Home Inspector Blog - Columbus Indiana Home Inspector

Deck Safety Month

4/30/2021

May is National Deck Safety Month and I wanted to take this opportunity to educate people on the importance of maintaining and inspecting your decks. On average, there are 300 hospital visits per year due to deck failure. In 2013, a deck in New Albany, Indiana collapsed with 26 people on the deck, sending 25 to the hospital. See the video from that collapse.

It is important to inspect your deck annually. Look for wood decay, loose railing, and check posts to make sure they aren't fastened with nails or small screws. Call Excellent Home Inspections with any questions.

Automatic Garage Door Opener Safety

3/2/2021

A common defect, found on any age home, is automatic garage door photo eyes installed more than six inches off of the floor. Photo eyes are a safety feature required by the government agency Consumer Protection Safety Council on automatic garage door openers manufactured after 1990. This was mandated because approximately 73 children annually between the ages of 2 and 14 were trapped and killed by automatic garage doors. Furthermore, photo eyes installed greater than six inches may be too high for a child to break the beam and force the door to go back up.

Asbestos

2/10/2021

Asbestos is a mined mineral that was a commonly used material used through the late 1970's because it was very durable, cheap, and heat resistant. But, in 1960's it was determined to cause lung cancer and asbestosis (a scaring of the lungs). (source) In Indiana, a general home inspection excludes the identification of asbestos containing products, because it was in so many products and can only be positively determined by a lab. Furthermore, taking such a sample would require a Licensed Asbestos Inspector and permission by the homeowner or seller. While I am not licensed to do asbestos sampling, I can put you in contact with a Licensed Asbestos Inspector that can perform this service.
US EPA says that as long as the material is in good condition and not releasing fibers in the air, that you should leave it alone. (source) If you choose to remove asbestos containing products, then the removal and disposal must be removed by a licensed asbestos removing contractor.

Inspection Checklist

6/25/2018

When you were a teenager you dressed up for prom and perhaps tried to lose a few pounds to make you look more attractive. The same goes for selling your house. You don't want potential buyers to think your house is ugly or undesirable. Unfortunately, I see too many good homes not sell because the home had so many items that needed repaired. Below are some defects that are easy to identify to help make the inspection go smoother. No these aren't the only items a home inspector are going to look for, but they are items that most homeowners can identify. If you would like help identifying defects, call me to schedule a Seller's Consultation, which is less expensive than a full home inspection.

Repair any broken or cracked windows.
Replace missing or damaged roof shingles.
Replace any cracked plumbing boots on the roof.
Fix any other roof leaks.
Clean the roof gutters of leaves and other debris.
Replace any missing electrical covers (receptacles or light switches).
Make sure GFCI's are functioning
Make sure all electrical junction points are in junction boxes with covers - check attics, basements, garages.
Make sure all lights are functioning, which may only require replacing light bulbs.
Fix plumbing leaks - look under sinks, around the toilet, basement, crawlspace.
Stop any water intrusion into the basement.
Consider replacing damaged vinyl siding.
Clean up any potential mold after water intrusion has stopped. Mold can also be encapsulated with special paint, too.
Fix any item that is not functioning. For instance, air conditioner, furnace, sump pump, water heater, waste disposal, garage door opener, etc.

I don't want to be SPAM'd

4/9/2018

I HATE telemarketer phone calls. This statement may feel like a duh moment, but it is why I don't share my client's data (name, phone number, or email address) with home warranty companies, home security companies, or Porch. Unfortunately, some home inspectors are sharing your phone number with these companies and more. So when you are searching for a home inspector, ask the question, "do you share my phone number with any third party." When you ask me, it will be a resounding, "NO."

Interviewing home inspectors

1/1/2018

All inspectors are not created equal, yet many homebuyers assume that when they go searching for a home inspector. That's why the first question I almost always get from a homebuyer is, "what's your price?" This is a BIG mistake. I have spoken to many home sellers that said they wish they had hired me on their first inspection. I recommend asking inspectors the following questions:

How long have you been in business? The more experience, the better. I would not hire anyone with less than 200 inspections under their belt.
How long are your inspection reports? While normal people don't want to read a 75 page report, I don't recommend any inspector that writes ten page reports. My reports typically range from 20 to 35 pages and include many photos.
How does the state of Indiana define what is a "defect"? Surprisingly, the exam the state makes home inspectors take does not include this question. The response all home inspectors should give is, "items that do not function (for instance plumbing leaks), unsafe conditions (fire hazards, electrocution hazards, etc), and items near the end of their useful life." If he or she cannot answer this question correctly, then how are you going to know what is or is not a "defect".
How long do you expect the inspection to take? My inspections usually take between 3 to 4 hours, but can be shorter. However, I have never done a 30 minute inspection on any house. The exterior typically takes me 30 minutes.
I offer the InterNACHI "Buy Your House Back Guarantee", Free Termite Inspection with a home inspection, and I use thermal imaging to help me find leaks. Ask the other guys how they are different or better than that?
Do you have E and O insurance? The state does not require it, but I carry it because I feel that it is the responsible thing to do.

6 Reasons a house does not sell

7/11/2017

Houses are bought by people who all have different reasons for liking or disliking a home. While you can't change the location of your home or the number bedrooms however, there is a list of items that can help sell your home faster and for more money. Here is a list of items you should consider when selling your home. An experienced realtor should be able to help you with this list.

No Curb Appeal
If a house is blocked by over grown or dead brush and trees, then buyers may never come see the home. Additionally, you need to make sure the house is properly painted with an appealing color.

Scary Paint Colors
Some people like yellow or a young girl may like pepto-pink, but it is a reason people don't buy homes everyday. The solution is to re-paint walls with neutral colors like light gray and tan. This is very inexpensive and a quick fix.

Yuck
Nearly everyone starts the day by showering or bathing, because you want to be presentable. In the same way, people are attracted to cleaner homes. This means during showings there cannot be dishes in the sink, dirt cloths on the floor, unmade beds, unclean floors, or dust on the furniture. I know this seems pedestrian, but it matters to buyers. If the carpet is really dirty, have it professionally cleaned or replaced. Believe it or not, you will get it back in the sales price.

Reduce the Clutter
Many sellers are moving to larger homes because they have outgrown their current home. Buyers can't always see beyond the items in the home. If there is too much furniture or kids toys, then the house won't sell as quickly. Don't forget about the garage. People in Indiana want a place to park their car out of the winter snow and ice. If you can't park your car in the garage, then the buyers will think they can't do it either. For me, I moved items into a storage unit for a month while my house was on the market.

Trying to Sell without a Realtor
It's been proven time and time again, houses sell faster and for more money when listed with a quality Realtor. Realtors market your home, help you decide what price point to list your house at, help you identify the right way to stage your home, and negotiate on your behalf. It makes no sense to sell a home without a Realtor.

Waiting for the Buyer's Home Inspection
When you wait for the home inspection to be done after the offer, you can get side swiped with requests to repair defects. Some defects sellers don't know exist, others may not be all that important. If you get a pre-listing inspection, then you can preemptively make repairs. This gives you time to make repairs yourself or find price conscious contractors and repair people.

Are the Repairs Completed?

5/22/2017

So you negotiated a bunch of repairs and feeling good about yourself. But, were these repairs completed and completed correctly? Sometimes yes, but sometimes no. It's scary to think someone would agree to make repairs, then not complete them. You could end up with safety hazards and not know it.

How do you protect yourself? First, since repairs should be completed by contractors like electricians, plumbers, HVAC technicians, and so on, ask for receipts. Sometimes the sellers will try to fix electrical issues themselves, but the odds are pretty good that they will do it wrong. Moreover, there is a reason electricians go to school and require a test to become an electrician. You wouldn't ask an electrician to make a gourmet meal or fly a commercial airliner. Why would you be ok with a seller making electrical repairs?

If they cannot come up with invoices, then pay me to have a repairs inspection. Cost is minimal and I have seen repairs that make me shake my head. For instance, one time the repairs to the electrical panel which disconnected power to one bedroom. That's right no power to the receptacles, light fixture, or ceiling fan. Good thing my client hired me.

Call me when you are ready for an Excellent Home Inspection.

Ten Facts about mold

4/24/2017

Mold is a word that strikes fear in many people. There are stories of people becoming very sick because of mold, but I think it is important to be armed with the best information available. Here is a list of facts about mold in homes.

Mold and mold spores are everywhere, even in every home in America. Mold spores are the seed that starts mold growth and they enter the home on our cloths, during the building process, and open windows. According to the US EPA, "There is no practical way to completely eliminate mold spores from indoor environments."
There is no acceptable level of mold inside per the US EPA website. Generally, everyone has a different tolerance for mold. Also, mold can cause asthma attacks, runny nose, watery eyes, and more. If you have someone in your family that is sensitive to mold, then you should have a mold remediation company inspect and test your home for mold.
Mold needs three things to grow; mold spore, the right temperature range, and moisture. We already know that mold is everywhere. Also, mold thrives in the same temperature range we keep our homes. So the only thing we can control is moisture. This means not just standing water in the basement, but also humidity. According to US EPA, you want to keep indoor relative humidity under 60%. This means turning on your bathroom exhaust fan during and shortly after showers. It also may require you to have a dehumidifier in your basement or crawlspace.
According to the Center for Disease Control, no one knows exactly how many species of molds exist.
Molds can be black, white, green, or other colors.
Mold can be in plain sight or hidden in walls, furnace duct work, under carpet, or other inaccessible areas.
The only way to truly identify mold is with lab testing. Yes, seeing black on drywall in the basement is a visible sign you may have a mold problem, but you cannot be 100% sure that it is mold without lab testing.
Mold can grow on paper products, wood, ceiling tiles, cardboard, dust, paints, wallpaper, fabric, and upholstery, according to the CDC.
Dead mold spores can cause allergic reactions according to the US EPA.
If you have a small amount of suspected surface mold it can be remediated with products like Concrobium Mold Control or simply removing the effected area. If you have larger areas, it is a good idea to should seek the help of a mold remediation company.

For more information see www.epa.gov/mold and www.cdc.gov/mold. Note: I am not a mold remediation contractor and my inspections exclude mold detection and identification.

I'm good and i back it up...

4/17/2017

Why do you spend the money for an inspection? Because you don't want to buy the money pit, but what if your home inspector isn't very good? You could still be stuck with the money pit, which is why most inspectors don't offer this service.

Call me today to schedule an Excellent Home Inspection.

812-371-9182