Inspector Ian's Advice Blog

Residential Inspections - ten items we cover

2011-07-05T12:13:00.000-07:00

When you call Inspector Ian to come check out your new home, there's a list of TEN CORE ITEMS that will be examined as part of your Residential Inspection. Don't forget though, that this is just a general overview - we will always tailor out service to exactly suit your needs:

Single Family Home – This is a complete inspection of everything from roof to crawl space, and will cover 800 – 1000 inspection points within a home. Here is a complete list of the areas and components I inspect. Typically this inspection will take two to three hours to complete. The price for a full home inspection varies according to the size, age and condition of the property. Call Inspector Ian at 510.684.2340 to discuss your requirements or send email.

Condominium – This inspection is focused on the interior, including walls, systems and components of the condo. A visible inspection of the exterior of the building will also be performed and I will alert the client to any serious visible defects; I do not usually inspect the roof or any other common areas such as the elevators. Call Inspector Ian at 510.684.2340 to discuss your requirements or send email.

Pre-Listing Check – A Pre-Listing Check is a service I offer to home sellers and listing Realtors. I will help you maximize your selling price, and reduce your listing and transaction time by inspecting your property prior to listing. No more worrying about what the potential buyer's inspector is going to uncover! See my website for more information.

New Construction – A new construction inspection is fundamentally different from a full house inspection. This inspection looks for evidence of poor workmanship, improper grading, poor insulation, and unfinished items, as well as many other areas. For more information, see my website.

Something Unusual - if you do not see your specific need on this list, please contact us, and we will be happy to adapt our service to suit you.

Every home is different, and we will tailor the inspection for the specific home; in most homes we will check and report on 800 – 1000 items; key areas are:

1. Exterior

Wall covering, flashings & trim, exterior doors, decks, stoops, steps, stairs, porches, railings, eaves, soffits, fascias, grading, walkways, vegetation, surface drainage, retaining walls.

2. Basement and/or crawlspace and foundations

Basement, foundations, crawlspace, visible structural components, visible plumbing & electrical signs of water penetration or deterioration.

3. Roof, attic, chimney, ventilation & insulation

Roof structure & surface covering, gutters, downspouts, Insulation in unfinished spaces, ventilation of attic spaces, mechanical ventilation systems.

4. Furnace, ducting & fireplace

Heating system, energy source, heating method, supply vents, air conditioning equipment, the fireplace, damper, hearth extensions, lintel and material surrounding the fireplace.

5. Plumbing systems

Main water supply & shut off valve, water heating system, toilets, sinks, tubs, showers, interior water supply, fixtures & faucets, drain, waste and vent systems, visible fuel storage systems, drainage sump pumps, drain, waste and main fuel shut-off valves, as well as the location of the water main and main fuel shut-off valves.

6. Electrical

Main service supply line, meter box, main disconnect, service amperage, panels, breakers, fuses, grounding, bonding, a representative sample of switches, receptacles, light fixtures, and ground fault circuit interrupters (GFCI), service entrance conductors, service entrance cables, drip loop, & weather heads.

7. Doors, windows, screens & skylights

Exterior Doors, windows and skylights will be checked for fit, operation and functionality.

8. Interior

Interior doors, walls, ceilings, floors and components of all interior rooms.

9. Kitchen

Cabinets, drawers, exhaust fans, operation of stove, refrigerator, dishwasher, garbage disposal, trash compacter and other permanent appliances.

10. Garage

Garage doors & garage door openers, door locks & safety features, integrity of firewall.

Component life expectancy

2011-06-13T13:12:00.000-07:00

So, you've had your new home inspected - it passed - and you finally moved in. So now what? Well, this week I'd like to talk about the components of your new home - those items that you look at when you buy a place, but then take for granted...until they stop working that is! Now it's often said that a well-built and properly maintained property can last for hundreds of years. However, the key to this longevity is maintenance and regular replacement of components. When you buy a house it is a good idea to include within your budget an amount for repairs and renewals to the building - this is in addition to the largely cosmetic changes most new owners make to their houses.

The following list of approximate life expectancies of different building components is published by the National Association of Home Builders (NAHB). A list of estimated replacement costs is also available for free download.

APPLIANCES Trash Compactor Dishwasher Garbage Disposer Dryer Freezer (compact) Freezer (standard) Microwave oven Range (freestanding and built-in, electric) Range (freestanding and built in, gas) Range (high oven, gas) Refrigerator (compact) Refrigerator (standard) Washer (automatic and compact) Exhaust fan BATHROOMS Cast iron bathtub Fiberglass bathtub and shower Shower door (average quality) Toilet CABINETS Kitchen cabinets Medicine cabinet/bath vanity	LIFE SPAN (in years) 10 10 10 10 12 16 11 17 19 14 14 17 13 20 50 10-15 25 50 15-20 20
COUNTERTOPS Laminate Ceramic tile (high-grade installation) Wood/butcher block Granite DOORS Screen Interior (not perfect hollow core) Interior (solid corewood) Exterior (protected overhang) Exterior (unprotected and exposed) Folding Garage door Garage door opener FINISHES (Used for waterproofing) Paint, plaster and stucco Sealer, silicone, and waxes FLOORS Oak or pine Slate flagstone Vinyl sheet or tile Terrazzo Carpeting Marble	10-15 Lifetime 20+ 20+ 25-50 30-life 30-life 80-100 25-30 30-life 20-50 10 3-5 1-5 Lifetime Lifetime minimum 20-30 Lifetime 11 Lifetime
FOOTINGS AND FOUNDATIONS Poured footing and foundation Concrete block Cement Waterproofing (bituminous coating) Termite proofing Baseboard system	200 100 50 10 5 20
HEATING, VENTILATION AND AIR CONDITIONING Air conditioning unit (central unit) Air conditioning unit (window unit) Humdifier Water heater (electric) Water heater (gas) Forced air furnace, heat pump Furnace, gas or oil fired	15 10 8 14 11-13 15 18
HOME SECURITY APPLIANCES Intrusion system Smoke detector Smoke/fire/intrusion system LANDSCAPING Wooden deck Brick and concrete patio Tennis court Concrete walk Gravel walk Asphalt driveway Swimming pool Sprinkler system Fence PAINTS AND STAINS Exterior paint on wood, brick and aluminum Interior wall paint Interior trim and door Interior wallpaper	14 12 10 15 24 10 24 4 10 18 12 12 7-10 5-10 5-10 7
PLUMBING Waste pipe (concrete) Waste pipe (cast iron) Sinks (enamel steel sink) Sinks (enamel cast iron sink) Sinks (porcelain sink) Faucets --low quality Faucets-- high quality	50-100 75-100 5-10 25-30 25-30 13-15 15-20
ROOFING Asphalt and wood shingles and shakes Tile Slate Sheet metal Built-up roofing (asphalt) Built-up roofing (coat and tar) Asphalt composition shingle Asphalt overlag	15-30 50 50-100 20-50 12-25 12-30 15-30 25-35
SIDING Gutters and downspouts Siding (wood) Siding (steel) Siding (aluminum) Siding (vinyl)	30 10-100 50-life 20-50 50
WINDOWS Window glazing Wood casement Aluminum casement Screen	20 20-50 10-20 25-50

State Licensing: Property Inspectors & the Law

2011-05-22T13:27:00.002-07:00

A question I get asked by a lot my clients, and one I welcome, is "Are you Licensed and/or Bonded with the State of California?" The short answer is "no," and it's a response that often leaves potential clients confused. And rightly so! The longer answer is that there is NO State Licensing of property inspectors in California; unlike contractors, plumbers, electricians and many other professionals, the State has yet to pass legislation requiring the licensing of property inspectors, even though this is the norm in several other States....so this means what exactly?

Well, it means that anybody who wants to can start up a property inspection business...scary huh, so what's the answer? Basically, all reputable inspectors will join a professional associations such as the International Association of Certified Home Inspectors, InterNACHI, or a similar organization which requires members to follow strict Standards of Practice and a Code of Ethics. In addition, inspectors in California are governed by State of California Business & Professionals Code, the relevant sections of which are reproduced below. I hope this clears things up!

BUSINESS AND PROFESSIONS CODE

SECTION 7195-7199

7195. For purposes of this chapter, the following definitions apply:(a) (1) "Home inspection" is a noninvasive, physical examination, performed for a fee in connection with a transfer, as defined in subdivision (e), of real property, of the mechanical, electrical, or plumbing systems or the structural and essential components of a residential dwelling of one to four units designed to identify material defects in those systems, structures and components. "Home inspection" includes any consultation regarding the property that is represented to be a home inspection or any confusingly similar term.

(2) "Home inspection," if requested by the client, may include an inspection of energy efficiency . Energy efficiency items to be inspected may include the following:

(A) A noninvasive inspection of insulation R-values in attics,

roofs, walls, floors, and ducts.

(B) The number of window glass panes and frame types.

(D) The age and fuel type of major appliances.

(E) The exhaust and cooling fans.

(F) The type of thermostat and other systems.

(G) The general integrity and potential leakage areas of walls, window areas, doors, and duct systems.

(H) The solar control efficiency of existing windows.

(b) A "material defect" is a condition that significantly affects the value, desirability, habitability, or safety of the dwelling. Style or aesthetics shall not be considered in determining whether a system, structure, or component is defective.

(c) A "home inspection report" is a written report prepared for a fee and issued after a home inspection. The report clearly describes and identifies the inspected systems, structures, or components of the dwelling, any material defects identified, and any recommendations regarding the conditions observed or recommendations for evaluation by appropriate persons.

(d) A "home inspector" is any individual who performs a home inspection.

(e) "Transfer" is a transfer by sale, exchange, installment land sales contract, as defined in Section 2985 of the Civil Code, lease with an option to purchase, any other option to purchase, or ground lease coupled with improvements, of real property or residential stock cooperative, improved with or consisting of not less than one nor more than four dwelling units.

7196. It is the duty of a home inspector who is not licensed as a general contractor, structural pest control operator, or architect, or registered as a professional engineer to conduct a home inspection with the degree of care that a reasonably prudent home inspector would exercise.

7196.1. (a) Nothing in this chapter shall be construed to allow home inspectors who are not registered engineers to perform any analysis of the systems, components, or structural integrity of a dwelling that would constitute the practice of civil, electrical, or mechanical engineering, or to exempt a home inspector from Chapter 3 (commencing with Section 5500), Chapter 7 (commencing with Section 6700), Chapter 9 (commencing with Section 7000), or Chapter 14 (commencing with Section 8500) of Division 3. (b) This chapter does not apply to a registered engineer, licensed land surveyor, or licensed architect acting pursuant to his or her professional registration or license, nor does it affect the obligations of a real estate licensee or transferor under Article 1.5 (commencing with Section 1102) of Chapter 2 of Title 4 of Part 3 of Division 2 of, or Article 2 (commencing with Section 2079) of Chapter 3 of Title 6 of Part 4 of Division 3 of, the Civil Code.

7197. (a) It is an unfair business practice for a home inspector, a company that employs the inspector, or a company that is controlled by a company that also has a financial interest in a company employing a home inspector, to do any of the following:

(1) To perform or offer to perform, for an additional fee, any repairs to a structure on which the inspector, or the inspector's company, has prepared a home inspection report in the past 12 months.

(2) Inspect for a fee any property in which the inspector, or the inspector's company, has any financial interest or any interest in the transfer of the property.

(3) To offer or deliver any compensation, inducement, or reward to the owner of the inspected property, the broker, or agent, for the referral of any business to the inspector or the inspection company.

(4) Accept an engagement to make an inspection or to prepare a report in which the employment itself or the fee payable for the inspection is contingent upon the conclusions in the report, pre-established findings, or the close of escrow.

(5) A home protection company that is affiliated with or that retains the home inspector does not violate this section if it performs repairs pursuant to claims made under the home protection contract.

(b) This section shall not affect the ability of a structural pest control operator to perform repairs pursuant to Section 8505 as a result of a structural pest control inspection.

7198. Contractual provisions that purport to waive the duty owed pursuant to Section 7196, or limit the liability of the home inspector to the cost of the home inspection report, are contrary to public policy and invalid.

7199. The time for commencement of a legal action for breach of duty arising from a home inspection report shall not exceed four years from the date of the inspection.

Types of inspection

2011-04-25T16:35:00.000-07:00

Some of my clients have a real clear idea of what they want when they call me up, and that's fine, but quite a few people have no idea what a property inspection should entail. And why should they - it's not like buying a property is something you do every week...unless you're a Realtor. So, before you hire me, or another inspector, it is a good idea to consider the type of inspection you need. Here are your options:

Residential Buildings

Single Family Home – This is a complete inspection of everything from roof to crawl space, and will cover 800 – 1000 inspection points within a home. Here is a complete list of the areas and components I inspect. Typically this inspection will take two to three hours to complete. The price for a full home inspection varies according to the size, age and condition of the property. Call Inspector Ian at 510.339.1645 to discuss your requirements or send email.

Condominium – This inspection is focused on the interior, including walls, systems and components of the condo. A visible inspection of the exterior of the building will also be performed and I will alert the client to any serious visible defects; I do not usually inspect the roof or any other common areas such as the elevators. Call Inspector Ian at 510.339.1645 to discuss your requirements or send email.

Pre-Listing Check – A Pre-Listing Check is a service I offer to home sellers and listing Realtors. I will help you maximize your selling price, and reduce your listing and transaction time by inspecting your property prior to listing. No more worrying about what the potential buyer's inspector is going to uncover! See my website for more information.

New Construction – A new construction inspection is fundamentally different from a full house inspection. This inspection looks for evidence of poor workmanship, improper grading, poor insulation, and unfinished items, as well as many other areas. For more information, see my website.

Commercial Buildings

Mixed Use – Inspector Ian is fully qualified to offer commercial building inspection services, relating to commercial premises with a variety of uses. All our inspections are performed in accordance with InterNACHI’s Standards of Practice for Commercial Buildings – full details are available here. Please call Inspector Ian at 510.339.1645 to discuss your requirements or send email.

Office Space – Our inspection will include all relevant components of the building, including heating, cooling and electrical systems etc. Our charges are based on the buildings size and intended use; please call Inspector Ian at 510.339.1645 to discuss your requirements or send email.

Top nine tips for buyers

2011-04-11T12:01:00.000-07:00

Last week we looked at tips for seller's - this week it's the buyers turn. It goes almost without saying that there never has been, and probably never will be, a better time to buy property. Frankly, this is the type of market all prospective buyers were waiting for in the early noughties. So, if you're looking for your first home, or your next home, here's my top nine tips for buyers.

1. Pre-qualify for a loan

Being pre-qualified for a loan means you know exactly how much house you can afford. And let's face it, if you can't get a loan, then there's not much point looking at property - folks who can't get a loan are often referred to by Realtors as Lookie Loos.

2. Shop around for mortgage rates and terms

A difference of even half a percentage point can make a huge difference in both your monthly payments and in your total costs over the lifetime of your loan. For example, on a mortgage of $100,000, the monthly payments at 8.0 percent are about $35 dollars more than they would be at 7.5 percent. This translates into $12,600 over a typical 30 year term – and who has $100,000 mortgage these days? There are many different loans available – work with your Realtor to select the one that is right for you.

3. Features that affect property values

In some areas, a swimming pool actually detracts from the value of a home, and may make the property more difficult to sell. A property with a single-car garage may be worth a lot less if it is located next to properties with mainly double garages. There a lots of issues such as these which can affect both the price you should pay for a property and the resale value. Your Realtor can help identify which features are the most relevant in your area.

4. Rate the houses you tour

After touring each home, write down what you liked and didn't like. Develop a rating system which will help you narrow the field down to the house that's the best for you.

5. Use a Realtor

A Realtor, or buyer's agent, is legally responsible for representing the buyer's interest in a real estate transaction. You must find a Realtor that you trust – the recommendations of others are very important here, so talk to relatives and friends that have recently bought properties, and see who they have used. You should do this before you start looking at properties since you may end up with no representation. You can use organizations like the California Association of Realtors (CAR) to help you find a suitable agent – see our links page for more suggestions. Generally, the Realtor is compensated by the seller at the time you purchase a new home, so be wary of anyone looking to charge you a fee for their services..

6. Making an offer

Once you’ve found a house that meets your needs, it’s time to make an offer. Discuss with your agent how much to offer. You will have to weigh up several factors: asking price vs. comparable home sales, market conditions, potential for other offers, how badly you want the house, and the home’s condition – your Realtor will be able to provide invaluable assistance with this step. When you are ready to make an offer, you will sign a purchase agreement that your agent will write out, that indicates the amount and terms of your offer. Your agent will present your offer to the seller’s agent who will in turn present it to the seller. If your offer is accepted, the seller will sign your contract agreeing to your price and terms. Now it is time for you to inspect the property.

7. It's time to call Inspector Ian !!

A Property Inspection is a non invasive, visual inspection of a building, carried out by a fully qualified professional, trained and experienced in evaluating buildings and their components.

The inspection is designed to provide you with all the information you need to make an informed decision about your potential purchase. You will be able to walk away from the inspection with a clear knowledge of what major issues (if any) are involved with your property, and which items will need maintenance in the short and longer term.

I always encourage my clients to participate in the evaluation of their property. I like to say, “C’mon, let’s take a look round your new house!” Many clients say this is the most enjoyable part of purchasing a new home. The inspection will last about two to three hours for a typical family home, depending upon size and condition.

Our visual inspection involves a verbal discussion of our findings, where the I will of course be happy to answer additional questions. I guarantee to provide an individual written report to the client within 24 hours of the inspection. Our report will be specific to the property inspected. Give me a call today!!

8. Closing costs

What exactly are closing costs? This is one questions first-time buyers ask most frequently. Lenders are required by law to disclose your estimated closing costs and fees in writing – this is known as a Good Faith Estimate. This is a brief summary of typical closing costs you may have to pay – exact closing costs are dependent on the type of loan you select. Your Realtor can help you understand these costs in more detail.

9. Keep your paperwork

Whew. You’re done. You’ve bought your first home – but you’ll want to protect your investment. One of the best ways to do so, besides insurance, is to keep your paperwork in order and in a safe place, so you can access it whenever you need it – at tax time, to refinance, to take a home equity loan or to sell.

Top Five Tips For Sellers

2011-03-24T12:51:00.000-07:00

It stands to reason that most of our clients are property buyers; after all you have a home inspection when you buy, right? Well, yes, but that's only part of the story: we work with a lot of property sellers too. For one thing, a large part of our business is our Pre-listing Checks where we come out and inspect a building for defects before it goes on the market. I think you'll agree that it's much better to find out about any issues with your home before you try and sell, rather than leave it up to the buyer's inspector to uncover them! Even if your home is in tip top condition, it's still worth having a pre-listing inspection: a pristine Inspection Report on your coffee table is only going to help to attract buyers! You can read more about the Aston Property Inspection Pre-listing Check here, but for today I'm going to pass on my top five tips for sellers - five things you can do that will really make a difference when it's time to sell your home or commercial property.

1. Find yourself an experienced Realtor

A Realtor, or seller's agent, is legally responsible for representing the seller’s interest in a real estate transaction. You must find a Realtor that you trust – the recommendations of your friends, family and people you trust are the most important thing, so talk to anyone you know that has recently bought or sold a property and ask who they have used. Generally, you will pay your Realtor a percentage of the sale price, usually around three percent, at the time of the sale, so be wary of anyone looking to charge you a fee for their services up front. See our links page for more suggestions.

2. Price your home correctly

Ideally you will choose an experienced Realtor who can help you price your home right – from the start. If you get your initial price too high, you’re likely to spend several months chasing the market down – if prices are slipping incrementally each month, you’ll net less money in three months time than you would if you price the property to sell in one month or less. The Multiple Listing Service (MLS) archives show that if you overprice your home, you’ll eventually sell for less than you could have done if you’d priced it correctly at the beginning.

3. Get a quick sale

If you want to be that in group of properties that sell very quickly – the top five percent of homes – you can increase your chances by:

Set your price slightly below than the last comparable property to sell in your area.

Have Aston Property Inspection perform a Pre-listing Check (follow link for more details).

Make sure all your repairs have been completed before you list your property.

Stage the property – if necessary, hire a profession staging company.

Have a lockbox - with no advance notice needed to show the property.

Hold a well-advertised open day(s).

4. Making the exterior of your property more attractive

When Tam and I we're looking for our first house there were probably half a dozen occasions where we pulled in somewhere, looked at the poorly maintained yard and didn't even bother to turn off the engine: we just planned our route to the next property on the list. Start by tidying up the yard and garden areas. If you don’t want to do this yourself, hire a professional to make your property as neat and tidy on the outside as possible.

5. Making the interior of your property more attractive

Start by disconnecting your emotions – your goal is to make you home look anonymous. The first step is to remove as much clutter as possible. Home inspectors - and buyers! - hate other people's clutter. You're going to be moving soon anyway, so box up all unessential items and stash them in the garage, shed or a storage unit. Try to take away anything that personalizes the property. It is also a good idea to put a bed in every bedroom, even if you usually use the room for something else. The most important room in the house…is the bathroom(s). If it's not possible to freshly decorate each bathroom, make sure the bathrooms are clean and polished and laid out like they would be in a hotel – nothing helps sell a home more than a nice bathroom.

6. The sixth top tip

I know I said five, but the sixth is really simple: get a Pre-listing inspection from Aston Property Inspection. You won't regret it!

Welcome to Inspector Ian's Advice Blog

2011-03-22T10:32:00.000-07:00

Hello, I'm Inspector Ian and this is my brand new Advice Blog! I provide Property Inspection services throughout the San Francisco Bay Area, including residential and commercial buildings. I get asked a lot of the same questions every day so I decided to turn my answers into a blog. I hope you like it. If you do, please become a follower.

I'll be writing at least one new blog entry every week - I know this sounds ambitious, but I have accumulated a ton of insight into homes and buildings during my career, and I want to share this knowledge with prospective buyers, sellers, Realtors, and anyone else who finds it useful.

With over 20 years experience of construction projects, I have helped many Bay Area property owners, and I know that every house is unique – with its own set of maintenance and repair issues, site geography, age and construction style. I provide individual, narrative style reports and photographic log of your property inspection. You can download a sample report here. I'll be starting my blog with my top five tips for sellers. Again, if you like my blog, please become a follower - that way I'll know I'm doing something right!