Minnesota Home Inspectors

Thermal Imaging; a new tool for MHI

noreply@blogger.com (K. Rowe, H. Rowe) — Tue, 28 Jun 2011 21:31:00 +0000

At Minnesota Home Inspectors LLC we believe in giving our clients the best inspection possible. In order to do that we've purchased a handheld thermal imaging device to assist us in locating hot electrical connections and water leaks.

At Minnesota Home Inspectors LLC we believe in adding value to our service. Therefore, if we suspect a problem area we're going to use thermal imaging to help define the problem...at no additional cost to our clients.

To schedule your next inspection please call MHI at 651-489-4633
www.minnesotahomeinspectors.com

Now Accepting Credit Cards

noreply@blogger.com (K. Rowe, H. Rowe) — Sat, 07 May 2011 22:10:00 +0000

Minnesota Home Inspectors
is now excepting credit cards!

Minnesota Home Inspectors have moved into the 21st century! We've purchased Android phones and with a little App called Square we can swipe your card at the time of the inspection.

We still accept cash or personal checks but now there's no need to run to the cash machine or get a money order.

To order your next home inspection call 651-489-4633

Minnesotahomeinspectors.com

The Home Inspector's Wish List

noreply@blogger.com (K. Rowe, H. Rowe) — Fri, 18 Mar 2011 05:44:00 +0000

In today's challenging housing market, the home inspection is more critical than ever. Buyers are scarce.

Many bank-owned properties are in deteriorated condition. The information presented in a home inspection never has been more important.

The pre-purchase, general home inspection is a visual examination of the components of a house. The intention is to provide the buyer with useful information about the residence and to identify major deficiencies. It is an important part of the home buying and selling process.

Realtors® and sellers of homes want the home inspection to go well. To ensure that the process goes smoothly, it is important that the seller prepare the property for the inspection.

The following is a list Realtors® and sellers can follow to allow the home inspection to proceed as efficiently as possible:

– Provide access to the property to be inspected. Doors should be unlocked or the keys/garage door openers readily accessible.

– If the seller is required to provide access to the property, be there at the appointed time.

– Check that the gas, water and electric utilities are on. This is of special concern in vacant or multifamily residences. Frequently, inspections are canceled and deals fall apart because sellers refuse to turn on utilities. The reluctance by banks to turn on utilities is mystifying and makes the Realtor's® job far more difficult. Keep in mind the City of Minneapolis now requires 3 business days to get the water on to the home.

When banks permit buyers to examine a property but refuse to turn on utilities, it's comparable to a used car salesman inviting a buyer to test drive a used car but refusing to put a battery or gas in the vehicle.

– Check that all pilot lights are lit, hot water tanks and heating systems are operable, appliances are connected and that all water valves are "on" (weather permitting).

– Remove pots and pans from cooking equipment.

– Remove laundry from washers and dryers.

– Remove dishes and clutter from kitchen countertops and sinks.

– Clean up the house. Dirty, smelly homes turn off buyers.

– Clean up the yard. Buyers, Realtors® and home inspectors do not enjoy stepping in animal waste.

– Control pets. Barking and/or jumping dogs make it difficult for the home inspector to do his/her job. Chasing a runaway cat is detrimental to the inspection process.

– Do not run water (except for required toilet flushing) during the inspection. Running a dishwasher, doing laundry, showering, car washing, lawn watering, etc., are disruptive to the inspector's testing procedures.

– Provide easy access to heating systems, hot water tanks and appliances.

– Replace burned-out light bulbs. Proper illumination is essential to the home inspection process.

– Make certain that all fuses and/or circuit breakers are operable.

– Make certain that all smoke detectors and carbon monoxide detectors are operable. Replace batteries as required.

– Disarm alarm systems. Appearances by police and fire departments during inspections are disruptive.

– Control children. Inquisitive or disruptive children are an impediment to the inspection process.

– Provide access to the water meter, gas meter and electrical panel. Remove pictures or decorative items used to conceal electrical panels.

– Provide access to hatches or crawl spaces. If access to a crawl space is through a closet ceiling or floor, remove contents of the closets or storage rooms as necessary to facilitate access. If access panels are extraordinarily obscure, leave a note to assist the inspector in locating these panels.

– If any repair or replacement work (roofing, foundation, heating systems, basement waterproofing, siding or windows, electrical/plumbing, etc.) has been done recently, provide inspector with copies of relevant paperwork.

– Have disclosure forms, engineering reports, point-of-sale information and/or any other pertinent documentation regarding the property available to the inspector.

– Provide as much visibility as reasonably possible for garage walls, basement walls, attics, storage rooms, etc.

source: ASHI Journal

Minnesota Home Inspectors

Scheduling: 651-489-4633

Minnesota Home Inspectors Spring Promotion

noreply@blogger.com (K. Rowe, H. Rowe) — Mon, 14 Mar 2011 04:38:00 +0000

MHI Spring Promotion

Your choice:

Either $50 off the inspection price

OR

Add a radon test to the inspection for only $50!

ASHI Certified Inspector
AARST Radon Technician
Fully Insured
Same day inspection reports including digital pictures

Minnesota Home Inspectors
Scheduling: 651-489-4633

Home Inspection Questions Answered

noreply@blogger.com (K. Rowe, H. Rowe) — Fri, 11 Mar 2011 19:49:00 +0000

What is a home inspection?
A home inspection is an objective visual examination of the physical structure and systems of a house, from the roof to the foundation.

What does a home inspection include?
The standard home inspector’s report will cover the condition of the home’s heating system; central air conditioning system (temperature permitting); interior plumbing and electrical systems; the roof, attic and visible insulation; walls, ceilings, floors, windows and doors; the foundation, basement and structural components.

Why do I need a home inspection?
Buying a home could be the largest single investment you will ever make. To minimize unpleasant surprises and unexpected difficulties, you’ll want to learn as much as you can about the newly constructed or existing house before you buy it. A home inspection may identify the need for major repairs or builder oversights, as well as the need for maintenance to keep it in good shape. After the inspection, you will know more about the house, which will allow you to make decisions with confidence. If you already are a homeowner, a home inspection can identify problems in the making and suggest preventive measures that might help you avoid costly future repairs. If you are planning to sell your home, a home inspection can give you the opportunity to make repairs that will put the house in better selling condition.

Why can't I do it myself?
Even the most experienced homeowner lacks the knowledge and expertise of a professional home inspector. An inspector is familiar with the elements of home construction, proper installation, maintenance and home safety. He or she knows how the home’s systems and components are intended to function together, as well as why they fail.

Above all, most buyers find it difficult to remain completely objective and unemotional about the house they really want, and this may have an effect on their judgment. For accurate information, it is best to obtain an impartial, third-party opinion by a professional in the field of home inspection.

Can a house fail a home inspection?
No. A professional home inspection is an examination of the current condition of a house. It is not an appraisal, which determines market value. It is not a municipal inspection, which verifies local code compliance. A home inspector, therefore, will not pass or fail a house, but rather describe its physical condition and indicate what components and systems may need major repair or replacement.

When do I call a home inspector?
Typically, a home inspector is contacted immediately after the contract or purchase agreement has been signed. Before you sign, be sure there is an inspection clause in the sales contract, making your final purchase obligation contingent on the findings of a professional home inspection. This clause should specify the terms and conditions to which both the buyer and seller are obligated.

Do I have to be there?
While it’s not required that you be present for the inspection, it is highly recommended. You will be able to observe the inspector and ask questions as you learn about the condition of the home and how to maintain it.

What if the report reveals problems?
No house is perfect. If the inspector identifies problems, it doesn’t mean you should or shouldn’t buy the house, only that you will know in advance what to expect. If your budget is tight, or if you don’t want to become involved in future repair work, this information will be important to you. If major problems are found, a seller may agree to make repairs.

If the house proves to be in good condition, did I really need an inspection?
Definitely. Now you can complete your home purchase with confidence. You’ll have learned many things about your new home from the inspector’s written report, and will have that information for future reference.

Minnesota Home Inspectors
scheduling 651-489-4633

First time buyer? 5 tips on how to avoid a money pit

noreply@blogger.com (K. Rowe, H. Rowe) — Wed, 19 Jan 2011 22:23:00 +0000

It’s seems like the perfect home – you’ve been wooed by a savvy, yet informative, real estate agent and the fresh-baked cookies at the open house were a nice touch.

“For many people right now who have the money and who qualify [for a mortgage] it’s a great time to purchase a home. The inventory is high, prices are low and mortgage rates are low,” says Elizabeth Mendenhall, 2011 vice president and liaison to committees for the National Association of Realtors.

But don’t be fooled by a fresh coat of paint and updated countertops. Throwing copious amounts of cash at a series of unfortunate events is hilarious when it’s Tom Hanks and Shelley Long, but going broke on unexpected home repairs isn’t funny when it happens to you.

It’s time to put down the cookies and check for cracks. Here are some tips on how to avoid purchasing a money pit:

Open your eyes and your nose
Look for signs of damage or decay when touring a home. Cracks in walls, pooling water along the foundation, wet basements and leaking windows are warning signs buyers shouldn’t ignore. “Areas of large costs generally revolve around major systems of the home like the foundation, roofing, major electrical items, things of that nature,” says David Tamny, president of the American Society of Home Inspectors (ASHI). “Certainly wet basements and foundation problems can lead to large money problems.”

Pay attention to potential mold issues, especially with certain types of exteriors like stucco or cladding, Tamny recommends. Be on the look out for strange odors or staining, which could signal water damage, leaks or a potential rodent problem. Check windows to ensure they haven’t been painted shut and be mindful of fogging, which could signal the window’s seal has been broken or warped.

Rewiring a home’s electrical system doesn’t come cheap. On your initial viewing, check that all outlets and switches are in working order and be sure to inquire whether the residence has knob and tube wiring. Similarly, flush toilets throughout the home and test kitchen and bathroom sinks for sluggish drainage or reduced water pressure.

Don’t be seduced by granite countertops
Be especially conscious of newly flipped or extensively renovated homes, Tamny warns. “That’s certainly an area where people are being subjected to the wolves,” he says. “The professional flippers are very good at cosmetically covering things up and making a house look very good for sale but a lot of them do a terrible job when addressing functional problems within a house.”

Think a new construction will easily pass an inspection? Think again — a new construction demands the same attention to detail. “Even if they [the builder] complies to the letter of the law as far as code goes, there could be lousy craftsmanship,” Tamny warns.

Consult a professional
Qualifications for home inspectors vary by state, so do your research to ensure the professional you hire is properly licensed and possesses the required amount of experience for your area. A home inspector can warn you if you’re about to buy a lemon of a residence and can help to navigate potentially troublesome properties like abandoned homes in foreclosure.

“If you walk in and the basement is wet or there is mold growing on the walls than you don’t have to be a rocket scientist to know there’s a problem, but most homeowners don’t have the expertise to do a comprehensive inspection and determine if there are significant and real problems with a house,” Tamny says.

Buyers should come armed with specific questions for an inspector: How long will the inspection process take? Do you specialize in residential versus commercial property? Do you maintain membership in a professional home inspection organization?

“For the ASHI you need to perform the minimum 250 inspections, you also have to pass the national home inspectors exam and abide by our standards of practice and code of ethics. Beyond professional affiliations and are you licensed, they should be asking how much experience do they have, how many homes have they inspected and do they carry omissions insurance, areas of expertise especially if someone is looking at a historic home,” Tamny says.

While a home inspector will likely serve as your first line of defense, an engineer’s expertise may also be warranted.

“If a house has a structural problem that is identified and there needs to be further consulting than a structural engineer may be brought in to address structure, but I wouldn’t hire an engineer who doesn’t have specific experience and qualifications in inspecting houses because the two are not the same thing,” Tamny says.

Get it in writing
A formal home inspection report and digital photos of the structure will serve as insurance for a new buyer,” Mendenhall says, adding a real estate agent can also offer advice on how to maintain important documentation. “Certainly if there were ever to be a situation where problems were to ensue later on, having documentation in writing is an important step in verifying the information you receive,” she says.

Watch the fine print
Ensure your purchase contract allows for a home inspection period before you sign on the dotted line. “You want to make sure you have an opportunity to do inspections on the house you’re interested in and learn the condition before you’re obligated to the purchase long term,” Mendenhall says.

Inspection costs will put a dent in your wallet, but an professional consultation will likely save you money in the long run and protect the biggest investment you’re likely ever to make.

http://blogs.reuters.com/prism-money/2011/01/18/first-time-buyer-5-tips-on-how-to-avoid-a-money-pit/

Minnesota Home Inspectors
Scheduling 651-489-4633

January is National Radon Action Month

noreply@blogger.com (K. Rowe, H. Rowe) — Mon, 10 Jan 2011 17:18:00 +0000

Take Action in January

The EPA has designated January as National Radon Action Month.

Four Things You Can Do During National Radon Action Month:

Test your home - EPA and the U.S. Surgeon General recommend that all homes in the U.S. be tested for radon.
Attend a National Radon Action Month event in your area - Look for radon events in your community. Contact your state radon program for more information about local radon activities.
Spread the word- spend time during National Radon Action Month encouraging others to learn about radon and test their homes.
Buy a radon-resistant home - If you are considering buying a new home, look for builders who use radon-resistant new construction. Read more about radon-resistant new construction, "Building Radon Out: A Step-by-Step Guide to Build Radon-Resistant Homes".
Contact your state radon program for information about radon testing, mitigation, and radon-resistant new construction in your area.

Now through February Minnesota Home Inspectors LLC is offering free radon testing when conducting a full priced home inspection.

Minnesota Home Inspectors
Scheduling 651 - 489 - 4633

MHI Company Update

noreply@blogger.com (K. Rowe, H. Rowe) — Sat, 08 Jan 2011 21:06:00 +0000

We just wanted to give an update on our company. Since Minnesota Home Inspectors opened shop 54 days ago on November 15th, 2010 we have performed 31 inspections and 7 radon tests.

That is extremely good for a new company, especially through the holiday season! We'd like to take the opportunity to thank our referring agents and clients. Without you this could not be possible.

Minnesota Home Inspectors LLC
Scheduling: 651 - 489 -4633

Heather and Kenny Rowe - Owners

Winter Promotion 2010 - 2011

noreply@blogger.com (K. Rowe, H. Rowe) — Thu, 23 Dec 2010 17:29:00 +0000

We just ordered a bunch of these to hand out during the Edina Realty Expo in January. Feel free to use this promotion when ordering your next home inspection!

Minnesota Home Inspectors
Scheduling 651-489-4633

Clear the Snow and Ice From Your Gas Meter

noreply@blogger.com (K. Rowe, H. Rowe) — Thu, 16 Dec 2010 16:46:00 +0000

Pictured above is a gas meter, with an arrow pointing to the meter’s gas pressure regulator vent.

Keep the vent dry and clear of snow and ice at all times to avoid the potential for dangerous indoor natural gas buildup.

The vent can become plugged when ice and snow melt during the day and refreeze at night.

Xcel Energy recommends keeping the entire meter assembly clear of snow and ice as well. Accumulated snow can prevent the meter from operating properly by stopping the flow of natural gas. Gently remove snow or ice from the natural gas meter and any associated piping. Carefully shovel around a meter and move snow away from it. Avoid using a snow blower near a meter. A snow-covered meter, in addition to being potentially dangerous, can also lead to a loss of service and freezing of inside pipes as a result of lost heat.

minnesotahomeinspectors.com

Scheduling: 651 - 489 - 4633

New MHI website is up and running!

noreply@blogger.com (K. Rowe, H. Rowe) — Sat, 20 Nov 2010 22:57:00 +0000

Thanks to the templates provided by 1&1 internet and my limited knowledge of GoLive CS2 the new website is up and running.

Can you believe my old employer refused to reimburse me for my $9.99/month web hosting fees? One of the many reasons for the new website.

Let me know how you like it.

A New Company

noreply@blogger.com (K. Rowe, H. Rowe) — Thu, 18 Nov 2010 22:24:00 +0000

After many years of service to my old company I was let go on Monday because I didn't attend a conference call, but instead performed a home inspection for my client.

Time for a new start...Minnesota Home Inspector LLC. Ready to do your home inspection or radon test!

Same pricing as the old company and I'll match their promotional prices...even the one they sent out after I left offering a huge discount to people who have referred me in the past.

Give us a call 651-489-4633 or 612-220-0630

Finding the Right Home Inspector

noreply@blogger.com (K. Rowe, H. Rowe) — Mon, 23 Aug 2010 16:53:00 +0000

So you've searched for and found a house and your offer was accepted, congratulations! Now you have to find a home inspector. Your agent may offer some suggestions, you might search the internet or the yellow pages. You find the terms NAHI, NACHI, INTERNACHI, ASHI and a ton of others you don't know. What do they all mean?

They are the associations the inspectors belong to. See, many states including Minnesota do not require licensing or any other certifications of home inspectors. You could literally hire someone to inspect your $300,000 investment who has never shown competency in the home inspection industry. They may literally be inspecting their first house...yours.

Not all associations are the same. Some provide "online certification" in as little time as 30 minutes. Some only require you pay a fee and they're instantly a member.

ASHI, the American Society of Home Inspectors is a national professional association of home inspectors and building professionals who examine and report on the physical condition of existing buildings, with focus on residential properties including single family homes and smaller multi-family dwellings.

ASHI certification requires a combination of education, specialized training in home inspection topics, experience, passing a certification exam, maintaining continuing education credits, and agreeing to abide by a national code of ethics for home inspectors.

· ASHI is the only home inspection association to achieve this accredited status.
· ASHI Certified Inspectors are the only home inspectors who have completed a recognized certification process.
· Third-party certification validates ASHI member qualifications and professional competence.

Keep in mind there are differences in ASHI members. Make sure your inspector is an ASHI CERTIFIED Home Inspector. The others may only be Candidates or Candidates with Logo Use. The latter two have not passed the educational, experience or exam requirements that the ASHI Certified Home Inspectors have.

http://www.minnesotahomeinspectors.com

How Safe is your Deck?

noreply@blogger.com (K. Rowe, H. Rowe) — Wed, 18 Aug 2010 16:05:00 +0000

Your deck is the perfect place to enjoy the warm weather with friends and loved ones. But an unsafe deck could possibly collapse, causing serious injuries to you and your guests.

The number of deck failures and resulting injuries has been increasing at an alarming rate. Between 2000 and 2008, there were at least 30 deaths reported as a direct result of deck collapses, and more than 75 percent of people on a deck when it collapses are injured or killed. With 40 million decks in the United States that are more than 20 years old, it's important for homeowners to check their deck.

The North American Deck and Railing Association is dedicated to increasing public awareness of the necessity for regular inspection and maintenance of existing decks and proper installation of new decks.

A key element of enjoying your deck for years to come is making sure it is safe and code compliant. NADRA's "10-Point Consumer Safety Checklist" is an efficient way to take a good look at the different parts of your deck, with an eye to what might need maintenance, repair or replacement. Safety first, fun second -- make sure your deck is safe to enjoy.

You might also consider a professional inspection. "A professional inspection will examine every inch of your deck, provide information on your deck's capacity limits, identify any dangerous problem areas and give you a map of what to keep your eye on in the future. If your deck is older, this might include a regular deck inspection schedule," says Mike Beaudry, executive vice president for NADRA.

Older decks require closer scrutiny. Many of these decks were built before code requirements were in place to protect consumers. Some of these decks may have deck-to-house attachments using only nails. If your deck is older, it is even more important to have it inspected by either a home inspector (NADRA recommends ASHI-certified home inspectors) or a knowledgeable deck builder (see the listing at nadra.org). NADRA member deck builders are required to adhere to a code of ethics and comply with state licensing and insurance requirements.

If you find your deck is not safe to enjoy, NADRA advises taking immediate action to have it repaired or rebuilt as necessary.

To choose a deck builder, NADRA offers the following tips:

* Ask friends and family members for referrals and contact state and local licensing authorities and trade associations such as NADRA.

* Meet with and carefully evaluate all potential deck builders. Ask to see a portfolio and some samples of the decking and railing materials they prefer to use. Good builders take pride in their work and will be enthusiastic about the possibility of creating a relationship.

* Pay attention to the deck builder's experience, licensing, insurance coverage and professional references.

When hiring a deck builder, there is more to consider than just price. In addition to the tips above, NADRA recommends homeowners contact their city or county building department to speak with an inspector knowledgeable about deck construction.

For more information visit www.nadra.org

Minnesotahomeinspectors.com

Wet Basement?

noreply@blogger.com (K. Rowe, H. Rowe) — Mon, 19 Jul 2010 21:21:00 +0000

Our View of Basement Seepage

Given the right condition, any basement can leak. No one can predict if a basement will leak in the future, and in many cases, it's not even possible to tell if a basement has leaked in the past. Basement seepage is the result of water concentration along an exterior foundation wall - which then seeks an entry through foundation cracks. It's important to eliminate the cause, not just seal the entry point. Over time, neglected moisture intrusion problems can create significant structural and indoor air quality problems. However, the majority of wet basement problems can be eliminated, or at least reduced to a tolerable level, by improvements to exterior grading and proper performance of gutters and downspouts. The most common cause of wet basements is poor surface and roof drainage. In fact, our experience indicates the vast majority of wet basements are simply caused by surface rain water from improper drainage or slope. Keep in mind, a 1,000 square foot home with an attached garage will have over 1,100 gallons run from it in a one-inch rain. That's a tremendous amount of water. Imagine a downpour on a home with blocked gutters. Conditions change, foundations move, gutters become blocked, landscape changes, and extended periods of drought or rain occur -- all of which can cause changes in the basement. Wet basements are a major concern -- but shouldn't necessarily kill a deal.

While basement seepage is a critical issue, often simple remedies are available and are well within the scope of most homeowners/buyers. Not only do our inspectors fully examine the basement and explore any potential defects , we present this information in a manner that helps our clients keep the issue in perspective.

For basement seepage, we recommend the following before seeking a
specialized contractor:

Make sure the land around the house slopes in the right direction. This can require as little
as a couple of bags of topsoil or as much as a new driveway.

Pay attention to localized low spots like gardens, window wells and the space between
sidewalks and foundation walls. Be sure to check the grading below decks and porches
as it is often bad.

Examine gutters and downspouts. Gutters must be sloped properly to drain. Downspouts
must be frequent enough (every 35 feet) to prevent overflow in heavy rain.

Look where downspouts discharge. If they go into the ground, the below-ground portion
of the drain may be broken or plugged. This almost guarantees a wet basement in the
vicinity of the downspout.

Malfunctioning integral gutters can be very serious. The water leaking out of the gutters
usually ends up in the structure, causing rot and other damage. It is best to have downspouts
discharge onto the lawn -- preferably six feet from your home.

BPG Inspection / Home Warranty
Scheduling 800-285-3001
www.minnesotahomeinspectors.com

Our View of Being Cool

noreply@blogger.com (K. Rowe, H. Rowe) — Mon, 07 Jun 2010 19:40:00 +0000

Cooling systems can be a major concern for most people because they are complicated and expensive. Understanding how these systems are intended to work can help buyers and sellers keep their cool during negotiations. Not only do our inspectors visually inspect and run the heating and cooling systems, we present our findings in a manner that helps clients keep things in perspective.

Concerns about inadequate cooling are especially common during the hot summer months when temperatures and humidity are both high. Most systems are designed to lower the humidity while maintaining a 15 to 20 degree differential between the indoor ambient temperature and the air being re-circulated through the system. If this differential and reduced humidity is achieved, the house should feel relatively comfortable. Variances in this differential could indicate potential problems that should be explained and further evaluated.

A Breath of Fresh Air about Common Problems Cooling systems need to breathe fresh air - just like we do. Most manufacturers recommend changing filters at least every three months to avoid operating systems with plugged or missing air filters -- which cause approximately 40% of all service calls. Also, be sure to keep the exterior component condensing coils clean using either a yard blower or garden hose -- dirty coils can lower cooling efficiency over 25%. During the inspection, the system is checked for signs of current or past maintenance neglect including an evaluation of refrigerant lines from the outdoor unit. It's important to make sure the exterior component of the cooling system has plenty of room for air circulation and is secured to a flat level platform. The component helps to remove heat and humidity from the home while bushes and vines that are too close restrict air flow -- making the system work harder than needed and potentially reducing the system's normal life span.

A Bigger Problem - or a Smaller One

A more serious problem may be present if the system has not been sized appropriately for the home. Cooling load calculations can be difficult and encompass many factors like the size of the area to be cooled, amount of insulation in the house, temperature and humidity ranges for the area, amount and type of glass used in windows, and other exterior factors. Some contractors and many well-intentioned homeowners add or replace systems that are not properly sized for the home. Determining cooling capacity is outside the scope of an ASHI or CREIA inspection.

A cooling system that is too large may cool the house quickly but will cycle off before the house can be adequately dehumidified - resulting in a cold and clammy environment. In addition, systems that are too large will cycle on and off more frequently - potentially causing premature compressor failure. Properly sized systems run longer to achieve the same drop in temperature, leaving a cooler and drier environment. This also means fewer equipment stops and starts, and therefore, a potentially longer life.

Homeowner Recommendations

In addition to our thorough inspections, we provide 12 months of our Extended Advice so our clients always have a direct source for accurate information about their homes. Clients even receive a customized maintenance plan to make sure they stay cool

all season long.

We’re working to be your expert -- we’re working to earn your business.

The Importance of C.L.U.E. Reports

noreply@blogger.com (K. Rowe, H. Rowe) — Wed, 12 May 2010 18:15:00 +0000

If you want to know more about a home's history of property damage, you can ask the seller to provide you with a copy of his or her C.L.U.E., or Comprehensive Loss Underwriting Exchange report from LexisNexis at www.choicetrust.com. These are the very same reports most major insurance companies use when a new policy is written on a home.

According to Traci Reese of Brian P. Reister Insurance Agency they are seeing numerous new policy applications where recent claims have been made and in many cases the repairs have not been made. In these cases policies cannot be written.

As an inspector I've seen numerous houses in the past few years with obvious storm damage to the exterior. In these cases I always advise my clients to obtain a C.L.U.E. report from either the seller or their own insurance agent. In the majority of these cases there is documentation that a previous payment and claim has been made.

If a recent claim has been paid but the repairs have not been made, be prepared to negotiate the repairs with the selling party before an insurance policy can be issued.

www.minnesotahomeinspectors.com

Poison Ivy - The Chameleon of Plants

noreply@blogger.com (K. Rowe, H. Rowe) — Mon, 03 May 2010 19:34:00 +0000

Poison Ivy, Toxicodendron radicans, has many leaflet forms. Sometimes the edges will be almost smooth (Photo 1), but there can be few (Photo 2) or many edge serrations (Photo 3).

The defining characteristics, however, are common in all versions:

Compound leaves with three leaflets
Symmetrical center leaflet serrations
Larger serrations at the bottom sides of the two lower leaflets than on their upper sides
Upper leaflet stalk is longer than stalks on the two lower leaflets

The vines can vary in color from green to red. Greyish white berries can be found on the plants and birds eat these berries without any problems. Humans, however, can be extremely sensitive to urushiol, the oil in the plant.

Professionals should remove this plant, but if you choose to remove it, we recommend first spraying with a systemic plant killer, such as Brush-B-Gon. After it dies back, wear
protective clothing and gloves, and place the plants in sealed plastic bags for disposal - urushiol is still present. Discard the gloves and wash remaining clothes, using a hot water cycle. Urushiol remains wherever located for a long time, i.e., for several years. Never burn this plant - the oil is in the smoke.

Radon Testing and the Real Estate Transaction

noreply@blogger.com (K. Rowe, H. Rowe) — Tue, 13 Apr 2010 18:03:00 +0000

“Handling radon properly may enhance the real estate transaction - rather than being a deal killer.”

- Ralph Holmen, Associate GeneralCounsel,

National Associate of Realtors® (NAR)

We agree. Handling radon properly enhances the real estate transaction.

Since radon is here to stay and it is a health risk we, as professionals, want to help our clients understand radon and their options. Radon has existed since the beginning of time and occurs in the ground naturally from the breakdown in uranium in the soil. The colorless, odorless gas that is drawn into our homes through cracks in the foundation and is undetectable to humans. According to the Environmental Protection Agency (EPA) high radon can be found in homes in all 50 states.

What are the Health Risks?

According to EPA estimates, radon is the second leading cause of lung cancer next to smoking. Radon is responsible for about 21,000 lung cancer deaths every year. On January13, 2005, Dr. Richard H. Carmona, the U.S. Surgeon General issued a national health advisory on radon. To understand if a home is at risk of high radon concentrations we recommend radon testing by a professional.

Which Homes Need Testing?

High radon can be found in homes of all types: old homes, new homes, drafty homes, insulated homes, homes with basements and homes without. Even homes right next door to each other can have different concentrations of radon. According to the EPA, elevated levels of radon-- more that 4.0 pCi/L (pico curies per liter) have been found in every state. Recommending a radon test by a professional will protect buyers both from the potential health effects of living in a home with high radon and from the financial impact of paying for a mitigation system should their home test high when they sell it.

How Does Radon Testing Work?

A testing device is set in the home to monitor the radon concentration over a period of time (usually 2-5 days). Then, the results are analyzed by a professional. Radon testing is not obtrusive to the homeowner, the testing device is typically placed an area that won’t impact the current owners. Normal exit and entry to the home is permitted during testing, but the testing professional will advise the homeowner of simple steps to take for “closed house conditions” to ensure the radon test is con- ducted properly. An expert will evaluate your test and will advise you of the radon level in your home.

What if the Radon Test Indicates a High Concentration?

The good news is that even if a home has high radon levels, radon mitigation is relatively simple. Qualified radon mitigation contractors can install a radon mitigation system that provides a permanent solution. A typical radon mitigation system includes a suction point that addresses the soil under the structure. A pipe is sealed in the home, which forms a suction point. the pipe is routed out of the structure and terminated about the eave line. A continuously operating fan is placed in the pipe outside the living area. The fan maintains suction on the soil under the structure, thus preventing the structure from drawing the radon indoors. Typical radon mitigation systems can cost between $800 and $2500 depending on your home’s structure and the contractor selected to perform the work.

For more information about radon, call us. We know radon.
Minnesota Home Inspectors 651-489-4633

Inspecting A New Home During The Construction Process Makes Sense

noreply@blogger.com (K. Rowe, H. Rowe) — Fri, 26 Mar 2010 16:00:00 +0000

Building a Home is a Complicated Process

Even though most builders are quality-oriented, mistakes can sometimes happen simply because there are so many steps and people involved in building a home. Most builders welcome periodic review of their construction process by qualified inspectors -- everyone wants to make sure the home will provide lasting value.

Consumer Advocates Recommend Inspections

Many consumer advocates recommend an independent inspection during various phases of the construction process. An independent inspector who works directly for the homebuyer will add considerable peace of mind and can help when problems arise.

Why Choose BPG?

We have inspectors who are specifically trained in new building methods and evaluating specific phases of the construction process. Our inspectors help both the home buyer and builder keep issues in the proper perspective -- sometimes it’s a major defect and sometimes it just talking through a particular construction method to make sure it’s acceptable.

If you plan to work with an independent inspector during your construction project, make sure you negotiate this with your builder up front. In many cases, your builder will require your inspector to be code-certified or hold certification with the American Society of Home Inspectors (ASHI®) or another professional affiliate, and carry the proper E&O and General Liability insurance.

Normally, you’ll want to hire an inspector before construction begins to make at least three visits during construction. Your inspector will be looking at the property to ensure it meets code standards as well as manufacturer recommendations and installation requirements. Manufacturer recommendations are crucial because if they are not followed, it can void the warranty due to improper installation.

Foundation (Pre-Slab) - A Solid Foundation is Crucial

Typically this inspection is performed before the slab or basement walls are poured. Your inspector will look at the site excavation, footings, foundation walls (or slab), backfill and compaction. Careful attention at this stage can prevent future issues with moisture intrusion and structure due to improper grading, soil compaction, backfill or footing installation.

Pre-Drywall Stage - No X-Ray Vision Required

Many issues can be identified before being covered with drywall; if these issue are not discovered they may not manifest into actual problems until after your builder warranty period has expired. In many cases, it is much less costly (for both you and your builder) to have problems addressed during this stage. During the pre-drywall stage, your inspector will be looking at the structural walls, floors and roof for the quality of framing; truss installation; AC / heating ductwork; all above grade plumbing; wiring and roof surfaces and flashing.

Final Inspection- The Big Picture

The final inspection should occur just before your pre-closing “walk-thru” so the home will be complete with operating utilities and all appliances. During this inspection, your inspector will carefully examine any structural changes made since the prior phase and will complete a final review of the electrical, plumbing and mechanical systems.

We’ll be there throughout the construction process (and beyond) as your trusted adviser.
www.minnesotahomeinspectors.com

Our View of Knob and Tube Wiring

noreply@blogger.com (K. Rowe, H. Rowe) — Fri, 19 Mar 2010 19:08:00 +0000

Knob and tube wiring was installed in homes until the 1940's. The name is derived from the small, round, ceramic wire mounts that look like knobs and the ceramic tubes which protect the wire when it's run adjacent or through wooden studs and joists. It is a two-wire system with no ground wire; the hot and neutral wires are run separately to each outlet, switch and fixture. The connections are typically not in junction boxes unless newer wiring has been added to the circuit; thus, knob and tube wiring connections are visible splices that are soldered together and wrapped in electrical tape. Knob and tube wiring was and still is a functional and safe system when maintained properly with appropriate fuse and/or breaker protection.

The Need for More Power

Knob and tube wiring was used before WW II because homes did not require as many circuits or as much power as we need today. It was typically used with 30 or 60-amp service. Today's home is usually built with 200-amp service. The wire size dictates the circuit capacity. Third wire grounding throughout the home was not required until 1965, thus local code occupancy requirements are the same for knob and tube as non-grounded Romex and NM cable. Most of these issues are resolved with GFCI devices.

How to Proceed

We know of no improvement requirements if the knob and tube wiring is installed and used properly. However a significant number of insurance companies now consider it unsafe and a higher risk. They may decline coverage or require a higher premium. We suggest you talk with your home insurance carrier regarding their policy requisites. Based on our inspection experience, special attention should be taken to ensure :

The wire and insulation has not become brittle due to overheating
Appropriate fuse or breaker protection has been installed
Repair or remodeling installed proper connections, junction boxes and sizing
Proper circuit protection or connections were used to combine new and old wiring

We also suggest that you replace knob and tube wiring whenever possible as part of any remodeling project in order to make the transition to grounded circuits. As always, only fully qualified persons should perform any electrical work if some form of upgrade is desired.

Pre-Listing Inspections

noreply@blogger.com (K. Rowe, H. Rowe) — Mon, 08 Mar 2010 16:09:00 +0000

It’s a Buyer’s Market

Just a few years ago it was a seller’s market -- quick turnover and multiple offers were not uncommon. In today’s market, buyers have the opportunity to be choosy and are looking for homes in pristine condition. Having a property thoroughly inspected before it goes on the market may be a smart strategy.

It’s a Matter of Condition

Sometimes having a home inspected by an independent professional helps both the current homeowners and prospects have a better understanding of the home’s true condition. Providing a professional inspection before the house goes under contract allows both sellers and buyers to objectively consider the property without worrying about hidden issues that could ultimately kill the deal.

While your local government may mandate a Truth in Sales of Housing (TISH) or similar inspection, these are extremely limited and will not include aspects of the home the buyers may be concerned about. Our pre-listing inspections go beyond the scope of the local government required report to disclose all observed conditions of the property.

It’s a Matter of Value

Having a property inspected before listing can help in establishing a fair, competitive price. Some homeowners may have an unrealistic view of the condition of their homes and after a pre-listing inspection will have a better perspective.

Having the home inspected before the listing helps to eliminate any last minute surprises (and costly repairs) that could derail a transaction. Plus, it provides an impartial, professional assessment of the condition of the property so you keep things in perspective with your clients when recommending a listing price. Repairs and estimates to correct critical items can be considered in the pricing process to avoid having the buyer discount the asking price after the contract is written.

It’s a Matter of Time and Money

By having a property inspected before the listing, the seller has time to carefully shop for the best value in repair contractors and not be forced to make rash decision in order to meet a buyers contract deadline. The savings in both money and stress can be significant. Logically, it just makes more sense to carefully manage any required work repairs -- and not be forced into making quick repair decisions with vendors that you don’t know or trust.

It’s a Matter of Liability and Disclosure

One critical area of litigation in the real estate arena is the failure to disclose property deficiencies. Even after living in their homes for many years, sellers often don’t have full understanding of their homes to make accurate disclosures. By inspecting a property before it is listed, the inspection report can be used to create a more accurate seller’s disclosure statement and help reduce the potential liability risk for sellers and their agents. In fact, based on our experience many buyers waive any additional inspections if the pre-listing inspection was performed by a reputable inspection company. Our pre-listing inspections help protect both the seller and the buyer.

It’s Matter of Distinction

Professional information and disclosure creates a higher level of trust, differentiates your home from competitive listings and eliminates some of the unnecessary tension associated with the purchasing process. By prominently displaying copies of the pre-listing inspection you can relieve some of the natural concerns potential buyers have when considering a purchase. We also recommend you provide any repair receipts to create a powerful package. In fact, at BPG we offer a special pre-listing bundle that includes our standard 90-day inspection guarantee, a 12 month home warranty, and a full year of our Extended Advice -- to help your buyers and sellers on any issues that may arise after the inspection.

For more information about our pre-listing inspections feel free to call us. -- We’re working to be your expert--we’re working to earn your business.

www.minnesotahomeinspectors.com

Mold, Mold, Mold -- It’s Everywhere

noreply@blogger.com (K. Rowe, H. Rowe) — Mon, 01 Mar 2010 19:04:00 +0000

Mold has become a high profile issue over the past few years as homeowners and insurance companies wrangle over the veracity of health issues and the responsibility of cleaning up mold problems. In an unusual case in Texas, a jury awarded a homeowner a million dollar settlement for damages from mold found in their home. For obvious reasons, this has gotten the attention of everyone involved in the real estate transaction process. Currently, there is no agreement among health professionals on what levels of mold are acceptable in a home. However, most homeowners acknowledge that the potential risk of mold-related health problems warrant special attention and action.

Excess Moisture is the Primary Cause
Mold requires a food source (building materials like wood or drywall cellulose) and water or moisture. By eliminating the source of moisture (water leaks, excess humidity, condensation, etc.) you can stop mold from growing in your home or building. It’s that simple.

A Thorough Home Inspection will Help Identify Moisture Intrusion Problems
While specifically conducting a mold inspection is outside the standards of practice for a home inspector, a good inspector will examine the property for any signs of moisture or moisture intrusion issues. Any mold issues (observed or potential) should be discussed and clearly stated in the inspection report. Our inspectors are trained to identify moisture-related problems. These problems, if any, are presented in a manner that helps our clients keep things in perspective, yet realize the potential risks of not correcting moisture intrusion issues. In many cases, homeowners can safely clean mold from the building surfaces on their own and make simple repairs to prevent further moisture intrusion. In fact, the Environmental Protection Agency (EPA) says:“If the mold area is less than about 10 square feet (roughly a 3 foot by 3 foot patch), you can handle the job yourself.” Remember, it is important to eliminate the cause of mold rather than simply clean or mask the problem.

When is a Specialist Needed?
While mold is an important issue and may be a health concern for certain individuals, it can often be remedied without major expense or inconvenience. When signs of extensive mold are found however, a professional should be consulted for proper remediation. In addition, should a homeowner or potential homeowner have specific health-related concerns mold testing can be conducted to determine the types and quantity of mold spores -- although no official standards have been established for unsafe levels. The EPA has guidelines for cleaning mold, but
also suggestions about how to prevent the problems in the first place. For more information about mold please reference the EPA website at: www.epa.gov/iaq/molds/index.html

www.minnesotahomeinspectors.com

How to Learn More About a Home; C.L.U.E. Reports

noreply@blogger.com (K. Rowe, H. Rowe) — Sat, 27 Feb 2010 05:01:00 +0000

A Home Seller's Disclosure report lists claims for property losses, such as fire damage, from the last 5 years as reported by insurance companies at the stated address, but doesn't disclose personal information such as the homeowner's social security number or date of birth. The seller's disclosure report can tell you about problems that might affect the availability or price of homeowners insurance, including claims for fire or hail damage. It costs $19.50, but homeowners also can obtain a free annual personal property report, which lists a 7-year history of losses associated with both the property and the individual, under the federal fair credit act. No claims in the last 7 years will produce a clean report.

A similar loss report, called A-PLUS, is available from the Insurance Services Office, Inc. or 800-627-3487.

www.minnesotahomeinspectors.com

WHOSE REPUTATION ARE YOU STAKING YOUR REPUTATION ON?

noreply@blogger.com (K. Rowe, H. Rowe) — Fri, 26 Feb 2010 18:30:00 +0000

NOT ALL HOME INSPECTORS ARE ALIKE.
Only an ASHI inspector provides your customers with a professional, personalized inspection that combines 29 years of nationally recognized technical standards along with a code of ethics and the very best in customer service, education and satisfaction.

www.minnesotahomeinspectors.com