Accurate Home Inspections of America, LLC

What Really Matters on a Home Inspection?

2008-08-15T19:53:00.000-07:00

In today’s market, foreclosed homes for sale may have been sitting empty for up to a year or more which makes a home inspection even more important. However, this can make the process of buying a home stressful. A home inspection is supposed to give you peace of mind, but often has the opposite effect. You will be asked to absorb a lot of information in a short time. This often includes a written report, checklist, photographs, environmental reports and what the inspector himself says during the inspection. All this combined with the seller's disclosure (if there is one) and what you notice yourself makes the experience even more overwhelming. What should you do?

Relax. Most of your inspection will be maintenance recommendations, life expectancies and minor imperfections. These are nice to know about. However, the issues that really matter will fall into four categories:

1. Major defects. An example of this would be a structural failure.
2. Things that lead to major defects. A small roof-flashing leak, for example.
3. Things that may hinder your ability to finance, legally occupy or insure the home.
4. Safety hazards, such as an exposed, live buss bar at the electric panel.

Anything in these categories should be addressed. Often a serious problem can be corrected inexpensively to protect both life and property (especially in categories 2 and 4).

Most sellers are honest and are often surprised to learn of defects uncovered during an inspection. However in this foreclosure market, banks are not able to provide disclosures and it’s up to the buyer to learn all he can from the home inspection. Realize that sellers and banks are under no obligation to repair everything mentioned in the report. No home is perfect. Keep things in perspective. Do not kill your deal over things that do not matter. It is inappropriate to demand that a seller address deferred maintenance, conditions already listed on the seller's disclosure or nit-picky items.

Saftey Recall - Counterfeit Circuit Breakers

2007-12-28T16:09:00.000-08:00

This safety recall just released"

NEWS from CPSC

U.S. Consumer Product Safety Commission

Office of Information and Public Affairs

Washington, DC 20207

FOR IMMEDIATE RELEASE
December 27, 2007
Release #08-151

Firm�s Recall Hotline: (866) 505-5851
CPSC Recall Hotline: (800) 638-2772
CPSC Media Contact: (301) 504-7908

North American Breaker Co. Recalls Counterfeit Circuit Breakers Due to Fire Hazard

WASHINGTON, D.C. - The U.S. Consumer Product Safety Commission, in cooperation with the firm named below, today announced a voluntary recall of the following consumer product. Consumers should stop using recalled products immediately unless otherwise instructed.

Name of Product: Counterfeit Circuit Breakers labeled as �Square D�

Units: About 50,000

Distributor/Retailer: North American Breaker Co. Inc. (NABCO), of Burbank, Calif.

Hazard: The recalled circuit breakers labeled �Square D� have been determined by Square D to be counterfeit and can fail to trip when they are overloaded, posing a fire hazard to consumers.

Incidents/Injuries: None reported.

Description: The counterfeit circuit breakers are black and are labeled as Square D QO-series models 110, 115, 120, 130, 210, 215, 220, 225, 230, 235, 240, 250, 260, 280, 1515, 1520, 2020, 2125, 315, 340, 350, 360, and 3100. Actual Square D circuit breakers have (a) the amp rating written on the handle in white paint on the front of the breaker; (b) the Square D insignia molded onto the breaker side, and; (c) a yellow chromate mounting clip with half of the top of the clip visible. If your breaker, labeled as Square D, does not match this description, it could be counterfeit.

Sold by: NABCO, electrical distributors, and retailers nationwide from March 2003 through April 2006 for between $3 and $85.

Manufactured in: China

Remedy: Consumers should contact NABCO to determine if the breaker they have is counterfeit and to arrange for a free inspection and replacement or refund if necessary.

Consumer Contact: For additional information, contact NABCO at (866) 505-5851 from 8 a.m. to 5 p.m. PT, email the firm at recall@nabreaker.com, or visit the firm�s Web site at www.nabcorecall.com - this is not a Square D Company recall.

Genuine Square D Circuit Breaker

A Genuine Circuit Breaker
has a white painted amp
rating on the toggle switch.

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Send the link for this page to a friend! The U.S. Consumer Product Safety Commission is charged with protecting the public from unreasonable risks of serious injury or death from more than 15,000 types of consumer products under the agency's jurisdiction. Deaths, injuries and property damage from consumer product incidents cost the nation more than $800 billion annually. The CPSC is committed to protecting consumers and families from products that pose a fire, electrical, chemical, or mechanical hazard. The CPSC's work to ensure the safety of consumer products - such as toys, cribs, power tools, cigarette lighters, and household chemicals - contributed significantly to the decline in the rate of deaths and injuries associated with consumer products over the past 30 years.

To report a dangerous product or a product-related injury, call CPSC's hotline at (800) 638-2772 or CPSC's teletypewriter at (800) 638-8270, or visit CPSC's web site at www.cpsc.gov/talk.html. To join a CPSC email subscription list, please go to www.cpsc.gov/cpsclist.aspx. Consumers can obtain this release and recall information at CPSC's Web site at http://www.cpsc.gov/.

Is it necessary to have a home inspection on a newly constructed home?

2007-12-20T04:55:00.000-08:00

Having inspected numerous new homes, I have found that all new homes have defects of one kind or another, regardless of the quality of construction or the integrity of the builder. This is because human imperfection prevents anything as large and as complex as a home from being constructed flawlessly.

A commonly held fallacy is that all construction defects will be discovered by municipal building inspectors. This is incorrect, but not because of professional shortcomings on the part of those inspectors. The purpose, scope, time allotment and procedures for municipal inspections are not the same as for home inspections.

Municipal inspectors inspect primarily for code compliance, not for quality of workmanship. They can cite a builder for improper structural framing or for noncomplying drain connections, but a poorly fitted door, an uneven tile countertop and slipshod finish work are not included in the list of concerns.

Municipal inspectors rarely inspect an attic or a crawl space. They come to the job site with a clipboard and a codebook, not with a ladder and overalls. Construction defects in such areas can escape discovery.

Municipal inspectors typically inspect a roof from the ground or possibly from the builder's ladder. From these perspectives, roof defects are not always apparent. And final inspections are performed before the utilities are turned on, so municipal inspectors cannot determine if or how well the appliances and fixtures truly work. They don't test outlets for ground and polarity because this can be done only after the power supply is turned on. Nor, without power, can they test the performance of GFCI or AFCI safety breakers.

The lack of utilities also prevents the testing of plumbing fixtures such as sinks, showers, tubs and dishwashers, and of gas fixtures such as furnaces, fireplaces and water heaters.

When buying a new construction home, you should not forego the benefits of a thorough home inspection.

How a Bad Home Inspector Can Jeopardize Your Sale

2007-12-11T05:25:00.000-08:00

Tips to Finding a Qualified Home Inspector

Like with most professions, you will find qualified and unqualified individuals calling themselves a professional. Home inspectors are no different. In some ways, it's even more difficult to differentiate the good home inspectors from the bad home inspectors, primarily because few states regulate or license home inspectors.

In Florida, any Joe or Jane Blow can print up business cards that identify the individual as a home inspector, and go about the practice of collecting fees from unsuspecting buyers while networking with agents for more business.

Here are a few ways you can protect yourself from hiring an unqualified inspector:

Review a Sample Home Inspection Report

A home inspector should be able to e-mail you a copy of a sample report.

If it's three or four pages long, keep looking. While lengths of reports may vary, comprehensive reports average between 20 and 50 pages and contain color photographs highlighting defects, safety issues, or recommended improvements.

Don't Hire Inspectors Who Recommend Contractors or Perform Repairs

Home inspectors are in the business of inspecting homes. If a home inspector offers to direct you to a contractor to perform work, that inspector could be creating a conflict of interest. The InterNational Association of Home Inspectors (InterNACHI) does not allow its inspectors to repair or recommend a contractor.

Inquire About the Length of Your Home Inspection

To do an adequate job, most home inspections take two to three hours, sometimes longer. An inspector in Sacramento, with a reputation of performing inspections in 90 minutes or less, once popped his head into the attic and declared the insulation was installed upside down when it was, in fact, installed correctly.

Fortunately, the buyer was aware that vapor barriers are typically placed toward the warm side of the surface and called the inspector on his mistake. Otherwise, that home inspector's error could have resulted in the buyer demanding all the insulation be replaced and put the seller in an uproar, possibly causing the seller to cancel the transaction.

Ask if the Inspector Charges for a Reinspection

The question isn't if the inspector will find something wrong. All homes have defects. There is no such thing as a perfect house. Even new homes have imperfections.

However, if an inspector notes a problem, and the seller agrees to repair it, in many states, it's considered a courtesy for the inspector to verify the repair without charging for a return visit. In other states such as Texas, for example, some inspectors charge for a return trip. When you interview inspectors, ask upfront about fee policy.Tip: If you elect to accept the seller's word that the problem has been repaired, you may find yourself in Small Claim's Court after the transaction closes.

A couple in the Land Park neighborhood of Sacramento found themselves in hot water when the buyer's home inspector insisted a girder repair was not done correctly. This inspector, who was unlicensed, without credentials, demanded the sellers jack up the house and add more piers. The sellers panicked. The buyer threatened to back out of the sale.

The contractors who performed the girder repair specialized in building foundations and insisted the girder was now the strongest supporting member of the home's construction. Furthermore, if the contractors were to undertake the task demanded by the uninformed home inspector, the wood floors would pop. The contractor asked the home inspector to meet at the home so the contractor could properly educate the home inspector about foundation construction, but the inspector refused. The inspector wanted the buyer to pay him for the visit.

Through patience and determination, the contractors finally convinced the inspector over the phone that the foundation was solid. Later, that home inspector confided in the buyer's agent that he learned something about foundations. But at whose expense was this education obtained?

Attend the Home Inspection

If your schedule is such that you can't be present during the entire home inspection, you owe it yourself to be there for the last 30 minutes. Let the inspector walk you through the home to point out defects. Use this opportunity to ask questions about which noted "action items" are minor and which are major.

Sometimes a home inspector will suggest further inspections. Find out whether the inspector suspects a problem or if the inspector routinely suggests buyers obtain inspections for items the inspector does not generally cover.

An inspector may suggest a pest inspection because many home inspectors are not licensed to perform pest control inspections. Such a suggestion does not necessarily imply the inspector found termites or dry rot. Not all home inspectors walk on the roof and therefore might suggest a roof inspection. In California, many sellers pay for pest and roof inspections.

Ask for Credentials & Qualifications

Certification. Choose a certified inspector. There is no shortage of home inspector associations. One of the best known organizations is the InterNational Association of Certified Home Inspectors or InterNACHI.
Qualification. Ask friends for referrals. Ask your real estate agent for a recommendation, and then double-check that inspector's qualifications. Some inexperienced agents recommend inferior inspectors because they don't want a full-blown inspection that could blow their deal. Reputable agents demand qualified inspectors because they want their buyer informed. It is best to do your own research and pick an inspector that makes you comfortable in terms of his qualifications. .
E&O Insurance. Errors and Omissions insurance supposedly protects you in the event the inspector makes a mistake. However, bear in mind, in some instances, that liability for errors is limited to the amount of the home inspection fee

Make your Listings more attractive to buyers!

2007-12-11T04:43:00.000-08:00

Are your existing home listings more attractive to buyers than other listings? Existing homes must compete with new homes on the market. Differentiate your listings by encouraging your seller to market their home as "Move In Certified" with a seller's Home Inspection. One small Realty Company in California buys pre-listing inspections for each of their listings. That's 200 pre-listing inspections a year!

How does this help the seller?

A seller inspection reveals problems ahead of time which

if corrected, will make the home show better.
gives the seller time to make repairs and shop for competitive rates.
permits the seller to attach repair estimates or paid invoices to the inspection report.
removes over inflated buyer procured estimates from the negotiation table.

The report might alert the seller to any immediate safety issues found, before agents and visitors tour the home.
The report provides a 3rd party, unbiased opinion to offer the potential buyers.
A seller inspection permits a clean home inspection report which can be hosted on a web site and used as a marketing tool.
"Move In Certified" yard signs attract potential buyers.
The report can help the seller substantiate a higher asking price if problems don't exist or have been corrected.
The report can help the seller realistically price the home if problems exist.
A seller's inspection is the ultimate gesture in forthrightness and provides full disclosure protection from future legal claims
A sellers inspection lightens negotiations.
The inspection is paid and the report might encourage the buyer to wave the inspection contingency.
The inspection company sets up a marketing display in the home with copies for the Home Inspection Report that the buyers can take with them. The Inspection report reinforces the value of the home and differentiates the home from all the other homes that the buyers have visited.

How does the buyer benefit?

The inspection is done and hosted on a web site.
The Home Inspection is already paid for by the seller, the inspection company will return to the home with the buyer and go through the inspection report.
The report gives a more accurate 3rd party view of the condition of the home prior to making an offer.
A seller's inspection eliminates surprise defects.
Problems are corrected or at least acknowledged prior to making an offer on the home.
The report might assist in financing.
A seller's inspection allows the buyer to sweeten the offer without increasing the offering price by waiving inspections.
"Move In Certified" homes carry a 120 day American Home Warranty!

See what Carol Rondinelli, Co-owner of RE/MAX Estate Group has to say about seller's inspections.