How To Evaluate a Flip Like a Professional Home Inspector

Simply put, a flipped home can be a work of art or a complete disaster. A flipper (or redeveloper, as some like to be called) can take something that is dilapidated, worn, and old, and add new modern design features, new electrical and plumbing, new appliances, etc. They can improve the value of the property and neighborhood, and in turn, make it a desirable place for the new owners to call home. When it is a complete disaster, a flipper can perform bare minimum repairs on a property using inexpensive material and inexperienced labor while ultimately avoiding major systematic revitalization. Oftentimes, in this case, it is difficult for home buyers to tell the difference. This makes a detailed and experienced home inspection all the more important. Having previously managed “fix and flip” projects and, as the owner of a rapidly growing home inspection company, Dwell Inspect Arizona, I have personally experienced countless flipped homes in different capacities. This exposure provides our company with a unique insight as to the common techniques a flipper may use to cut corners on projects.

When evaluating a flipped home for purchase, it is important for the buyer to understand that the primary goal of the project is for the seller to make a profit. Many times, no matter the quality, the flipped home will look new, clean and ready to move in. It is important to enjoy the design of the property, but ultimately, look past the pleasing aesthetic qualities of the home and look at the things that may not be immediately visible. When a flip is a disaster, oftentimes the flipper has made the home look inviting and well renovated but neglected the things the buyer cannot see. Some of the most common, costly, or unsafe mistakes that we find in flipped homes are associated with the plumbing, electrical and aged components. The best advice we can give is to look up, look at the electrical panel, and look at the details. 

Look up. What are you looking up at? Well, when you look up, you will see past the aesthetics of the home and see the fundamentals of the property. Look at the ceiling. When you look at the ceiling, you may see water stains, patching/repairs or even cracking. Those are some things that could be indicative of a larger issue. Look up at the roof. On the roof, you have the opportunity to evaluate the condition of the material and make some conditional assumptions based on appearance. Also look for other possible abnormalities such as sagging in the roof line, birds nesting or even damage to the eaves.  You may also have the opportunity to see the HVAC system. While looking at the HVAC system, determine if it is new and shiny or old and rusty.  Looking up can help you to determine if the flipper went the extra mile or maybe cut some corners.

Look at the electrical panel. Improper installation of electrical components can certainly lead to safety hazards within a home. Pay special attention to the electrical panel, especially if you are considering the purchase of an older home. If the electrical panel looks old, there is the possibility that it may require replacement. An older electrical panel is also a good indicator that the electrical wiring and components are older too. While this may not necessitate immediate repair or replacement, it does require proper installation of material and compatible components. A great home inspector will look deeper into the electrical system and look for ungrounded outlets (indicating a 2 wire system), bootleg grounds, Federal Pacific/Zinsco electrical panels, improper connections (where visible) and other areas of potential electrical concerns. 

Look at the details. As they say, “the devil is in the details”.  Attention to detail can help to further indicate the quality controls executed at the time of construction. A property that has high-quality controls can indicate pride of work and adherence to proper construction methods. A property that has a lack of attention to detail indicates lower quality controls and may show the desire for a quick turnover, use of inexpensive materials and unskilled labor. Details to be aware of can include: quality of painting, aligned and secure hardware on the cabinet, tight plumbing fixtures, alignment of the doors, etc. While these are defects that are mostly superficial in nature, they can be indicative of the overall strategy that the flipper took while remodeling the property. 

Buying a flipped home could be a great opportunity to obtain an older home that is freshly updated and modernized, or it can be a coverup for older problems. Either scenario is fine as long as the buyer understands upfront the condition of the property prior to the purchase of the home. Looking up, looking at the electrical panel and looking at the details are all great ways to initially evaluate the property and see through the aesthetic first impression. If you choose to move forward with the purchase of the property, a detailed home inspection and a sewer scope inspection are a must. These services help to dig deeper into the quality of the remodel and can identify any other potential areas of concern.

Sean Garvey

CEO / Home Inspector

Dwell Inspect Arizona

Arizona School of Real Estate and Business 2021 Home Inspector of the Year

2021 Arizona Home Inspector of the Year

We were recently recognized by the Arizona School of Real Estate and Business as the Home Inspector of the Year.

While the name on the award says Sean Garvey, this award belongs to the entire team of Dwell Inspect Arizona.

The Home Inspector or the Year award is dedicated to our amazing team of home inspectors that provide incredible inspections, detailed reports, and an amazingly high level of service to our clients.

The Home Inspector of the Year award is dedicated to our office staff that has a high level of detail and care for the clients. They answer every call with a friendly voice and always go the extra mile to put service first.

The Home Inspector of the Year award is dedicated to our leadership team, Andrew and Leah, that allow us to keep our standards high and consistent as our team grows.

The Home Inspector of the Year award is dedicated to all the amazing real estate agents that trust us to protect their clients.

Most importantly, The Home Inspector of the Year award is dedicated to my wife, Megan. Without you, none of this would be possible. Your support, insight, knowledge, and talent have been instrumental to our company’s success these last several years.

Thank you for all of your continued support. We are honored.

Sean Garvey

What are the safety components of an overhead garage door?

What is an overhead garage door?

There are many different types of garage doors. There are sectional, roll up (commercial use usually), doors that slide to the side, tilt up, and side hinged. The most common garage door installed for use in residential homes is the sectional door that retracts from overhead, or commonly referred to as the overhead garage door, or even more commonly referred to as the garage door. 

Types of safety components

A sectional overhead door is one that consists of horizontal panels that are connected by hinges, re-enforced by braces, high tension springs, has rollers installed, with two tracks mounted on the walls and ceilings, and a motor with a belt, chain or screw drive that lifts and lowers the door. In this installation, there are two required safety components that are used to prevent accidental contact with occupants, equipment, or vehicles. The two safety components are the photo eye sensors and the pressure or auto-reverse system. The safety requirements were added to garage doors because if they did not exist, there is enough force to kill a person should they become trapped underneath a closing garage door.

Photo eye sensors

The photo eye sensors are two rectangular boxes that are mounted on the wall or tracks approximately six inches from the ground, on opposing sides of the garage door. They act as transmitters that emit light and receive it. If the light is interrupted, the system stops the closing process and returns the door to the overhead or open position. Interruptions of the light can include a person or object crossing the path of the transmitters while the door is closing. Additionally, the door will not start to close if the transmitters are blocked prior to attempting to close the door. For example, if a bike or car is blocking the transmitters, the door will not close. This safety function has been required on all automatic garage doors, both residential and commercial, since 1993.

There are some errors that are commonly associated with photo eye sensors that do not allow them to operate as intended. The most common error that occurs is that the eyes are out of alignment. This typically occurs when something bumps one of the sensors so that they do not point directly at each other. This will put the garage door system into a state of confusion, thinking that there is an obstruction and will not allow the door to close. 

Another error that can occur, is if one or both of the sensors are installed in direct sunlight. This can cause the sensors to not work properly and not allow the door to close as intended. 

As home inspectors, we commonly find the sensors installed too high or too low (6” off of the floor). There are occasions that the photo eye sensors are found to be improperly installed. For example, they have been found mounted to the top of the garage door. This type of installation would eliminate the ability to trip the sensors and therefore negate the safety protection. Additionally, there have been times we have discovered that the photo eyes have not been installed at all.   

Pressure or auto-reverse system

The auto-reverse system is a secondary form of safety function found on garage doors. This system enacts in the event that, as the garage door is closing, it detects that the garage door has come into contact with an object. This prevents accidental closure on an object or person even if the photo eye sensors have not been triggered. The sensors should be set sensitively enough to detect small amounts of pressure. Similar to the photo eye sensors, the auto-reverse system was also made a requirement in 1993. 

How do home inspectors test the safety functions?

Prior to performing any safety function test on the garage door, as home inspectors, we thoroughly inspect the garage door for any loose hardware, dents, damage, split, or any other potential issue that may occur from normal use. If there are any signs of compromised conditions, we will not proceed with the safety function test. As identified, it is important to have safety functions present and operational, but the tests inherently force the door to stop forward movement. Any forward movement, with an abnormality in the door, can cause further damage to the door. In this instance, the door should first be repaired, then have the safety functions tested. 

To perform a test on the photo eye sensors, home inspectors initiate the closing of the garage door and walk in the path of the sensor. A properly functioning system then stops the garage door and initiates reversal. 

To perform the pressure reverse safety test, home inspectors should initiate the closing of the garage door with a 1.5-inch solid object (or 2x4) placed on the ground at the center of the door. As the door approaches the complete travel, it should press on the object and reverse direction. However, if the system is not functioning correctly or pre-dates the requirement of this feature, with this testing method, there is a high probability of damaging the door. In order to avoid unintended damage, at Dwellinspect Arizona, we do not perform this safety test. Though homeowners should be doing this test every 30 days, this rarely happens. Most garage doors have other issues that the home inspector will find to warrant another inspection and repairs by a garage door professional before the pressure reverse can be tested.

When should safety functions be tested?

According to the operations manual of Liftmaster, they should be tested monthly. If there is any failure, it should be adjusted and repaired as needed. 

Spring Newsletter - Home Inspection

We were recently scammed

We were recently the victim of a scam. It is not fun, we wasted time, energy and money and honestly feel taken. We were not the only party that was burned, in fact, there were several parties involved in the scam that lost out too. This includes the buyer's agent, the seller's agent, the sellers and others. We aren't looking to complain about the lost opportunity, that is over and done and we have moved on, but rather, the purpose of this message is to communicate the occurrence, indicate the red flags, and hopefully, collectively, as a real estate community, we can work together to protect each other from scams.

Click the link below to read more.

https://dwellinspectaz.com/dwell-inspect-arizona-blog

Inspector Spotight

As a Phoenix native, Andrew has had the opportunity to live all over the wider metropolitan area. He began his career in the resort industry in 2000 with hopes of becoming a great chef in the Valley and later transitioned into guest services. While working in resorts, he was able to receive his bachelor's from Arizona Christian University and Master of Divinity from Phoenix Seminary. Currently, he is also an adjunct professor at Grand Canyon University and an on-call catering chef. All of these experiences over the years have shaped Andrew into someone who has a passion for teaching, attention to detail, and the people skills needed to give our clients a great home inspection experience.

In his free time, Andrew enjoys spending time with his family, working on Ford Mustangs, playing guitar, reading theology books, and volunteering with the youth at his church. His family also enjoys taking care of all their animals, which currently consists of chickens, ducks, goats, dogs, Guinea pigs, and a turkey.

We were recently scammed

We were recently the victim of a scam. It is not fun, we wasted time, energy and money and honestly feel taken. We were not the only party that was burned, in fact there were several parties involved in the scam that lost out too. This includes the buyers agent, the sellers agent, the sellers and others. We aren't looking to complain about the lost opportunity, that is over and done and we have moved on, but rather, the purpose of this message is to communicate the occurrence, indicate the red flags, and hopefully, collectively, as a real estate community, we can work together to protect each other from scams.

What is the scam?

I hate to admit it, over the last few years, this is the third time it has happened to our home inspection company. The scenario is this, the buyer books a home inspection with our team, nothing seemingly out of the ordinary. In two of the times that this has occurred, the house has been very luxurious and one time the house has been more of a standard size. We then speak with the buyer (yes we talked to them), obtain access for the property and we also reach out to the buyer’s agent. We were able to speak to all parties to confirm the inspection. Up to this point, everything seems normal and we conduct the inspection as usual.  At the completion of the inspection, the buyer does not arrive on the property, but the buyer’s real estate agent has been in contact to receive the findings of the report. Again, nothing is out of the ordinary. 

When does it start to go wrong?

We deliver the home inspection report to the client and the real estate agent. As a protection of the information that we have produced, the home inspection report is not released to the agent and to the client prior to payment and signature of the client is received. This is where things get weird…

Client #1: He had a multi-million dollar house under contract and said that payment would be made from his New York brokerage account. He had to liquidate some assets and it was slightly delayed… sure

Client #2: She had a multi-million dollar house under contract and provided us with a credit card that was declined. She made up several reasons why it was declined that included fraud, changing to a new card, etc. She then mentioned that the funds would be available in a few days… they never were

Client #3: He offered to pay with a check. He said to send him the invoice and it would be mailed… It never was (nor would I have cashed it)

What is the most common early indicator?

After analyzing all three events and discussing with all parties the chain of events in hindsight, all three “clients” failed to deposit earnest money for the purchase of the property. Not only did they not make the deposit, but they also made up a plethora of excuses why they could not make the deposit that included liquidation issues, divorce, banking problems, wiring mistakes among others. 

What are my takeaways?

While I can't exactly figure out what the purpose of the scam is to the “client,” I do know that people are affected by the scam. There is the potential for security risk to the sellers and their home, the process of selling the house takes longer, several parties involved incur the loss of time and money. 

We personally have had to learn some lessons from this scam. In speaking with the other parties involved, they learned some lessons as well. My primary takeaway is this, if something does not feel right, it probably is not right. Do not forgo protective steps and procedures implemented by the real estate industry and get blinded by the possibility of conducting a home inspection or selling a house. Listen to your gut, even if it could make things a little more difficult in the short run. If multiple excuses about payment arise, do your homework. Communicate and protect your industry partners. 

In all three cases, I would have much rather postponed or canceled the home inspection than to have been scammed and manipulated. I feel if we can openly communicate our experiences, then we can prevent it from occurring again in the future.

Best,

Sean Garvey, CEO

Dwell Inspect Arizona

December Newsletter

This holiday season our team is ready and happy to help with all of your inspection needs. There are a few days in the upcoming months when we will not be open so the Dwell Team can spend time with their families. Below are our updated holiday hours.

Christmas Eve 12/24 : Open until 1pm
Christmas Day 12/25 : Closed
New Years Eve 12/31: Open until 1pm
New Years Day 1/1: Closed

You can schedule online 24/7 by clicking here

Inspector Spotlight

Born in Germany and raised in southern Illinois, Zach moved to Arizona in 2003 for culinary school. Having been a chef for over twenty years and with experience in being a personal chef and property manager for luxury homes, Zach decided to make a career change. As a home inspector Zach has time to spend with his growing family while helping other families learn more about their new home. Home inspections have become a passion for Zach and his keen eye for detail and friendly personality make for an insightful and enjoyable inspection experience. You may even get a recipe for a homemade Italian dish (his favorite)!

When he’s not providing inspection services for Arizona home buyers, Zach is helping raise a beautiful baby girl with his wife, or you can find him racing or off-roading across the desert.

Quickly understanding ungrounded electrical outlets

Let us quickly cover ungrounded outlets. In this post, we will cover what are ungrounded electrical outlets, how we communicated them to our clients and what are acceptable alternatives.

1) What are ungrounded electrical outlets:

The grounding of outlets have been a code requirement since 1962 as it reduces the chances of equipment damage or shock. It provides an alternative path for electricity in the event of an issue. Typically, systematic ungrounded outlets occur in houses that have a two wire system (hot (black) and neutral (white)). Current houses are equipped with a three wire system (hot (black), neutral (white), and ground wires (green or copper)). Note, there is a way to ground a two wire system to the electrical box. This is not allowable to current standards, however, it is allowable for the time period of the house.

2) How does DwellInspect Arizona communicate to clients:

There are ungrounded or 2-prong outlets observed in the property. The purpose of a grounded outlet is to improve safety against shock in the event of either a short circuit within the appliance or a surge delivered to the appliance due to a malfunctioning device attached to the grid. Although this condition may have been commonly considered safe or acceptable at the time the home was originally constructed, building standards have changed to reflect the current understanding. We recommend a licensed electrician evaluate the installed system and consider updating to meet current standards.

3) What are acceptable options for ungrounded electrical outlets:

1) Install three-slot receptacles and wire them so that they’re correctly grounded. This would require re-wiring the affected areas.

2) Install ground-fault circuit interrupters (GFCIs). These can be installed upstream or at the receptacle itself. GFCIs are an accepted replacement because they will protect against electric shocks even in the absence of grounding, but they may not protect the powered appliance. Ungrounded GFCI-protected receptacles should be identified with labels that come with the new receptacles that state: “No Equipment Ground.”

3) If there are any ungrounded three-slot receptacles, replace any existing three-slot receptacles with two-slot receptacles. Two-slot receptacles correctly represent that the system is ungrounded, lessening the chance that they will be used improperly. This does not ground the outlet, however, it will meet with the requirements of the house at the time of construction.

GFCI Tester

We at Dwell Inspect Arizona would like to give you professional insight into the home inspection process. With a greater understanding of how the home inspection is conducted and reported, you can better interpret the report presented to you and your client. As a professional and knowledgeable agent, you can be better prepared for the negotiating period following the inspection.

One of the most valuable tools that a home inspector uses is also one of the simplest. As a professional Home Inspection business in Phoenix, homeowners rely on our extensive knowledge and the GFCI tester to determine the electrical functionality of the inspected property.

As a Home Inspection Business that operates in Phoenix, we have the opportunity to inspect some truly unique houses with some unique issues. One of the most useful tools we use to inspect a house or condo is a GFCI Outlet tester.

I am sure you have seen an inspector use them. We walk from room to room inserting the testing tool into all of the outlets, making them light up, nodding our heads and making notations. They come in various shapes, sizes, and colors and cost around $10. Superficially, they determine if each individual outlet is functioning properly, but when you add all of the information together, we can better determine the entire functionality of a property’s electrical system.

Some of the more common indications that we receive when testing electrical outlets are: correct, open ground, or hot/neutral reverse.

A CORRECT reading indicates that the wiring has been installed correctly and the outlet is functioning as it should. It also indicates that the outlet completes a proper circuit containing hot (right side/smaller opening) and neutral (left side/larger opening) and it is grounded (circular opening). 

 An OPEN GROUND reading indicates that the outlet is not grounded. So then, what does ‘grounded’ mean? In electrical terms it is the process of electrically connecting electrically conductive items to the earth by which means excess electrical current is absorbed into the ground. The wiring system is often grounded using a conductive metal pipe that extends from the house such as a copper water piping or a metal rod buried into the ground. Electrical systems are grounded to minimize the chance of electrical shock. 

A HOT/NEUTRAL REVERSE reading indicates that the wiring on the outlet has been installed improperly. The hot wire is an electrically charged wire that carries a charge of 120 volts into home circuits. The neutral wire is a wire with no electrical charge that provides a return path for electricity in a circuit. When this indications occurs it generally indicates that the outlet has been installed by someone that is not a professional. It greatly increases the potential for electrical shock to occur. However, the repair could be relatively simple, it could be as simple as removing the electrical outlet and switching the installation of the two wires. For safety purposes this should be performed by a licensed electrician.  

The Roof

The Roof

Your roof protects the inside of your home from wind, rain, and sun. Crucial to maintain and expensive to test, Dwell Inspect Arizona thoroughly inspects all roofs to provide you with peace of mind.

At Dwell Inspect Arizona, the condition of the roof is one of our client’s primary concerns. It is important to properly determine the condition of the roof during the home inspection because if the roof does require repair or replacement, it is a purchase that requires significant monetary investment, and the cost needs to be considered prior to purchasing a home.

During the home inspection period, Dwell Inspect Arizona evaluates the condition and functionality of the roof enabling the home buyer to make a confident decision when making their purchase. It is the objective of the home inspector to identify any major deficiencies in the condition, assess the types of materials used, and to determine if future action will be required.  

The main purpose of the roof is to protect the house from the elements: wind, sun, and rain. There are several different styles of roofs, however, the most common roofs that we see in Arizona are gable, hip, and flat.

A gable roof is a roof style that makes up two equal but opposite slopes that meet to form a ridge. 

A hip roof is a roof style that has a slope on all four sides that either meet in a peak or ridge line.

A flat roof is a roof style that has very little slope. We often see this style in modern designs or in roofs covering carports.

Each of these styles of roofs has slope, varying degrees of slope, but some slope is necessary in order to move water and other debris from the roof towards the ground. If there is no slope to a roof, then, water will pool and debris will collect. When water begins to pool it will drastically shorten the life of the roof by damaging the materials and ultimately the roof will leak.

Pre-Listing Home Inspection Checklist

Pre-Listing Home Inspection Checklist

Kurt Salomon, President of the American Society of Home Inspectors (ASHI), based in Salt Lake City, provided AOL Real Estate with a pre-listing home inspection checklist to keep things significantly less nerve-racking and not terribly costly before the buyer’s home inspector comes through.

1. CLEAN YOUR GUTTERS OUT. THIS IS A COMMONLY OVERLOOKED DETAIL THAT JUST ENDS UP BEING A HASSLE LATER ON. DON’T GET DOCKED FOR SUCH A SIMPLE YARD WORK CHORE.

2. IF YOUR FURNACE IS OVER 15 YEARS OLD, SPEND THE $100 IT TYPICALLY COSTS TO HAVE IT SERVICED AND CLEANED. “THEN MAKE A COPY AND PUT IT IN A ZIPLOCK BAG AND TAPE IT TO THE FURNACE,” SAYS SALOMON. “HOME INSPECTORS ARE KNOWN FOR CALLING OUT A PROBLEM WHEN THERE ISN’T A PROBLEM THERE. PUT THE PROOF UP TO ELIMINATE THE UNCERTAINTY THE HOME INSPECTOR WILL FALL TO OTHERWISE.”

3. CHECK FOR POSITIVE DRAINAGE OF THE LANDSCAPE AROUND THE HOUSE. YOU DON’T WANT TO FLOOD THE BASEMENT, SO GET SOME DIRT AND TOSS IT INTO THE WHEELBARROW AND LEVEL OUT THE SLOPES.

4. REINSTALL ANY HANDRAILS. MANY PEOPLE REMOVE THE HANDRAILS ALONG THEIR STAIRS, BUT WHEN YOU MOVE OUT YOU WANT TO PUT THEM BACK. THE HOME INSPECTOR WILL INSIST ON IT.

5. IF IT’S SAFE, CHECK OUT THE CONDITION OF YOUR ROOF. YOU WANT THINGS LOOKING NORMAL, OR, OTHERWISE YOU’LL HAVE TO GET SOME MAINTENANCE HELP.

6. CHECK THE AUTO REVERSE ON THE GARAGE DOOR OPENER. MAKE SURE THERE’S A SAFETY RELEASE.

7. SOUNDS FUNNY, BUT CHECK THAT ALL TOILETS ARE FLUSHED PROPERLY. “YOU’D BE SURPRISED HOW MANY PEOPLE FORGET ABOUT FLUSHING THE TOILET IN THE ‘OTHER BATHROOM,’ OR, GUEST ROOM,” SAYS SALOMON. “YOU DON’T WANT THINGS TO POP UP.”

8. CHECK YOUR SINK AND BATHTUB DRAINS. YOU NEED A FUNCTIONAL DRAIN, NOT A SLOW DRAIN. THE HOME INSPECTOR WILL FILL UP YOUR TUB AND WATCH FOR WHAT HAPPENS. GET ANY HAIR OUT AND ADD DRANO WHEN NECESSARY.

9. TAKE CARE OF ANY LEAKS IF YOU CAN. CHECK UNDER YOUR SINKS AND VANITIES FOR LEAKAGE AND TIGHTEN WHAT YOU CAN ON YOUR OWN.

10. CHECK YOUR WINDOWS. OPEN AND CLOSE EACH HUNG WINDOW — ESPECIALLY THE ONES THAT GO UP AND DOWN SO AS TO MAKE SURE THE SPRINGS ARE IN PLACE AND THE WINDOWS WON’T SLAM DOWN.

11. FIX UP ANY DETERIORATED PAINT JOBS.

12. TEST OUT THE DISHWASHER AND WASHING MACHINE ALONG WITH ANY OTHER APPLIANCES THAT WILL BE STAYING BEHIND. YOU WANT EVERYTHING FUNCTIONING PROPERLY, SO THERE ARE NO SURPRISES.

SOURCE: AOL REAL ESTATE

What Questions Should You Ask During Your Home Inspection?

What Questions Should You Ask During Your Home Inspection?

You’ve been working with your agent for months and you’ve finally found the house of your dreams.  The offer was accepted, and the loan application has been made.  Congratulations!  What’s next?Closing?

One of the most important steps to take when buying a home is the home inspection, and while nearly all of my clients do them (that might have something to do with the fact that I tell them “you will do a home inspection”), sometimes buyers forego them.  I’d encourage you not to, however, as it’s really an excellent opportunity a few hours looking “under the surface” at the real condition of the house you’re buying.

Of course, as a new home buyer you might not have a home inspector on speed dial.  It’s okay – I do (true story).  In fact, I have several that I use on a regular basis because they do such a good job for a clients.  When you go under contract, I would encourage you to contact the home inspector and ask them three very important pre-home inspection questions:

1. WHAT WILL THE INSPECTION COVER, AND WHEN WOULD I RECEIVE YOUR REPORT? – IN A HOME INSPECTION, WE’RE LOOKING TO SEE THAT SYSTEMS IN THE HOUSE ARE IN SAFE AND WORKING ORDER, THAT THE ROOF IS FREE OF LEAKS, AND THAT THE HOUSE IS STRUCTURALLY SOUND.  IT IS NOT AN INDICTMENT OF THE FUSCIA WALLPAPER OR THE SHAG CARPETING (COULD IT BE ARGUED THAT THOSE ARE UNSAFE FROM AN AESTHETIC PERSPECTIVE?) … ONCE THE INSPECTION IS COMPLETED, YOU’LL LIKELY RECEIVE THE FULL REPORT WITHIN 24 HOURS, AND QUITE OFTEN RIGHT THERE ON-SITE.

2. CAN I SEE A COPY OF A REPORT YOU WOULD PREPARE AFTER AN INSPECTION? – BECAUSE OF THE SHEER THOROUGHNESS OF A GOOD HOME INSPECTION, A QUALITY HOME INSPECTION REPORT WILL BE AT MINIMUM 15 PAGES, AND FREQUENTLY IS TWICE THAT SIZE.  IT SHOULD CLEARLY DETAIL THE SYSTEMS INSPECTED, AND THEIR CONDITION AT THE TIME OF THE INSPECTION.  PICTURES ARE IMPORTANT, AS WELL.

3. HOW DO YOU STAY CURRENT ON INDUSTRY STANDARDS? – THE BUILDING INDUSTRY IS CHANGING ALL THE TIME, WITH NEW PRACTICES AND STANDARDS BEING INCLUDED ON A REGULAR BASIS.  WHILE A HOME INSPECTION ISN’T DESIGNED TO BRING A HOUSE UP TO CODE, A GOOD INSPECTOR SHOULD KNOW HOW TO MERGE THE VALUE OF THEIR INSPECTION WITH THE ACCEPTED BUILDING PRACTICES IN PLACE WHEN THE HOUSE BEING INSPECTED WAS BUILT.  THEY SHOULD ALSO BE ABLE TO PROVIDE A CONSISTENT, DOCUMENTED HISTORY OF CONTINUING EDUCATION IN THE INSPECTION FIELD.

Notice I didn’t include “how much does it cost?”. While counting dollars and cents is important in the real estate transaction, the home inspection is not an area to cut corners.  Typically an inspection will range from $275-1000, but factor this cost into your budget – it’s worth every penny.

The questions aren’t done there, though. 

Attend your inspection.  Ask questions – lots of them.  I wouldn’t recommend an inspector who didn’t want to be asked questions, and I guarantee you’ll learn a ton.  And if you don’t know what to ask, here’s a list of things to get you started:

1. WHERE IS THE MAIN WATER SHUT OFF VALVE TO THE HOUSE?

2. WHAT’S THE TYPICAL LIFE SPAN OF A ROOF LIKE WHAT’S ON THIS PARTICULAR HOME?  IS THERE ANY SPECIAL MAINTENANCE THAT NEEDS TO BE DONE TO IT?

3. IF THERE’S ACCESS TO THE ATTIC, WHAT DOES THE ATTIC LOOK LIKE?  IS THIS USABLE SPACE, I.E. A PLACE TO STORE UNUSED BOXES AND THINGS?

4. IS THE ELECTRICAL PANEL FULL, OR IS THERE ROOM TO EXPAND?

5. HOW IS THE DRAINAGE AROUND THE HOUSE?

Attend the inspection, ask questions, and listen.  A home inspector who says “I don’t know” isn’t a bad inspector – in fact, they’re doing you a favor by not jumping to conclusions and making inaccurate statements.  Take part in the process, and you’ll be that much closer to buying the right home for your future.

Source: This content is published under the Attribution-Noncommercial-Share Alike 3.0 Unported license.

FIRE SAFETY

FIRE SAFETY

The U.S. Fire Administration reports that more than 403,000 home fires occurred in the U.S. in 2008, causing 2,780 deaths and more than 13,500 injuries.  Some fires are caused by issues related to the structure, such as lightning strikes, faulty wiring, furnace malfunctions, and other electrical and heating system-related mishaps.

But most home fires are preventable.  According to an April 2010 report by the National Fire Protection Association, adults over the age of 75 are almost three times more likely to die in a home fire than the rest of the general public.  The NFPA’s fire prevention program promotes the following eight tips that elderly people – and people of all ages – can use.

1. Plan and practice your escape from fire.

We’ve heard this advice before, but you can’t be prepared to act in an emergency if you don’t have a plan and everybody knows what that plan is.  Panic and fear can spread as quickly as a fire, so map out an escape route and a meeting place outdoors, and involve even the youngest family members so that everyone can work as a unit to make a safe escape.

If you live in a condo or apartment building, make sure you read the signs posted on your floor advising you of the locations of stairways and other exits, as well as alarm pull stations and fire extinguishers.

1. Plan your escape around your abilities.Keeping a phone by your bedside will allow you to call 911 quickly, especially if the exits of your home are blocked by smoke or flames.  Keep a pair of shoes near your bed, too.  If your home or building has a fire escape, take some time to practice operating it and climbing it.

2. Smoke alarms save lives.If you don’t already have permanently installed smoke alarms hard-wired into your electrical system and located outside each bedroom and on each floor, purchase units and place them in those locations.  Install them using adhesive or screws, but be careful not to touch your screwdriver to any internal wiring, which can cause an electrostatic discharge and disable them.

Also, install carbon monoxide detectors, which can protect family members from lethal poisoning even before a fire starts.

1. Give space heaters space.Whether saving on utility bills by using the furnace infrequently, or when using these portable units for spot heat, make sure you give them at least 3 feet of clearance.  Be sure to turn off and unplug them when you leave or go to bed.  Electrical appliances draw current even when they’re turned off, and a faulty one can cause a fire that can spread through the wires in the walls at a deadly pace.

2. If you smoke, smoke outside.Not only will this keep your family members healthier and your home smelling fresher, it will minimize the chance that an errant ember from your cigarette will drop and smolder unnoticed until it causes damage.

3. Be kitchen-wise.This means monitoring what you have on the stove and keeping track of what’s baking in the oven.  Don’t cook if you’re tired or taking medication that clouds your judgment or makes you drowsy.  Being kitchen-wise also means wearing clothing that will not easily catch on the handles of pots and pans, or graze open flames or heating elements.

It also means knowing how to put out a grease fire; water will make it spread, but salt or baking soda will extinguish it quickly, as will covering the pot or pan with a lid and turning off the stove.  Always use your cooktop’s vent fan while cooking.

Keep a small, all-purpose fire extinguisher in a handy place, such as under the sink.  These 3-pound lifesavers are rated “ABC” for their fire-suppressing contents:  “A” puts out ignited trash, wood and paper; “B” acts on grease and other flammable liquids; and “C” deals with small electrical fires.  Read the instructions on these inexpensive devices when you bring them home from the store so that you can act quickly, if the time comes.  If your fire extinguisher is somewhat old because you’ve yet to use it, turning the canister upside-down and tapping the bottom will help agitate the contents and prevent them from caking, and possibly clogging the nozzle at the time of use.  It’s also a good idea to stow an extra fire extinguisher near the bedrooms.  If an emergency arises and you find yourself trapped by an uncooperative window, you can use the canister to smash through it.

Stop, drop and roll. Fight the urge to panic and run if your clothes catch fire because this will only accelerate its spread, since fire needs oxygen to sustain and grow.  Tamping out the fire by rolling is effective, especially since your clothes may be on fire on your back or lower body where you may not be immediately aware of it.  If ground space is limited, cover yourself with a blanket to tamp out any flames, and douse yourself with water as soon as you can.

Additionally, always stay close to the floor during a fire; heat and smoke rise, and breathable air will normally be found at the floor-level, giving you a greater chance of escape before being overcome by smoke and toxic fumes.

Also, before exiting a closed room, be sure to test the doorknob for heat before opening the door.  A very hot doorknob indicates that fire could be lurking just outside; opening the door will feed the fire an added surge of oxygen, potentially causing an explosive backdraft that can be fatal.

Know your local emergency number. People of all ages need to know their emergency number (usually, it’s 911).  Posting it near the phone and putting it on speed-dial will save precious moments when the ability to think clearly may be compromised.

More Tips

• Make sure your electrical system is updated, and that you have appropriate AFCI and GFCI receptacles.  Have your system inspected by an InterNACHI inspector or a licensed electrician to make sure your electrical needs are not taxing your electrical system.

• Make sure you have smoke alarms and carbon monoxide detectors installed.  Test them to make sure they’re working properly, and change their batteries at least annually.

• Check to see that your house number is clearly visible from the street, and unobstructed by any tree branches or structural overhangs.  If first responders are called to your home to put out a fire, make sure they can find you.

• Be aware of lit candles.  Never leave them unattended, and always blow them out when leaving home or going to bed.  This is especially important during the holidays when candles are used as holiday decorations.  Also, keep them out of the way of drapes and plants, and out of reach of children and especially pets, whose tails can accidentally knock over a candle or come into contact with its flame.

• Never use barbecue grills indoors, either for cooking or as a heat source.  The carbon monoxide they emit cannot be adequately vented, and their flammable materials pose safety hazards.  Also, do not use the oven to heat the indoors.  Space heaters are safer and more energy-efficient.  Ask your InterNACHI home inspector to perform an energy audit to find heat leaks, and to suggest low-cost ways to keep your home warm and comfortable during cold weather.

• Consider getting rid of your electric blanket.  The fire hazards associated with them make the prospect of trading them in for a thick comforter or multiple blankets much less worrisome.  When their embedded cords become bent, the internal wiring can break, causing them to short out and start an electrical fire.

• Be extra-vigilant when using hot pads, hot plates, Bunsen burners and portable cooktops.  They can overheat and burn the surface they’re sitting on, or burn through a cup or pot sitting on top, which can lead to smoke and fire.  Never leave these unattended, and always unplug (or extinguish) them when not in use.

• Unplug portable electronic devices and other small appliances when not in use.  Coffeemakers, blow dryers and other devices we use daily still draw current when they’re plugged in, even if they’re turned off.  A faulty device can cause an electrical fire that can be devastating.  One family in Boulder, Colo., returned home one day to discover their house burned to the ground; the fire marshal discovered that the cause was a switched-off curling iron that was left plugged into the wall’s receptacle, get into the habit of unplugging, just to be safe.

• Use extension cords sparingly, and always unplug them when not in use.  Some electrical devices work best when plugged directly into the wall’s receptacle or outlet, especially if they have a ground wire (which you should never cut off).  Devices plugged into extension cords can easily overheat (themselves or the extension cords), damaging wires within walls and weakening your electrical system, potentially causing an electrical fire.  Always check for the UL-listed label on extension cords.  Remember that they also pose a tripping hazard, which is another reason to minimize their use.

• Clean your clothes dryer’s lint trap after each use.  Your dryer should vent directly to the outdoors. Check to make sure that there are no obstructions in the vent hose, such as birds’ nests, foliage or other debris.  The vent should have a damper to keep wildlife and debris out, but it should not have a screen, which can trap combustibles, allowing them to accumulate, heat up, and possibly catch fire.

• If you have a fireplace, remember to have it professionally inspected and cleaned periodically by a chimney sweep.  Creosote buildup can cause a fire that may unexpectedly back into the living space.  Make sure your damper is working properly, and that the chimney lining is in good condition.  The next time your InterNACHI inspector inspects your roof, s/he can check for adequate flashing around the chimney, as well as its structural integrity.  Make sure the fire is completely out before you leave the home.  Keep all kindling and combustibles a safe distance away from the mouth of the fireplace.  Make use of a screen at the hearth to prevent embers from escaping.  And avoid burning green wood, which doesn’t burn as evenly or safely as dry wood.

Smoke Alarms

All new residential construction requires the installation of smoke alarms, usually on each floor of the home, as well as outside each sleeping area.  Many newer smoke alarms can also detect carbon monoxide.  This silent and odorless killer is one of the primary causes of accidental death because family members can be fatally poisoned while sleeping.

Smoke alarms come in two types.  Photoelectric alarms can sense smoky and smoldering fires.  Ionization alarms are quicker at detecting flames and fast-moving fire.  Dual-sensor smoke alarms combine both these features, and are recommended by the USFA because it’s impossible to predict the type of fire that may erupt in a home.  There are also smoke alarms that vibrate and/or flash strobe lights to alert home dwellers who are vision-impaired or hard of hearing.

The leading U.S. manufacturer of residential smoke alarms, as well as home fire extinguishers, is Kidde.  Their dual-sensor smoke alarms were the subject of a voluntary recall by the U.S. Consumer Product Safety Commission in the summer of 2009 because of a malfunction caused by an electrostatic discharge created during their installation, rendering them inoperable.  Make sure that you install any portable smoke alarms and carbon monoxide detectors safely, and test them after installation.  You can also ask your local fire department to do this for you.

Many smoke alarms are hard-wired into the home’s electrical system, but may still have batteries for backup in the event of a power outage.  They also typically have a test button. Make sure you test them once a month, and replace the batteries once a year.  If you hear a chirping noise, this is a signal that the batteries are weak and need replacing.

Some smoke alarms have “nuisance” buttons.  If you burn something that you’re cooking and accidentally set off the alarm, you can press the nuisance button to turn it off.  Remember not to actually disable the alarm; you may forget to reset it later.  Simply clear the room of smoke instead.

Rebates and Discounts

Under most standard homeowners and even renters insurance policies today, having smoke alarms, carbon monoxide detectors and fire extinguishers in the home will qualify policyholders for rebates and discounts on their premiums.  Some newer homes now have sprinkler systems, and various municipalities around the U.S. are mandating their installation, depending on the square footage of the home.

In summary, installing dual-sensor smoke alarms and carbon monoxide detectors, as well as taking some common-sense precautions and performing regular household maintenance, will help keep your family safe from the destructive and potentially lethal effects of a house fire.  Schedule an inspection with your InterNACHI inspector to see where you can fortify your home against this threat.

SOURCE: Nick Gromicko, Kate Tarasenko / International Association of Certified Home Inspectors (InterNACHI) ®

10 Reasons You Shouldn't Skip A Home Inspection

10 Reasons You Shouldn't Skip A Home Inspection 

After your offer to buy a home enters into contract, the process of near-endless check writing begins. There are many necessary costs, such as realtor and lawyer fees, and the total of these expenses may have you looking for ways to save money elsewhere. You may be tempted to skip the home inspection and its $200 to $500 invoice, but there are 10 good reasons why you should get one.

1. It Provides an "Out"
A quality home inspection can reveal critical information about the condition of a home and its systems. This makes the buyer aware of what costs, repairs and maintenance the home may require immediately, and over time. If a buyer isn't comfortable with the findings of the home inspection, it usually presents one last opportunity to back out of the offer to buy. (This step is important when purchasing a property because it may save you thousands.)

2. Safety
A home inspection can detect safety issues like radon, carbon monoxide, and mold, which all homes should be tested for. Make sure that your home-buying contract states that should such hazards be detected, you have the option to cancel the offer to buy.

3. Reveal Illegal Additions or Installations
A home inspection can reveal whether rooms, altered garages or basements were completed without a proper permit, or did not follow code, according to Chantay Bridges of Clear Choice Realty & Associates. "If a house has illegal room additions that are un-permitted, it affects the insurance, taxes, usability and most of all the overall value. In essence, a buyer is purchasing something that legally does not exist," she explains. Even new homes with systems that were not installed to code will become the new homeowners' financial "problem" to fix (and finance). (The home for sale/purchase must pass inspection.)

4. Protection
Home inspections are even more critical if you are buying an "as-is" foreclosed property or short sale. Dwellings that have been boarded often develop hazardous mold problems, which are costly to remedy and pose health concerns. Greg Haskett, VP of shared services at HomeTeam Inspection Service says it's common for home inspectors to find that copper plumbing lines and outdoor compressors have been removed from foreclosed properties by people trying to sell copper to recyclers for money. 

5. Negotiating Tool
Realtor Jennifer De Vivo of Orlando-based De Vivo Realty says the home inspection report presents an opportunity to ask for repairs and/or request a price reduction or credit from the seller. Work with your realtor to understand what requests can and should be made to negotiate a better deal.

6. Forecast Future Costs
A home inspector can approximate the installation age of major systems in the home like plumbing, heating and cooling, and critical equipment like water heaters. They can diagnose the current condition of the structure itself, and tell you how long finishes have been in the home. All components in the home have a "shelf-life." Understanding when they require replacement can help you make important budgeting decisions, and it wll determine what type of home insurance coverage or warranties you should consider.

7. Determine "Deal-Breakers"
De Vivo suggests that home inspections can help buyers identify how much additional money or effort they are willing and able to spend to take the home to a condition that is personally acceptable. If you are unwilling to repair issues like faulty gutters, cracked walls or ceilings, perhaps you are not ready to end your home buying search.

8. Learn to Protect Your Investment
The home inspector is a valuable educational resource. He or she can suggest specific tips on how to maintain the home, and ultimately save you thousands of dollars in the long term, according to De Vivo.

9. Reveal the Big Picture
Haskett advises that people use the home inspection to understand the nuances of what may be the biggest purchase they ever make. "People fall in love with a piece of property based on the color of the walls, the location of the home, or something else; they are completely blind to the issues that can make that dream home a nightmare," he says. (For more, see Purchasing A Short-Sale Property.)

10. Insurance
Some insurance companies will not insure a home if certain conditions are found, or without the presence of certifications like Wind Mitigation and four-point inspections, according to Haskett. "Qualified home inspectors can do these things at the same time as their other services and save the home buyer time and money in the long run." 

The Bottom Line
It is your responsibility to understand as many details as you can about the property you may soon call home. Home inspections reveal the inner workings of the property, allowing you to be informed of all the perks and pitfalls the honme has to offer.

Source: Authored By Stephanie Christensen

How a seller should prepare their home before a home inspection

Dear Homeowner,

We would like to start by thanking you for allowing us the opportunity to inspect your property on behalf of the buyers. We understand that we are guests in your home, and we will treat it with the utmost respect. Our goal with every inspection is to leave the home in the same condition as it was when we arrived.   

We understand that selling your home can be a large task, but to be sure that the inspection moves smoothly there are a few things that you can do to help.

Utilities:

Ensure that all utilities are turned on prior to the date of the inspection. This includes, but is not limited to, electric, gas and water. If we arrive on the property and the utilities are not on, and items within the house could not be inspected, a re-inspection fee of $100 will be assessed for the rescheduling and return trip to the property. 

Accessibility:

Prepare the property for inspection and provide direct access to the components in the house. If you have items blocking components that need to be inspected, please remove the obstructions so that the inspector can safely access the items. If you have locks on the electrical panel, gates or sprinkler controls, please remove the locks for the inspection. If you have a room or closet that is locked or closed, please have the door unlocked for the inspection.

Our inspector will need direct access to items such as; the attic access, HVAC equipment, electrical panels, water heaters, appliances, etc.

If an area is deemed inaccessible, a re-inspection fee of $100 will be assessed for the rescheduling and return trip to the property. 

Pets:

Even if they are friendly, for their own safety and the safety of our inspectors, it is best to secure or remove your pets from the property. Our team loves pets, however, we are on-site to perform a complex job and cannot be expected to look after animals too. Additionally, we do not want an animal, who is simply protecting their home, to accidentally injure one of our team members. We will not assume responsibility for pets within a home.

What will we be doing:

A home inspection is a non-invasive and non-destructive evaluation of the condition of the home. Simply, we will be evaluating and testing all systems in-order to determine proper functionality as well as evaluating the condition. During the course of the inspection we will be climbing on the roof, in the attic, running appliances (feel free to put clothes in the washing machine or dishwasher), running water in sinks, tubs, and showers, as well as flushing toilets and filling tubs. We will also open electrical panels, cabinets and testing outlets. Please know that we are not looking at or through personal items, we understand that the process is invasive and will remain respectful. 

During the inspection, we will be building the report for the client. In order to build the report, we will take many photos and videos of the property. If there is someone or something that you do not want recorded, please remove it in advance.  

Who will be in your home:

During an inspection there is the possibility for several people to be present during the inspection. From our team, there will be the inspector (or multiple inspectors). Additionally, we subcontract with other parties to perform services. Therefore there may also be a sewer inspector or termite inspector present during the inspection. 

It is also customary, at the end of the inspection, for the buyer to come view the property with the inspector. The buyer will likely be accompanied by their agent and they are often joined by additional family members. 

Valuables and breakables:

While we trust our inspectors to perform professionally, as we mentioned above, there may be some people in the house that we do not know. If you have anything that is expensive, irreplaceable, breakable, etc. Please remove it from the property or secure it properly. 

Additionally, our job is to open every door, cabinet, drawer and look in every nook or crevice. In the course of the inspection it is possible to accidentally bump or knock into something. If we remove that risk, it will be beneficial for all parties.

To assist the inspector, if you know something is not working correctly or is broken, please leave a note and we will not test it to avoid risk of damaging it further.  

Need an inspector? Choose Dwell Inspect Arizona: 

Are you buying a home in the greater Phoenix market? If so, you deserve to have a great home inspection exterince too! We would be honored if you chose the team at Dwell Inspect Arizona for your home purchase. We guarantee you will be happy with your home inspection from Dwell Inspect Arizona because our team has years of home inspection experience, friendly team members, hundreds of five-star reviews, a thorough and comprehensive report, and more (read this article: Top 10 Reasons Dwell Inspect Arizona is the Best Home Inspector).

To schedule your appointment call (480) 867 4599 or schedule online at www.dwellinspectaz.com/schedule-online

Top 10 Reasons Dwellinspect Arizona is the BEST home inspector in Phoenix

1. Technology driven: We are a home inspection firm that embraces technology and we continue to evolve as it advances. We use state of the art software that is picture driven and extremely well organized. This makes it easy for the buyer to view and understand the true condition of the property. Additionally, within the report, you'll find links to blog posts and videos that we've created as a tool and resource to help you better understand and repair items discovered within the home inspection. 

2. Speed: All of our reports are delivered on the same day as the inspection. We leverage technology to deliver to you, the client, with an extremely thorough inspection at breakneck speeds.

3. Availability: We are a multi-inspector home inspection firm. That means we have a group of highly trained and talented inspectors to conduct a home inspection for you at a time that is convenient for your schedule.

4. Service first: We have designed our company to fit the needs of the client first. Meaning, we provide industry leading, friendly, and consistently thorough home inspection tailored to meet the needs of the client. Additionally, our inspectors are trained to effectively communicate with all parties so that they are guaranteed to be satisfied. Also, we effectively communicate before and after the home inspection.

5. Reviews: Our five-star reviews speak for themselves. Since the company’s inception in the Arizona market, over the past 4 years, we have received in total (spread amongst google, yelp and Facebook) over 800 five-star reviews.

6. Scheduling made easy: We have a friendly, well-trained, and knowledgeable office staff that is available during business hours to schedule a home inspection. We also accept scheduling via email at office@dwellinspectaz.com, text at (480) 867 4599, or online at www.dwellinspectaz.com/schedule-online

7. One-stop shop: We are able to perform or subcontract more than just a home inspection. We are able to arrange your sewer scope inspection, a termite inspection, and mold testing. When you work with us, we figure out how to provide solutions.

8. Detailed explanations: Our home inspectors are experts in communicating the condition of the home to you, the client. We train and practice with our team so we are able to explain simply even the most complex issues. This helps to avoid confusion and helps to eliminate misunderstandings, thus allowing clients to concentrate on truly important aspects of the home inspection. Throughout the process, we consistently encourage the buyer and their agent to feel free to ask questions. We want our clients to leave with all their questions answered. Remember, we operate under the pretense of exceptional service for the client.

9. Experience matters: With Dwell Inspect Arizona, you have the assurance that your inspector has experience. Our team has collectively and successfully completed thousands of home inspections all over the greater Phoenix market. We have conducted inspections in luxury mansions, commercial buildings, multifamily structures, single-family homes, condos, townhouses, and mobile homes. We have experience serving the first-time homebuyer or the experienced investor. Our team of inspectors regularly communicates internally and is able to share experiences, educate and ask questions quickly. With our inspectors, you get the support of a team with valuable experience! 

10.  We have fun!: When you love what you do, it never feels like work. Our team is passionate about homes and protecting our clients. We create quick bonds with our clients so that they feel comfortable with our inspectors and office team. There's a reason why people choose Dwell Inspect Arizona again and again. 

    BONUS

11. We are social: People are obsessed with our social media pages and posting. They have fun looking at all of the interesting, funny, ironic, and scary things that we find throughout the course of the day. We also use social media as a platform to educate buyers about things to be on the lookout for when touring a house, building techniques, and home improvement/maintenance strategies. 

Find us on:

Instagram: www.instagram.com/dwellinspectaz/

Facebook: https://www.facebook.com/dwellinspectaz/

YouTube: https://www.youtube.com/channel/UCmhJSUSsX0BgkZaVUCkR3cg

Snapchat: https://www.snapchat.com/add/dwellinspectaz

TikTok: https://www.tiktok.com/@dwell_inspect_arizona

Pinterest: https://www.pinterest.com/dwellinspectaz/

How to read your home inspection report

Congratulations! You've just received your home inspection report from Dwell Inspect Arizona. There is a lot of very useful information found in this report that include facts about the house, deficiencies observed with photos and videos, maintenance suggestions and even links to our blog.  We have created a video to help you utilize all the great tools that the report has to offer so that you can get the most out of your report. The entire team at Dwell Inspect Arizona thanks you for the opportunity to perform your home inspection. 

Script of close captioning from the video:

Hello, this is Sean with Dwell Inspect. I want to take a moment to take you through the report so that you can see some of the key features and tools that exist within your report. But first, we want to thank you for the opportunity to work with you. We are honored that you selected our team to assist you with your home inspection.

Let's get back to the report. On the left hand side of the report you'll notice the tabs of all the sections within the report. Each of these tabs are clickable, so for example let's check out the water heater. If you click on the water heater it takes you directly to the water heater section where you'll see some data about the equipment, some additional information on there, and then the deficiencies that were identified about this particular water heater.

Let's go back up to the top of the report so I'm going to click on the summary. Within the summary you'll see that the inspector has identified 20 maintenance items, 41 recommendations, and then 10 safety hazards within the report. Your inspector and their photo license number is located on the left-hand side, as well as your agent, is located in this tab on the right-hand side. 

You're currently viewing the full report if you wanted to visit or view only the summary, so all of these items that I just, identified you can click on the summary tab and it will take you it, will extract basically every item from that summary. You'll notice under smoke alarms there is a hyperlink. If you click on that hyperlink it will take you to an outside website that will tell you more about this deficiency. Additionally, we do have some internal links so for example a leaking garbage disposal, if you click on that link it takes you to a blog on our website for more information on it, an article that we've written. If you wanted to only identify safety hazards you can click on this tab here. This will extract the 10 safety hazards the inspector has identified in the report. On the right-hand side, you'll see a tab marked PDF. 

The manner at which you're looking at the report right now is the web-based version. If you wanted to look at a PDF-based version you click on PDF, you can extract the summary or the full report . 

Let's select the full report. So if you look at the full report, it does open up a full PDF report. 

From there you can print it, that way you have a tangible version you can write and make notes on.

Let's go back to the web-based report. So on the web-based report you can also use this tool called or you click on this tab called report tools. Within it, there's an item called the Repair Request Builder. This is an extremely handy tool for identifying items that you wish to have repaired. It extracts every item that we previously discussed, so the 41, 10, and 20 recommendations. And then you can turn on each item. So let's say for example, splashguard is worn and missing. You can turn that item on, it identifies that as an item of importance. You can turn on the disposal that is leaking, and let's say for example, you can turn on a ceiling fan that is wobbling. Those are the three items that you've decided to focus on you can then create a Repair Request Builder,

it provides you with a link that you can share with other parties, you can email or text it. Let's go back to the main screen.

Finally, through this report, we have identified and labeled all of the rooms, so you'll see references of locations within the rooms. Each part of the property has been videoed, so for example, you can click on this, there's a 14 second video of the kitchen. Additionally in this area, there's the primary bedroom so there's a 13 second video of the primary bedroom. That way you can use that and you can identify what has been called the primary bedroom. In this particular case there's a second bedroom, a third bedroom, a primary bathroom and a second bathroom as well. If you take each item within the report, you can see a comment that says see photos for location. So for example in water stains or damage, if you click on the photo itself on the bottom side of the report, you can see that it's labeled bedroom two. You now know where bedroom two is and you can identify where that water stain is. Same exists for these other photos as well, so this one is identified as in the kitchen. And that's about all I have for you. Again we thank you for the opportunity any questions for your inspector or your team, please give us a call at 480-867-4599.

Do You Need A Home Inspection?

Do You Need A Home Inspection? 

Before you buy a home, one of the things you should do is to have the home checked out by a professional home inspector. Buying a home is expensive enough as it is - why would you choose to fork over another $400 if you're not required to? In this article, we'll delve into what a home inspection can reveal and why you shouldn't forgo this optional procedure. 

The Home Inspection Contingency
Your first clue that a home inspection is important is that it can be used as a contingency in your purchase offer. This contingency provides that if significant defects are revealed by a home inspection, you can back out of your offer, free of penalty, within a certain timeframe. The potential problems a home can have must be pretty serious if they could allow you to walk away from such a significant contract. 

What a Home Inspection Examines
Inspectors vary in experience, ability and thoroughness, but a good inspector should examine certain components of the home you want to purchase and then produce a report covering his or her findings. The typical inspection lasts two to three hours and you should be present for the inspection to get a firsthand explanation of the inspector's findings and, if necessary, ask questions. Also, any problems the inspector uncovers will make more sense if you see them in person instead of relying solely on the snapshot photos in the report. 

The inspector should note: 

• whether each problem is a safety issue, major defect, or minor defect 

• which items need replacement and which should be repaired or serviced

• items that are suitable for now but that should be monitored closely

A really great inspector will even tell you about routine maintenance that should be performed, which can be a great help if you are a first-time homebuyer. 

While it is impossible to list everything an inspector could possibly check for, the following list will give you a general idea of what to expect.

Exterior

• Exterior walls - The inspector will check for damaged or missing siding, cracks and whether the soil is in excessively close contact with the bottom of the house, which can invite wood-destroying insects. However, the pest inspector, not the home inspector, will check for actual damage from these insects. The inspector will let you know which problems are cosmetic and which could be more serious.

• Foundation - If the foundation is not visible, and it usually is not, the inspector will not be able to examine it directly, but they can check for secondary evidence of foundation issues, like cracks or settling.

• Grading - The inspector will let you know whether the grading slopes away from the house as it should. If it doesn't, water could get into the house and cause damage, and you will need to either change the slope of the yard or install a drainage system.

• Garage or carport - The inspector will test the garage door for proper opening and closing, check the garage framing if it is visible and determine if the garage is properly ventilated (to prevent accidental carbon monoxide poisoning). If the water heater is in the garage, the inspector will make sure it is installed high enough off the ground to minimize the risk of explosion from gasoline fumes mingling with the heater's flame.

• Roof - The inspector will check for areas where roof damage or poor installation could allow water to enter the home, such as loose, missing or improperly secured shingles and cracked or damaged mastic around vents. He or she will also check the condition of the gutters.

Interior

• Plumbing - The home inspector will check all faucets and showers, look for visible leaks, such as under sinks and test the water pressure. He or she will also identify the kind of pipes the house has, if any pipes are visible. The inspector may recommend a secondary inspection if the pipes are old to determine if or when they might need to be replaced and how much the work would cost. The inspector will also identify the location of the home's main water shutoff valve.

• Electrical - The inspector will identify the kind of wiring the home has, test all the outlets and make sure there are functional ground fault circuit interrupters (which can protect you from electrocution, electric shock and electrical burns) installed in areas like the bathrooms, kitchen, garage and outdoors. They will also check your electrical panel for any safety issues and check your electrical outlets to make sure they do not present a fire hazard.

• Heating, ventilation and air conditioning (HVAC) - The inspector will look at your HVAC system to estimate the age of the furnace and air conditioner, determine if they function properly and recommend repairs or maintenance. An inspector can also give you an idea of the age of the home's ducting, whether it might have leaks, if your home has sufficient insulation to minimize your energy bills and whether there is any asbestos insulation. 

• Water heater - The home inspector will identify the age of the heater and determine if it is properly installed and secured. The inspector will also let you know what kind of condition it is in and give you a general idea of how many years it has left.

• Kitchen appliances – The inspector will sometimes check kitchen appliances that come with the home to make sure they work, but these are not always part of the inspection. Be sure to ask the inspector which appliances are not included so that you can check them yourself.

• Laundry room - The inspector will make sure the laundry room is properly vented. A poorly maintained dryer-exhaust system can be a serious fire hazard.

• Fire safety - If the home has an attached garage, the inspector will make sure the wall has the proper fire rating and that it hasn't been damaged in any way that would compromise its fire rating. They will also test the home's smoke detectors.

• Bathrooms - The inspector will check for visible leaks, properly secured toilets, adequate ventilation and other issues. If the bathroom does not have a window and/or a ventilation fan, mold and mildew can become problems and moisture can warp wood cabinets over time.

Home Inspection Shortcomings
A home inspection can't identify everything that might be wrong with the property - it only checks for visual cues to problems. For example, if the home's doors do not close properly or the floors are slanted, the foundation might have a crack - but if the crack can't be seen without pulling up all the flooring in the house, a home inspector can't tell you for sure if it's there. 

Furthermore, most home inspectors are generalists - that is, they can tell you that the plumbing might have a problem, but then they will recommend that you hire an expert to verify the problem and give you an estimate of the cost to fix it. Of course, hiring additional inspectors will cost extra money. Home inspectors also do not check for issues like termite damage, site contamination, mold, engineering problems and other specialized issues. 

After the Inspection
Once you have the results of your home inspection, you have several options. 

• If the problems are too significant or too expensive to fix, you can choose to walk away from the purchase, as long as the purchase contract has an inspection contingency. 

• For problems large or small, you can ask the seller to fix them, reduce the purchase price, or to give you a cash credit at closing to fix the problems yourself - this is where a home inspection can pay for itself several times over. 

• If these options aren't viable in your situation (for example, if the property is bank-owned and being sold as-is), you can get estimates to fix the problems yourself and come up with a plan for repairs in order of their importance and affordability once you own the property. 

The Bottom Line
A home inspection will cost you a little bit of time and money, but in the long run you'll be glad you did it. The inspection can reveal problems that you may be able to get the current owners to fix before you move in, saving you time and money. If you are a first-time homebuyer, an inspection can give you a crash course in home maintenance and a checklist of items that need attention to make your home as safe and sound as possible. Don't skip this important step in the home-buying process - it's worth every penny.

Source: Authored By Amy Fontinelle

Should I wave the home inspection?

It is no secret that the Phoenix housing market is extremely competitive. We have been hearing many stories about houses that are receiving fifty showings in a weekend, thirty offers, and in some instances where offers are being made $150K over asking. It is certainly understandable with this type of competition, that buyers are desperately looking for a creative and competitive advantage (so that they receive an accepted offer and find a place to call home). 

What are some home buyers doing to stand out in a competitive market?

Tucker Blalock of The Brokery

To get a better idea of some of the creativity buyers have been using to win deals, we asked Managing Broker and Co-Founder of The Brokery, Tucker Blalock what some of his clients have been doing. Tucker said, “In this low inventory environment, I have seen buyers pull every card to try and win a deal.  More often than not, buyers have been waiving their appraisal contingency, shortening their inspection windows, and allowing earnest money to go non-refundable early on in the process to try to secure the home.”

Waiving an appraisal contingency

What is an appraisal?

An appraisal, in the optics of a home purchase, is where a qualified third party creates a report to determine the present value of a property. The findings of the report are based on a visual inspection of the property, recent sales of similar properties generally in the same proximity, market trends, and attributes of the home.

The buyer orders the appraisal. Lenders take this step to make sure that their buyers are not overpaying for homes. Lenders won’t loan buyers more money than what a home is worth. An appraisal can alert a buyer that they are overpaying for a home.

What happens when you waive the appraisal contingency?

When you waive the appraisal contingency, you agree to pay the full amount of the contracted price, even if the appraisal comes in lower than the agreed-upon price. If you have obtained a loan, the bank will loan you up to the appraised price and you agree to pay the difference. If you are a cash buyer, you can waive getting an appraisal altogether. 

Shorter inspection periods

The standard due diligence, or inspection period, in the State of Arizona, is ten days after the contract is accepted. In this period, the buyer is allowed to perform their exploration of the property to determine if they would like to proceed with the purchase of the property. Typically, during this period, a buyer will have a home inspection. After completion of the home inspection, the buyer can determine if additional exploration of the home’s components is necessary. This may include an HVAC technician, environmental testing, plumbers, electricians, painters, roofer, general contractor or even a structural engineer. This allows the buyer to extensively discover the condition of the property, the installed components, obtain estimates for current repair, future repair, or even expansion of the property. As you can imagine, this is a pivotal moment in the purchase of the property. 

In the current market, in an effort to strengthen the offer, buyers are frequently shortening the inspection period to five days or even less (we’ve even seen 1 day!). The appeal to the seller of the home is that the potential buyer would have less time to discover potential pitfalls or roadblocks on the path to purchase.

The strategy does seem to be more attractive to sellers. If, as a buyer, you choose to shorten your due diligence, it is recommended that you establish a relationship with a very thorough, experienced and professional home inspector (they may not be the cheapest) that can deliver the report in a timely manner. After establishing a relationship, ensure that they can meet the timelines of your contract prior to making the offer. Additionally, it may be beneficial to retain an inspection company that can perform multiple inspections at one time, such as the home inspection, termite inspection, pool inspections, mold testing, and sewer scopes. If you have suspicions about the aging of expensive elements (ie HVAC, roof or electrical) it would be proactive to prepare for having licensed tradespeople visit the property as well. 

Allowing earnest money to go non-refundable

Earnest money is effectively a “deposit” that a buyer puts down when the initial offer to purchase is accepted. Usually, the deposit is 1 - 2% of the purchase price. This money then gets held in an escrow account for safekeeping. Typically, during the purchase of a house, the earnest money is refundable until after the negotiations of the due diligence period have been completed and the buyers and the sellers have come to an agreement to continue forward with the contract. At this point the money would then become non-refundable, meaning that if the buyer then failed to perform with the completion of the contract, the seller would be entitled to keep the earnest money. This is used with an intent to protect the seller and provides the incentive to pull the property off of the market during the purchase process. 

What does it mean to allow earnest money to go non-refundable?

As Tucker mentioned, a strategy buyers are using is to allow their earnest money to go non-refundable earlier in the purchase process. This is likely enticing to the sellers, as the buyer has a non-refundable deposit. Thus, they have an incentive to perform and proceed with the purchase of the property or they risk forfeiting a sizable amount of money. This strategy could certainly be effective for winning the deal, especially if the buyer is fairly certain that this is the home for them.

Writing personal letters

This is a strategy that my family has used in the past when submitting an offer on a house. The intent is to potentially attempt to create an emotional connection with the seller in the hopes that they would make considerations beyond finances. In the current market, most people believe that this strategy would not be a factor. I believe that the effort is reasonably minimal and it could not hurt to add it to the offer. Maybe a well-crafted letter could serve as the tiebreaker between two strong offers, and it's worth taking a chance. Although the letter must be written carefully, there is the potential for violations of the Fair Housing Act. So, if you choose to utilize this strategy, do your research and write the content within the guidelines.

Offering more money

The fastest way to strengthen your offer on a home purchase is to increase the price that you are willing to pay. If the buyer is willing to pay more than the list price of the house, the seller is going to take notice. The buyer does have to understand that the house may not appraise at the price that is agreed upon, and therefore their loan may not cover the entire purchase of the house. The buyer would then have to pay the difference out of pocket so that the transaction can be completed. 

In the past few months, we have seen over-asking deals as low as $1 and as high as $250,000 over asking. Of course, the best strategy for an over-asking offer depends on a number of factors such as price point, location, competitive buyer interest, your interest, condition of the home, etc. 

To avoid buyer’s remorse, before making an aggressive over-asking offer, it is best to strategize all existing factors with your experienced Real Estate professional to ensure a reasonable amount of “extra” money is brought to the table. 

It is especially important to rely on the home inspection for important data about the house so that you can assess the potential for major problems and are not blinded by the competitive landscape or fear of missing out.

Offering cash

Traditionally, offering cash for a home is a very strong strategy for the purchase of a home. A cash offer quickly qualifies the buyer as a strong candidate because they do not need to rely on funding from a financial institution. This also eliminates the need for an appraisal of the property which can derail funding from a financial institution. A cash offer can also speed the closing date. In fact, there are some sellers that will accept a lower offer price for their property because of the attractiveness of a cash offer as it is often perceived that there are fewer potential pitfalls that occur during a cash transaction.

Offering incentives to the sellers

Offering incentives to sweeten the deal, outside of strictly increasing the monetary offer, is a great way to incentivize sellers and catch their attention. It will also signal that you, as the buyer, are serious about the purchase of the house. It is an avenue that will allow for creativity and potentially offer flexibility to the seller. Some creative incentives that we have seen, that may help to win deals, include telling the seller that they will not ask for repairs (but still have the inspection), allowing the seller to remain in the house for an extended period of time, offering the seller a year membership of Tequila of the Month Club, paying for the sellers moving company, waiving appraisals, etc

Jonah Joffe of the joffe group

Jonah Joffe of The Joffe Group and Launch Real Estate mentioned, “In a market this crazy, buyers are having to get very creative in order to service the seller and secure a deal. Often, buyers are allowing rent-free leasebacks to sellers while they move into / find a new home. We are also seeing buyers waive appraisals and offer prices over asking. The most effective way for a buyer to stand out is to work with an agent who has existing relationships and can cut to the chase in order to find out what will get the deal done.”

Shorter closing periods

Another effective strategy is to shorten the time for the length of the purchase. We’ve seen buyers shorten their closing period to incentivize sellers. This displays strong buyer intent to close the sale of the property and it provides proof that they are able to perform (ie financing is in order). The thought is, the shorter the time frame that the buyer is willing to purchase, the less likely the purchase is going to fall apart. 

Waving home inspections

Certainly, there is a strategy that has been used to make an offer more competitive, and that is waiving or skipping a home inspection. While we do not advocate skipping a home inspection for many, many, many, many reasons, we understand that it is happening and it is obviously very attractive to sellers, especially if the sellers know the house has potential issues.

We asked Tucker if there was a time he would be ok with waving his client’s home inspection, “In my experience, it all depends on the client's risk tolerance.  Every real estate deal is different and every buyer is different.  I wouldn't be against waiving the inspection if my client is planning to do an extensive renovation or if the buyer really wants the property and has the financial wherewithal to take on some unknowns.”

In most cases, waving a home inspection is a very drastic step in order to stand out amongst the crowd of potential buyers and strong offers. It is a strategy that should come with extreme caution, including the buyer signing documentation that they are aware of the potential risks and pitfalls. 

We talked with Johan about when he’d be comfortable skipping an inspection. He stated, “In today's market, important conditions are getting waived constantly, the home inspection is something I would not recommend waving under just about any circumstance. Even if your plan is to purchase the home without asking for any repairs or credits, the inspection can reveal deal-changing details that could affect buyers' use of the home and their decision to move forward with the purchase.”

Additionally, if the seller accepts an offer that waives the home inspection, they should be aware that there are potential risks as well. This then puts extreme focus on the seller to provide very specific information on their disclosure of the property. Any potential deviation and omission could potentially land the seller in legal conversations. 

In all, there are numerous strategies that provide all parties involved in the transition (buyer, sellers and real estate agents) better options than skipping a home inspection. The intent of the home inspection is to provide the buyers with a realistic depiction of the condition of the home and to determine if there are any habitability concerns. Dwell Inspect Arizona can provide unbiased, fast, and accurate reports to better assist you with making an intelligent purchase so that you, as the buyer, do not make a purchase that you regret. We suggest you use other strategies and creativity to strengthen your offer and, at all costs, do not skip the home inspection unless you are aware of the risks.

The home inspector found a refrigerator/freezer on a GFCI circuit

So the home inspector found that the refrigerator is on a GFCI circuit. What does this mean and why is it notated in the home inspection report? To understand this, it is first important to understand what a GFCI outlet is.

What is a GFCI?

A GFCI outlet, or ground fault circuit interrupter, is a type of circuit breaker that can automatically shut off power directly at the outlet when it detects an electrical fault. Current electrical code requires GFCI outlets to be installed in any potentially wet or damp areas such as kitchens, bathrooms, laundry rooms, outdoors, basements, garages, and workshops. Wet (or potentially wet) areas are more prone to electric shock but using a GFCI outlet can greatly reduce the risk of electrocution.

Please keep in mind, houses are not required to update and conform to current codes (unless a remodel or upgrades have occurred), but for the protection of new homeowners, it is recommended to upgrade outlets to current GFCI standards. 

Why is it bad if the refrigerator is on a GFCI circuit?

A GFCI trips when the outgoing and returning current differ. The startup of the compressor within the refrigerator can cause minor spikes in the flow of electricity, causing the GFCI breaker to shut off power to the outlet.

Another reason why a refrigerator or freezer should not be on a GFCI outlet is because GFCI outlets are often “daisy chained.” This means that one GFCI circuit can be connected to multiple outlets in the kitchen or garage. There is the possibility that another outlet could inadvertently trip the GFCI circuit, thus causing a power loss to the refrigerator/freezer. 

In any scenario, with a GFCI outlet connected to a GFCI circuit, there is a high chance for an inadvertent power loss to the appliance. With the loss of electricity to a refrigerator or freezer, the contents of the refrigerator and freezer will quickly begin to thaw and spoil. If this is discovered by the home inspector, it is a good idea to have a licensed electrician repair the deficiency and eliminate the potential risk of food spoilage. 

What is the normal temperature range of a refrigerator and freezer?

During the course of a home inspection, inspectors test a number of items within the kitchen. During the kitchen inspection, they will test the appliances, plumbing, electrical outlets, cabinetry, and countertops as well as many other items. One of the items inspected is the refrigerator and the freezer. 

The inspection of the refrigerator and freezer is a basic inspection for function and operation at the time of inspection. Inspectors check the temperatures and the water features but they do not make comments on superficial items involving the refrigerator. One of the benchmarks of a functioning refrigerator and freezer is to listen to the unit and measure the interior temperatures with a thermostat. 

If the temperatures measured at the time of inspection are within what is regarded as the acceptable range, it is understood that the refrigerator and freezer are functioning at the time of inspection. If the temperatures are not measured within the acceptable range, the inspector can infer that something is not functioning correctly. 

The failure to meet temperatures within the acceptable range could be something as simple as an adjustment on the thermostat or as complex as a failing compressor. If an issue is identified by the inspector, it may be recommended to contact a qualified appliance technician to troubleshoot the issues of the appliance.

What temperature should your refrigerator be?

The U.S. Food and Drug Administration (FDA) says the recommended refrigerator temperature is below 40° F.

For longevity of food storage, the ideal refrigerator temperature should be set a bit lower. It is recommended that your refrigerator temperature should stay between 35° and 38° F. A refrigerator in this temperature range is about as close as it can get to freezing without being too cold where the food will freeze. This will help keep bacteria from multiplying rapidly and keep food fresher longer.

What temperature should your freezer be?

The U.S. Food and Drug Administration (FDA) says the recommended refrigerator temperature is below 0° F.

For longevity of food storage, the ideal freezer temperature should be set a bit lower. It is recommended that your refrigerator temperature should stay below 0° F. A refrigerator in this temperature range is about as close as it can get to freezing without being too cold where the food will freeze. This will help keep bacteria from multiplying rapidly and keep food fresher longer.

What should you do if your refrigerator and freezer is discovered outside of normal ranges?

1) Check the temperature settings - it is possible that the temperature setting have been adjusted to levels that are higher than they should be set.

2) Check the coils - it is possible that the coils are full of dirt and debris and this is limiting proper air flow to the system causing to work too hard and not achieve acceptable temperatures.

3) Check the seal - ensure that the doors are closing appropriately.

4) Call a technician - call a technician before it is too late and you have significant food spoilage.