector. Replace batteries when Daylight Saving Time begins and when it ends.

• Keep a fire extinguisher handy. Unattended cooking is the leading cause of home fires in the nation. Buy and place a fire extinguishers away from potential fire sources so that you can reach the extinguisher in an emergency. Make sure it's charged and ready to go.

• Test your electrical circuit shut-off switch. Plug outdoor decorations only into circuits protected by ground fault circuit interrupters (GFCIs). Ensure that the circuit shuts-off properly by using a nightlight or radio. Click the circuit button. If it clicks and the nightlight or radio stays on, the circuit has not shut off. Consider contacting an electrician to check for problems.

• Be steady on the ladder. Falls account for an average of 5.1 million injuries and nearly 6,000 deaths a year. Before hanging Christmas lights, wrap pipe insulation around your ladder beams (vertical members that the rungs are attached to). The insulation helps prevent the ladder from slipping and provides insulation against electrical shock.

• Use extension cords sparingly. Avoid using extension cords except when absolutely necessary. If you do be sure they are the proper gauge and don't run them across hallways or doorways, under carpeting or furniture or through walls. Never, ever staple them in place.

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© 2007 DeadlineNews.Com

Broderick Perkins, an award-winning consumer journalist of 30 years, is publisher and executive editor of San Jose, CA-based DeadlineNews.Com, a real estate news and consulting service, and the new Deadline Newsroom, DeadlineNews.Com's new backshop. In both cases, it's where all the news really hits home.

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Gutter-Cleaning Robot Honored

by Broderick Perkins
© 2007 DeadlineNews.Com

Deadline Newsroom - A slender, 2-inch tall, remote-controlled robot, fitted with the power to clean and able to clear 60 feet of gutter in 10 minutes, recently won top honors as the most innovated home appliance this year.

iRobot's "Looj" (you guessed it, sounds like "luge") cleaned up in the Best of Innovations Design and Engineering Award category at the 2008 International Consumer Electronic Showcase.

The show was hosted earlier this month by the Consumer Electronics Association.

Sweeping the judge's highest scores in the home appliance category, the Looj joined its iRobot dust bustin' cousins Roomba (vacuum) and Scooba (floor washer) as the third iRobot in four years to run away with the innovation award.

The company also makes a pool-cleaning Verro robot, a shop sweeping Dirt Dog, and the latest, the more digitally aware ConnectR, a rolling robot that sends and receives audio and video via the Internet.

The Looj uses rechargeable battery power to drive tiny tractor treads and an auger spinning at 500 revolutions per minute to sweep through and toss out gutter debris, making an otherwise dismal job faster and safer.

Pop the robot in the gutter, detach the wireless remote that doubles as a handle and forget climbing up and down numerous times, repositioning the ladder to get at a short stretch of gutter when cleaning it by hand. Looj scoots under gutter straps and spins its three-stage auger to dislodge and remove dirt, leaves and other debris, which can cause water damage, spillage and ice dams.

Available for $99, the Looj robot goes to work for up to 30 to 45 minutes after a 15-hour charge of its 7.2V Nickel Cadmium battery. It will get the job done in standard K-style, aluminum, copper, metal or vinyl gutters, but even innovation has some shortcomings.

It can't clean antique-style wood gutters or half-round gutters. Before Looj can, well, luge down your gutters, you'll have to measure them to be sure the gutter straps are uniformly at least 2.25 inches high off the bottom of the gutter and the gutter must be at least 3.25 inches wide.

With proper clearance, Looj will brush aside dry and wet leaves, pine needles, pine cones and other debris typically found in a gutter.

Don't expect the little gutter robot-that-could to clear hardened mud or sediment, small trees or large sticks that may be stuck in your gutter.

Clean the Looj by simply hosing it off with water. Hang it with the rest of the power tools.

Then use the time saved to perform more deferred maintenance on your home.

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Shop our store, this holiday season. We have what you want.

© 2007 DeadlineNews.Com

Broderick Perkins, an award-winning consumer journalist of 30 years, is publisher and executive editor of San Jose, CA-based DeadlineNews.Com, a real estate news and consulting service, and the new Deadline Newsroom, DeadlineNews.Com's new backshop. In both cases, it's where all the news really hits home.

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