Home Purchase Due Diligence

Due Diligence. Is it only for big corporate acquisitions?

October 12, 2021

Frank J. Delle Donne

 

Due diligence is the investigation or exercise of care that a reasonable business or person is normally expected to take before entering into an agreement or contract with another party or an act with a certain standard of care.

It can be a legal obligation, but the term will more commonly apply to voluntary investigations. A common example of due diligence in various industries is the process through which a potential acquirer evaluates a target company or its assets for an acquisition.[1] The theory behind due diligence holds that performing this type of investigation contributes significantly to informed decision making by enhancing the amount and quality of information available to decision makers and by ensuring that this information is systematically used to deliberate on the decision at hand and all its costs, benefits, and risks.”   Due diligence – Wikipedia

 

Like any purchase of significance due diligence is important and you probably don’t realize it but you already do it to a much, much simpler degree. Do you compare performance information and mileage for a new vehicle you may be considering buying?  That’s due diligence.  Do you compare school districts or the time to commute to and from work for the new home you’re thinking of buying?  That’ due diligence. And of course, the purpose of this piece is to make sure that you recognize that a home inspection is a critical aspect of your home purchase due diligence.

By law, the home inspection is a non-destructive inspection of various systems and components of the home. Exterior, roof, electrical elements, baths, etc. We at Regal Home Inspections, LLC, of course, follow the law to the letter of the law and we strive to surpass the bare minimum as required. For example, the law requires we check 1 outlet per room and one window per room.  If accessible, we usually check as many as we can, not the minimum. The purpose of this piece however it not to review the home inspection due diligence that Regal Home Inspections, LLC does but what you may want to consider (Or we may recommend) beyond the scope of the NJ home inspection standards of practice.  To that point, I am also licensed by the NJ DEP (License # 59628B) to inspect for wood destroying insects and prepare the industry recognized, “Termite Report”.  Both my son & business associate and I are also licensed to conduct radon measurements (NJ DEP Radon Measurement Technicians) MET14070 and MET13186 respectively.

You may not realize it but you’re already paying for elements that fall under due diligence. The title search that you’re doing.  The appraisal that the mortgage company may require.  The appraisal is more due diligence for the lender than it is for you, the buyer.  While I’m talking about the lender, when they verify your income and credit rating, that’s part of the business due diligence of them making the loan to you.

There are things beyond those that we do as home inspectors (Inspection, termite and radon) that we sometimes recommend and sometimes urge you get as part of your home purchase due diligence. As of now we don’t do them but we can refer you to good companies that do.

  • An oil tank sweep. Oil tanks were common for many years. Going back decades, natural gas was not as prevalent as it is today.  In the past, houses may have been heated with electric or oil if natural gas wasn’t available. There are many houses still heated with electricity and there are still some with oil.  However, it’s the ones that no longer have oil but did that we’re concerned with. What do the sellers know and is it accurate?  Years ago it was OK to have an old oil tank cleaned and abandoned in place. However, as I’ve heard, insurance companies will charge a higher premium if the property has an abandoned oil tank. If the property you’re considering buying as an old tank decommissioned and left in the ground, INSIST, that it be removed by the seller. You absolutely do not want to purchase the risk and liability of an underground oil tank. An oil tank sweep is relatively inexpensive and worth every penny. Usually the cost is between $275 and $450 depending on the size of the property.
The same oil lines near the water meter and water pipes.
Old oil lines in the basement.

 

 

 

 

 

 

 

  • Sewer scope analysis. Information suggests that up to 80% of the waste pipes from the house to the sewer connection have some type of issue. It could be roots that have grown into the waste pipe. Bellies where there’s a dip in the pipe that can collect waste and hinder good drainage. Breaks in the pipe, cracks or holes. Often, a family of 4 or 5 is buying a house from an original owner where one person has been living in the home for years. Years earlier there was a family but as the children grew up and moved out, eventually, like me and my wife, there are two people living in the home.  The water use for an older couple or a single, older occupant is very, very different than for a family of 3, 4 5 or more. The waste pipe from the house may be able to handle the one or two loads of laundry a week and a few showers a week for the older occupants but when the young family moves in and there are multiple showers and baths a day and multiple loads of laundry a day, etc. The corroded waste pipe is no longer able to handle the waste water volume of the young family as it could for the older couple. A video, sewer scope analysis of the sewer pipe is worth it’s weight in gold.

Financially, for both the oil tank and sewer scope, you’re talking about $300 for each to be sure vs. many thousands of dollars to repair.  Is it 10 to 1?  $300 vs. $3000?  No, it could be more like 30 to 1 or 50 to 1.  That’s $9000 to repair or $15,000 to repair and quite possibly more.

 

In conclusion, think of your home purchase as a business acquisition and your duty is to perform all of the reasonable due diligence needed. The home inspection is #1. DO NOT WAIVE YOUR HOME INSPECTION!  #2 Think about some other, important services: Radon test, termite inspection, oil tank sweep, sewer scope analysis, lead paint, mold and pools.  Anything that’s important to you should be part of your home purchase due diligence.

 

 

Be Aware! Part 1. Termites and Structural Issues (Horizontal cracks in the foundation wall)

Termites and Structural Issues | Home Inspections Colts Neck NJ

Be Aware!  As a homeowner look for things that don’t look right. Often people comment that my son and inspection partner Brian and I are, “very thorough” or words to that effect.  Well, it’s our job to be thorough.  We’re not only looking for things that appear to be wrong but we’re also, “Looking” for things that aren’t there. This is the first in what hopefully will be a series of posts that point things out to homeowners and prospective buyers that will help you either see things (For the owner) that may require some immediate attention and for a buyer, may help you notice things when you look at a prospective home to buy that will require attention.  On a side note, I am appreciative when someone calls for an inspection and says, “I noticed… (Fill in the blank)… when we visited the house. Can you take a look when you do the inspection?”

 

Termites

We did an inspection this week. From the outside it looked like a nice house, well kept and it appeared to be well maintained. However, when inside the basement there were text book termite mud tubes. It’s easy for me to say now but a homeowner must be aware of their surroundings.  If these tubes were there from the start then shame on the termite inspector for not seeing them. However, if they occurred over the years that the current occupant lived in the house then shame on them.  I don’t understand how someone doesn’t see this and then not investigate what it is followed by asking, what do I do next?  Often termite tubes or termite damage are hard to find. As a termite inspector, there may not be any outward signs but when the wood is probed, the wood shreds because the termites have destroyed the wood internally with very few outward signs.  If you see things like I’ve shown below, call a pesticide company.  If you’re not sure, call a home inspector and ask for just a termite inspection.

certified home inspections colts neck nj
Not until the wood was hit with a probe did the termite damage become apparent.

 

certified home inspections monmouth county nj
Termite tubes are hanging down from the joists like stalactites seen in caves.

 

 

 

home inspections monmouth county nj
Termite mud tube seen growing from the floor joist along the plywood sub floor.

 

 

 

 

home inspections colts neck nj
Termite mud tubes seen at the corner of the floor joist and the plywood sub-floor.

 

 

 

 

 

 

 

 

Horizontal Foundation Cracks

Home inspectors, at least we at Regal Home Inspections, don’t like to be the bearers of bad news. It’s our job to find these issues and matters and we’re are thankful when we find them because it’s usually very important information for the clients. Horizontal cracks in foundation walls are one such example.  The follow up for some findings in an inspection report are easy; For example, call and electrician to replace an outlet. Others are much more difficult and the next steps to fully evaluate a horizontal foundation wall crack are not easy and costly but are required. In accordance with the NJ Home Inspection laws and standards of practice, an inspector is required to: A) Identify material defects. B) Explain why the material defect finding is important and then C) What the client must do next.  For a horizontal crack (It’s been identified) it’s B) important because the foundation wall is structural and a horizontal crack indicated that the foundation wall has moved inward. From an inspection perspective, the next steps C) Should include further evaluation by a structural engineer and then repair as that professional deems necessary.

 

The engineer may recommend that the crack be, “Patched and monitored” if it’s hairline. An engineer may specify repair. Often, the repair is intended to strengthen the wall to prevent additional movement. This may be done by having a qualified contractor install “I beams” vertically against the wall.

If your house has exposed, foundation walls, look at them. Notice their condition. Notice any changes that you may see over time.  Ask yourself, “Why is that different now than how it was before?”  This applies to all areas, not just foundation walls and termite tubes.  I’ll try to cover other items at a later date.

condo inspection monmouth county
The gray colored, vertical I-beam can be seen here. It was installed to provide additional support to the foundation wall that has cracked.
sellers inspection monmouth county nj
Horizontal crack. Here and the next 2 photos are from another house.

 

 

 

 

 

 

certified home inspector monmouth county nj
A horizontal crack through the buttress.
home inspection report monmouth county nj
The buttress is moving away from the top of the wall because the inward movement of the foundation wall, evidenced by the horizontal crack, is creating a gap at the top between the buttress and the foundation wall. A clear indication of foundation wall movement.

 

 

 

 

 

 

 

 

 

Other Services | Home Inspections Monmouth County NJ

Regal Home Inspections, LLC is thermal imaging certified and offers Monmouth County NJ certified home inspections, condo inspections, estate inspections, and townhouse inspections.

It’s likely your mortgage company will require a wood-destroying insect inspection. Regal Home Inspections has the NJ DEP Core & 7B Pesticide Applicator license, so we can offer professional termite and wood-destroying insect inspections as well!

Call 908-902-2590 for your free quote or if you have any questions!

Structural Issues – Don’t waive your NJ home inspection part 2

Structural Issues – Don’t waive your NJ home inspection part 2

Let’s start with the overarching purpose of the home inspection in the great, Garden State.  Identifying “Material Defects”.  By law here in NJ a material defect is defined (Paraphrasing for brevity) as a condition of a structural system or component that’s, “Readily ascertainable” (aka visible) and, “Substantially effects” the value, habitability or safety.

In my experience, most of the material defects are for safety reasons and most (I haven’t actually counted) are electrical in nature.  And the majority of the electrical issues are relatively easy for a licensed electrician to fix. They may include a GFCI outlet in a bathroom that doesn’t work, an incorrectly wired outlet, loose wires, etc. Some are very serious but most are not.

This piece however is intended to look at some structural issues that are often, material defects as well.  That could be due to the fact that the structural matter jeopardizes the structural integrity of the home or because it also effects the value requiring significant cost to repair to restore the intended structural integrity.  As with all material defects, the inspector’s job is to A) Identify the problem. B) Tell you why it’s important and C) Give you a recommendation of what needs to be done next to address the matter.

Here are a few structural matters seen recently in different home inspections.

Horizontal cracks and foundation wall issues. Vertical cracks may or may not be a structural issue. Horizontal cracks are usually of significance. Horizontal cracks seen from inside a basement are almost always caused by an exterior force pushing against the foundation wall. It could be a tree root, water pressure, frozen soil and is occasionally due to the force of landscaping installed outside.

A buttress is an integral part of a foundation wall and is often there to provide additional, structural support against lateral (aka side-ways) movement. When the buttress is cracked or the foundation wall’s movement shifts the buttress, those are some significant forces at play.

home inspector colts neck nj
Crack through the buttress.

 

 

 

 

 

 

home inspections colts neck nj
Gap at the top of the buttress.

 

certified home inspector monmouth county nj
Horizontal crack.

 

 

 

 

 

 

This next problem is all too frequent. Other trades people, in this case a plumber, needs to place a pipe exactly where there’s a joist.  Joists are important because the joists hold the floor up (And the ceiling but we’re talking about floor joists here). Joists usually rest on the perimeter foundation wall at one end and often a beam in the middle of the floor.

Occasionally, the joists are run from foundation wall to foundation wall

without a beam in the middle.  The structural issue seen here is that a plumber cut a joist in half to place their pipe. Now, not only is this joist NOT supporting the floor above, it’s actually the floor above that’s holding the joist up! Another joist issue is termite damage that has eaten the joist rendering this, structural element, irrelevant.

certified home inspector monmouth county nj
Severed joist.

 

 

 

 

 

 

home inspections colts neck nj
The end of the joist was eaten by termites.

 

 

 

 

 

 

In the interest of brevity, the next issue, all too often found in older homes and in crawl spaces are poorly constructed columns. The columns support beams and the beams support the joists, etc. If one domino fails, the others that are relying on the 1st one also, may fail.

home inspections colts neck nj
The post/column is one issue. Another is that the beam sections are not the same height. And the beam ends should be supported.

 

 

 

 

 

 

 

home inspections monmouth county nj
Substandard support column.

 

 

 

 

 

 

 

One of the difficult parts of this job is going through crawl spaces. They are usually very dirty, filled with cob webs and other insects, often wet and occasionally they’re filled with mold.  But it’s part of the inspection job.  NJ home inspection law does not require inspectors go into spaces that in the opinion of the inspector may jeopardize their safety. Also, NJ home inspection laws don’t require inspectors to climb through hatches that are too small.  It’s important to make the effort but safety, my safety is paramount. On that note, as important as it is that the inspector do what the law requires, it’s equally important the inspector tell you what they’re supposed to do but couldn’t do and why.  Safety is a justifiable reason not to climb on a roof, open an electrical panel (If there’s a puddle of water on the floor in front of the pane for example) or go into a crawl space that, in the inspector’s opinion jeopardizes their safety.

 

Other Services | Home Inspections Monmouth County NJ

Regal Home Inspections, LLC is thermal imaging certified and offers Monmouth County NJ certified home inspections, condo inspections, estate inspections, and townhouse inspections.

It’s likely your mortgage company will require a wood-destroying insect inspection. Regal Home Inspections has the NJ DEP Core & 7B Pesticide Applicator license, so we can offer professional termite and wood-destroying insect inspections as well!

Call 908-902-2590 for your free quote or if you have any questions!

A Superior Effort and Inspection – Part 2

A Superior Effort Part 2

By Frank J. Delle Donne, Licensed Home Inspector

January 10, 2015

For most people, purchasing a house is the largest purchase they have thus far made. Help ensure that you, “Buy with confidence. Sell with pride” ® by using Regal Home Inspections, LLC.

Introduction

On Friday, January 9, 2015 I was hired to conduct an inspection on a nicely renovated 52 year old house. It had been remodeled with updated bathrooms, new siding and despite its age, looked very nice and it absolutely was for the most part. Like the Superior Effort article I wrote in December 2014, I was informed that the house had also been recently inspected. The seller told me that the house had been inspected in the summer of 2014 by another potential buyer. That deal, I was told, fell through because of septic issues but the seller had the septic system replaced following that deal’s demise. I was also told by the seller that the, “only other thing” the other inspector found was an issue with the chimney flashing which they had fixed.

Just like I said in the December 20 edition of the Superior Effort article, perhaps another inspector would have cruised the rest of the way home on this second inspection but I did not. Following are some examples as to why, in my humble opinion, you should hire Regal Home Inspections, LLC to perform your new home inspection.

Examples

Here are some of the items that I found during the inspection that the, “other” inspector should have found.

1) The New Jersey law that oversees home inspectors requires that home inspectors test the, “Entrapment Protection Mechanism” for garage doors. This includes the photo-eye beams mounted close to the floor on the garage door tracks and the auto reverse in the event something gets caught under the door as it’s closing. One garage door had the photo-eye but the other did not. Additionally the doors required adjusting on the down-force-tension because they did not reverse when tested. Starting in 1993, garage door openers had to come with these safety features. It should be reported if they aren’t installed or operating in a home inspection report.

2) New Jersey Home Inspection laws follow the Standards of Practice of the American Society of Home Inspectors (ASHI). ASHI is actually mentioned in the NJ Administrative Code that oversees home inspectors and how they should perform their job. The Standard of Practice allows inspectors to inspect a sampling of regular electric outlets but the inspector must inspect all Ground Fault Circuit Interrupt (GFCI) outlets. GFCI outlets help protect people by disconnecting the electricity if the GFCI outlet detects that the electricity is going-to-ground in a manner that is abnormal. This might occur if stray voltage and current went through a person because of faulty wiring. That’s why GFCI outlets are required outside, in garages and near all water appliances; sinks, etc. to name a few. GFCI outlets are basics in 2015 construction just like a foundation and roof.  GFCI outlets in specific areas are mandatory. So when a house is being inspected for a sale, the inspector HAS TO CHECK EVERY GFCI outlet and every outlet that should be GFCI. Without getting too technical, suffice it to say that one GFCI outlet can protect the others that it serves in a multi-outlet circuit. In this photo, the GFCI outlet on the right (the one with the buttons), operates as it should.

DSCF3587
Outlet on right is GFCI. Outlet on left is NOT GFCI protected PLUS it has reverse polarity.

However, not only is the outlet next to it NOT GFCI, it is wired backward! The polarity is reversed. Again, without getting too technical, this is very dangerous. An outlet that is wired with reversed polarity has the potential to electrocute someone very easily because the “Hot” line is in the wrong place.

3) Another blatant error on the part of the inspector that was here 6 months back is the duct for the bathroom exhaust fan. Inspectors are trained to be aware of bathroom exhaust fans that are not installed with the duct work to the outside. They sometimes vent to inside the attic (see the @regalhomeinspec Inspection find of the week from late December with the vent fan with no ductwork). While they are often very hard to find because the fans and ducts are often under insulation or in hard to reach places, in the house yesterday, it was very easy to see and right in front of you, if you looked and cared to know what you were looking at.

DSCF3637
Silver duct from bathroom fan is blowing moist exhaust air into the attic. This can promote mold growth.

Conclusion

The bottom line is that I will do the best inspection possible. Combine that with my competitive pricing and I believe I offer the best professional home inspection value in New Jersey. For a house that was “inspected” by another licensed home inspector within the past 6 or 7 months, I found items that should have been found previously.

I would appreciate your comments about this article. Please email your comments to frank07722@gmail.com

About the author. I am a NJ Licensed Home Inspector. I am the owner and Inspector at Regal Home Inspections, LLC. In addition to being a New Jersey Licensed Home Inspector I am also a NJ-DEP certified Radon Measurement Technician and Regal Home Inspections, LLC has also collected samples for lead paint, allergens and mold. We are affiliated with the best labs that perform the sample evaluation and testing. We can also help facilitate the testing of septic system and numerous aspects of oil tank evaluations. This includes oil tank integrity testing, tank locate services and soil samples. We work to ensure that the house you’re buying is sound or that you know of any issues.

 

Maintaining Your Home – Part 2; Help The Sale Go Smoothly

Maintaining Your Home – Part 2

Help the Sale Go Smoothly

Findings of a Home Inspector

By Frank J. Delle Donne, Licensed Home Inspector

July 11, 2014

For most people, purchasing a house is the largest purchase they have thus far made. Help ensure that you, “Buy with confidence. Sell with pride” ® by using Regal Home Inspections, LLC.

Please leave a review of this article or of our services.   Click Here and then click on, “Write a Review”.

Reading this article will not guarantee that you will sell your home. It offers observations of issues found in homes both new and old. However, older homes usually contain more issues. 

If you are planning to sell your home and would like to have a Seller’s Inspection conducted please call Regal Home Inspections, LLC. We can perform a thorough inspection and make recommendations that should help any buyer feel more comfortable in making an offer.   We can perform a New Jersey Administrative Code (NJAC) compliant home inspection. We can conduct a radon test and have your house professionally inspected for termites and Wood Destroying Insects and Wood Destroying Organisms (WDI/WDO). We can also conduct pool inspections. If issues are found we can help facilitate additional levels of expertise. All in an attempt so that your home, a small cape cod or a country estate, will be better prepared for the eventual buyer’s inspection and closing.

Introduction

In the first part of this two part series I tried to introduce the reader to some not-so-obvious maintenance issues that I have found during my home inspections. The reason they are important is because they are safety related and some are objectively deemed to be Material (aka Major) Defects. This article looks at a few others. The goal here is that possibly sellers will read this, consider their home and either perform a more thorough inspection on their own or, better yet, hire Regal Home Inspections, LLC to perform a Seller’s Inspection so that when it comes time for the buyer’s inspector to come through, many of the issues may have been addressed already. There are two ways that a seller can benefit from a Seller’s Inspection performed by Regal Home Inspections, LLC. First, the seller can use the findings to make corrections and/or repairs. Second, the seller can always include those items found in the Seller’s Inspection in the Seller’s Disclosure. I find that home sales hit snags when things are found by the buyer’s inspector that weren’t previously known by the seller or the seller knew but was hoping the inspector wouldn’t find. Quite the roll of the dice for all parties.

Brief Review (This section is repeated from the initial article)

The NJAC has many requirements of an inspector. However, when it comes to the actual inspection and the reporting there are a few key points. The NJAC follows the Standards of Practice of the American Society of Home Inspectors (ASHI). When it comes to the inspection, the inspector is required by law to DESCRIBE specific systems and components of the house; Plumbing, electrical, exterior, etc. The inspector is required to IDENTIFY any Material (aka Major) Defects; Findings that effect the habitability, safety or value of the home (in very simplified terms here). And the inspector is required to PREPARE a written report memorializing the previously mentioned elements.

What the inspector is not doing is determining if the curtains match the rug. If the choice of siding materials matches or clashes with the general theme of the other houses. We are looking for very specific things that are not otherwise apparent to the buyer or the seller and for this reason, it’s a very good idea for the seller to be as prepared as best as possible. You painted the walls so they look fresh, right? You had the grass fertilized and the bushes trimmed so the yard has curb appeal, right? Maybe you’ve even put some chocolate chip cookies in the oven to make the house smell good for that open house?

Preparing Your House

Does anybody decide on a Monday, out of the clear blue, that they are going to list and try to sell their home that day? Isn’t it more reasonable that people know in advance that they will be selling their home? It may not be known years in advance but a month, maybe two at least. “Honey, maybe we should plan on selling our home when we retire next year?” Or perhaps, “I just got offered a new job at work but it requires a relocation. The company wants me to move to California in 2 months.” My wife and I have been in our current home for almost 22 years with no plans to leave…yet. However, when we moved into our previous home in April, 1987, we knew that in the summer of 1991 (over 4 years later) we would be moving again. We used the summer when our oldest child would be between kindergarten and 1st grade as the target. I am not kidding when I say that we knew at the house closing in 1987 that between the end of June and early September, 1991, we’d be making another move.

Literally, the day before my son started 1st grade on September 5, 1991, we moved into our current home. That 1st grader is now 29 years old!

Sure there are exceptions. Parents pass away suddenly and the home has to be sold as part of an estate is one example and there are others. The point is that in the majority of situations planning can occur and fixing inspection related issues should be high on the priority list. Especially for estate sales!

According to the Consumer Product Safety Commission, Ground Fault Circuit Interrupt (GFCI) outlets are currently required in any outdoor outlet, kitchens, bathrooms, laundry rooms, garages, unfinished basements and elsewhere. A home inspector must look for and test GFCI outlets. GFCI outlets (and GFCI protected circuits) protect people from stray electrical current that they may inadvertently come in contact with. Electricity wants to follow the path of least resistance to ground. When people are struck by lightning, they accidentally become the path of least resistance to ground for that lightning bolt. If there is a damaged electrical circuit in the kitchen, bath or elsewhere, a person may accidentally become the path of least resistance to ground. A GFCI outlet or circuit can detect that unintentional path and in a tiny fraction of a second, the GFCI shuts the electricity off.

When I am inspecting a house I provide the client with information that shows, for example, that GFCI outlets haven’t been required in kitchens since 1987.   I inspected a house last week that was built in 1977. Before I went inside the house I provided information to the client and stated, we may not find GFCI in the kitchen…and we didn’t. It’s a Safety item on the report.   This sale may not go through because the GFCI are one item on a not too long list of things that need to be fixed. It’s an estate sale with, “who gives a damn” sellers that just want their money.

Does your house have a door between the attached garage and the living area? If it does, is the garage door solid core or metal? Is it fire-rated? Does the garage door have a mechanism (spring loaded hinges or other device) that AUTOMATICALLY closes and latches the door between the garage and living area? Spring loaded hinges cost about $10 each at Home Depot or Lowes. Don’t have a fire rated door or it doesn’t automatically close and latch? It’s a Material Defect related to SAFETY.

How close does the soil get to your siding? In a wood framed house you have the foundation wall and then the wood frame sits on top of that. The siding, let’s assume vinyl, covers the wood framing and exterior wood sheathing. It’s not a Material Defect or a Safety item but the inspector will recommend that there is at least 6 inches of space between the top of the soil and the bottom of the siding and wood framing. Does a buyer want to close on a new house and then spend the next couple of weekends digging and raking the dirt away from the house? I’d bet the answer is a resounding, “NO”. If you’re planning to sell, hire a landscaper and pay them some money to re-grade your yard so that you can see 6 inches of concrete foundation between the top of the soil and the siding. Do you know why it’s important? Let me put it to you this way. If the soil comes to the siding and framing, the inspector will tell the buyer that the condition makes it easy (conducive) for termites to go from the soil to the wood. Do you know what the buyer thinks? They think, “if I buy this house I’ll have termites!” All they will remember is, TERMITES! An associated aspect to this is if you are planning to sell, get a termite inspection and treatment. Have the pesticide company give you a certificate and share that with the buyers. Turn a potential negative into a positive.

Conclusion

I have just shared three inspection issues that are A) Relatively easy to fix and B) Can scare the heck out of a buyer and chase them away. Regardless if you are buying or selling a home, it is a significant transaction either way. Buy with confidence and sell with pride by having Regal Home Inspections, LLC conduct your inspection. We look for things that you probably never considered. That’s why we can help you avoid issues and delays in closing when the buyer and seller are of different minds on whom should address inspection item A, B or C. We can help get some of them out of the way for the seller or help the buyer identify issues that may not be obvious.

Regal Home Inspections, LLC starts every inspection with the presentation of a folio of information for the client. That folio includes general information but also includes a written introduction to the inspection. I present an initial overview of the main elements detailed in this article; Laws that govern the inspection process, areas that will be inspected and more. I believe this is unique to the service that Regal Home Inspections, LLC provides.

I would appreciate your comments about this article. Please email your comments to frank07722@gmail.com

About the author. I am a NJ Licensed Home Inspector. I am the owner and Inspector at Regal Home Inspections, LLC. In addition to being a New Jersey Licensed Home Inspector I am also a NJ-DEP certified Radon Measurement Technician and Regal Home Inspections, LLC has also collected samples for lead paint, allergens and mold. We are affiliated with the state’s best labs that perform the sample evaluation and testing. We can also help facilitate the testing of septic system and numerous aspects of oil tank evaluations. This includes oil tank integrity testing, tank locate services and soil samples. We work to ensure that the house you’re buying is sound or that you know of any issues.

Maintain Your Home. Findings of a Home Inspector.

Maintaining Your Home

Help the Sale Go Smoothly

Findings of a Home Inspector

By Frank J. Delle Donne, Licensed Home Inspector

June 17, 2014

For most people, purchasing a house is the largest purchase they have thus far made. Help ensure that you, “Buy with confidence. Sell with pride” ® by using Regal Home Inspections, LLC.

Please leave a review of this article or of our services.   Click Here and then click on, “Write a Review”.

Reading this article will not guarantee that you will sell your home. It offers observations of issues found in homes both new and old. However, older homes usually contain more issues.

If you are planning to sell your home and would like to have a Seller’s Inspection conducted please call Regal Home Inspections, LLC. We can perform a thorough inspection and make recommendations that should help any buyer feel more comfortable in making an offer.   We can perform a New Jersey Administrative Code (NJAC) compliant home inspection. We can conduct a radon test and have your house professionally inspected for termites and Wood Destroying Insects and Wood Destroying Organisms (WDI/WDO). We can also conduct pool inspections. If issues are found we can help facilitate additional levels of expertise. All in an attempt so that your home, a small cape cod or a country estate, will be better prepared for the eventual buyer’s inspection and closing!

Introduction

I have inspected homes of various ages, sizes and in different geographies; Bergen County to Ocean County. Some have been urban and some suburban. From 1200 square feet to approximately 8000 square feet. From 1 furnace and no air conditioners to a single home with four furnaces and 5 air conditioners.

Regardless of the age, size, price or location there have been inspection related issues found with nearly every inspection I have performed. In this article I will share some examples because they are probably not the type that the seller has ever considered. Some are easy to prepare for. Some not as easy and you should be prepared. It’s when the seller is unprepared and the item is deemed to be significant* that there’s potential for contention. * Significant is subjective when it comes to the buyer. Items of note should not be subjective for the inspector but one never knows how the buyer will judge an issue. Some examples are in the article.

Brief Review

The NJAC has many requirements of an inspector. However, when it comes to the actual inspection and the reporting there are a few key points. The NJAC follows the Standards of Practice of the American Society of Home Inspectors (ASHI). When it comes to the inspection, the inspector is required by law to DESCRIBE specific systems and components of the house; Plumbing, electrical, exterior, etc. The inspector is required to IDENTIFY any Material (aka Major) Defects; Findings that effect the habitability, safety or value of the home (in very simplified terms here). And the inspector is required to PREPARE a written report memorializing the previously mentioned elements.

What the inspector is not doing is determining if the curtains match the rug. If the choice of siding materials matches or clashes with the general theme of the other houses. We are looking for very specific things that are not otherwise apparent to the buyer or the seller and for this reason, it’s a very good idea for the seller to be as prepared as best as possible. You painted the walls so they look fresh, right? You had the grass fertilized and the bushes trimmed so the yard has curb appeal, right? Maybe you’ve even put some chocolate chip cookies in the oven to make the house smell good for that open house?

But did you think about:

  1. Having your furnace or air conditioner serviced?
  2. Checking to make sure your electrical system was up to date?
  3. Did you check to make sure there aren’t any leaks under any of your sinks?
  4. Did you check to make sure your dryer vent is clean and relatively lint free?

The inspector will go even further. Let’s look at some examples.

  1. How old is your garage door and garage door opener? Since 1993 garage doors have to have entrapment protection mechanisms. In fact the NJAC REQUIRES that they inspector check for functioning garage door entrapment protection mechanisms.   Furthermore, if they are not functioning properly, this is classified as a SAFETY issue (remember the Material Defect definition in the NJAC? I paraphrased above but SAFETY issues are included).
  2. Do you know what the difference between a guardrail and a handrail on a set of steps? The inspector better and if there isn’t either where they should be that too is a SAFETY issue. On a related note, do you know how far apart the spindles of a guardrail should be? If they are too far apart this is a SAFETY issue.
  3. While we’re on the general subject of steps and stairs, do you know how high a step’s riser (the vertical part) can be? How about the minimum depth for the tread (the part where your foot goes) before it too is a SAFETY issue?
  4. Your water heater and air conditioner are working fine, right? As a home inspector part of our inspection process is to determine how old some of the major appliances are. When I mention, “Major appliance” I am referring to water heaters, furnaces and central air conditioners, not microwaves as an example. If you, as the seller, don’t have receipts or records of when the water heater, furnace or air conditioner was purchased, the inspector can almost always determine the manufacture date from the serial number. Different manufacturers code the date differently but it’s almost always there. Sometimes the year is coded to a letter or the year is abbreviated; “0803” for manufacture the 8th week if 2003 or C99 where the “C”, 3rd letter in the alphabet corresponds to March and the “99” is 1999. What’s my point? If the water heater, AC or furnace is too old it may be flagged as a Material (aka Major) Defect. It’s not subjective but it’s objective. If a water heater is 20 years old, it is well past its typical useful life and every day that it continues to work is a gift. The buyer is being told by the inspector that they should have no (zip, zero, nada) expectation that the 20 year old water heater will work another day and therefore, the “value” of that NJAC required system or component is practically $0 but there is an expectation that the house’s price includes a working, functioning and reasonably reliable water heater. The seller thinks it is but the inspector will use the facts to determine that it is not.

Here are a couple that aren’t as obvious.

  1. For a single family home or townhome, there is often an attic. A space above the regular living area but below the surface of the roof. The science behind most attic designs is that the air inside the attic should be the same temperature as the outside temperature. In the summer it’s tough to keep the attic at 90 degrees on a day when it’s 90 degrees and sunny out but in the winter, when it’s 5 degrees outside, the attic science says that the air temperature in the attic should also be 5 degrees. Why? Well, if the air in the attic is 50 degrees when it’s 5 degrees outside, where might that heat source be coming from? Some may be the sun load but most is probably heat leaking from inside the house’s living space into the unheated attic. Do you pay to heat your attic when there’s no one living or sleeping there? I don’t. Secondly, when the roof is snow covered, if it gets too warm inside the attic the snow on the roof will melt and the water will freeze. The water will make its way up under the roof shingles and then freeze. Constant freeze thaw cycles will shorten the life of your roof surface. I just had my roof replaced at my home. The manufacturer’s warranty states that the warranty does not cover damage due to, “Inadequate ventilation”. Inadequate ventilation will cause the roof surface and the sheathing (plywood) below to get way too hot in summer and the freeze damage mentioned in winter. Proper ventilation helps in all seasons.
  2. I’ve had this come up twice in the last few weeks. A situation that I don’t believe any homeowner would notice but one that will be identified as a SAFETY issue on an inspection report. Many homes have had old oil furnaces replaced with newer gas furnaces. Perhaps the water heater too. I came across this situation this week. A couple of weeks ago I saw an old wood burning fireplace converted to a gas fireplace. The old designs for both these houses had oil or wood appliances and properly designed and sized flue pipes were originally built. The clay flue pipes inside the chimneys were built to a height that allowed the hot (oil or wood) exhaust to rise up the flue and exit the chimney where the vapors cooled. Please note that the exhaust is very caustic and when it cools it condenses into water which is also, caustic.   Comparatively, believe it or not, gas appliance exhaust isn’t as hot as oil exhaust or wood smoke.

When the gas exhaust enters the clay flue in the original chimney, since the gas doesn’t start out as hot, it actually cools and condenses before it leaves the clay flue pipe. The caustic materials in the gas have now attached, mixed with water, inside the clay flue pipe. Over time this caustic water can corrode the clay, the mortar connection clay sections and the mortar and brick of the chimney’s structure.

When the appliance is upgraded to gas, an insert should be installed. The metal flue duct will reduce the diameter and make the draft characteristics of the metal flue pipe much more efficient and appropriate for a gas appliance.

Conclusion

Regardless if you are buying or selling a home, it is a significant transaction either way. Buy with confidence and sell with pride by having Regal Home Inspections, LLC conduct your inspection. We look for things that you probably never considered. That’s why we can help you avoid issues and delays in closing when the buyer and seller are of different minds on whom should address inspection item A, B or C. We can help get some of them out of the way for the seller or help the buyer identify issues that may not be obvious.

Regal Home Inspections, LLC starts every inspection with the presentation of a folio of information for the client. That folio includes general information but also includes a written introduction to the inspection. I present an initial overview of the main elements detailed in this article; Laws that govern the inspection process, areas that will be inspected and more. I believe this is unique to the service that Regal Home Inspections, LLC provides.

I would appreciate your comments about this article. Please email your comments to frank07722@gmail.com

About the author. I am a NJ Licensed Home Inspector. I am the owner and Inspector at Regal Home Inspections, LLC. In addition to being a New Jersey Licensed Home Inspector I am also a NJ-DEP certified Radon Measurement Technician and Regal Home Inspections, LLC has also collected samples for lead paint, allergens and mold. We are affiliated with the state’s best labs that perform the sample evaluation and testing. We can also help facilitate the testing of septic system and numerous aspects of oil tank evaluations. This includes oil tank integrity testing, tank locate services and soil samples. We work to ensure that the house you’re buying is sound or that you know of any issues.

Understanding the Home Inspection – Setting Expectations

Understanding the Home Inspection

Setting Expectations

By Frank J. Delle Donne, Licensed Home Inspector

Originally Posted April 30, 2014

Updated June, 2015

For most people, purchasing a house is the largest purchase they have thus far made. Help ensure that you, “Buy with confidence. Sell with pride” ® by using Regal Home Inspections, LLC.

Introduction

In accordance with New Jersey Administrative Code (NJAC) Chapter 40, Subchapter 15, as of May 29, 2003, “No person shall perform or hold oneself out as permitted to perform a home inspection nor represent or call oneself a home inspector unless licensed pursuant to NJAC 13:40-15.5 or 15.6.” 

The aforementioned licensing is well documented in the NJAC and requires a potential home inspector to take approved training from an authorized training service in accordance with the Standard of Practice as detailed by the American Society of Home Inspectors (ASHI) as stated within the NJAC. The candidate is also required to perform forty hours of field work and take a national home inspection test. The candidate must also apply to the state of New Jersey to obtain a home inspection license number. Regal Home Inspections, LLC is licensed with NJ State License number 24GI00125100.

A license may also be obtained if they were in the business prior to May 29, 2003 or if they performed over 200 inspections as an apprentice inspector while working for a licensed inspector.

Starting one’s own inspection business, like Regal Home Inspections, LLC, requires further documentation such as proof of a legal business, Federal Tax information, proof of state regulated minimum insurance (types of coverage and amounts) and other pertinent information must be provided.

Ask your home inspector to provide a copy of their license, proof of insurance, etc. Every inspector must have their state issued license on their person when they are performing a home inspection.

The Inspection

Contrary to popular belief, a NJAC home inspection IS NOT a “to code” inspection. An inspector will not “Determine compliance with codes, regulations and/or ordinances.” according to the NJAC. Please note that this description below is an overview and not intended to cover or address every detail of the NJAC.

The process and procedure of the home inspection is very well documented in the NJAC. New Jersey has these, highlighted requirements (this is not a complete list):

  1. Within 24 hours of setting an appointment (scheduling a date) the inspector must provide the client with a written contract. The contract can be emailed of course but the NJAC cites exactly what the contract must address. A few examples include the date/time of the inspection and the cost. Regal Home Inspections, LLC’s Inspection Agreement is comprehensive and asks for the client’s signature. On a side note, after it is signed, the home inspection company must retain a copy of the signed agreement for five years.
  2. The inspector must provide you with a Home Inspection Report. Click Here For Sample Report Regal Home Inspection, LLC’s reports are very thorough and comprehensive. We use photographs and written text to document our findings. Many photographs are captioned in addition to the detailed explanation. I use arrows and circles to additionally highlight areas of concern or interest in a photograph. One should not rush through the reporting process and quickly hand you a report as they are getting into their car. For every hour I spend on site doing my visual inspection I spend at least another hour preparing the report. Some inspectors simply use a checklist. While technically legal, it does not provide a detailed account of the findings. Some inspectors prepare their inspection report on site. I do not believe that they are providing you with the best service possible. The report is the product you are buying. Insist on a thorough report with a detailed section as well as a Summary Section. At the request of an attorney, early in my inspection career, I was asked to include a Summary Section. This attorney didn’t want to have to read the entire report to find the Material (aka Major) Defects or Safety items. My report contains a Summary Section that re-lists the Material Defects and Safety items that were found during the inspection. The main body of the report has all the detail, photos, maintenance suggestions, serial numbers as well as those important items that are mentioned again, in summary form, in the Summary Section.
  3. The overall inspection and the report must include a description of the Systems and Components inspected as well as a list of any of the specific areas (mentioned below) that were not inspected and why. These are called “Limitations”. For example, during the months of January and February 2014, on many inspections the roofs were completely covered with snow. If inspector’s safety is an issue or due to a condition like complete snow cover, it is accepted that the roof may not be inspected. However, it should be noted in the report as a limitation. As detailed in the NJAC, the Systems and Components to be inspected include:
    1. Structural Components
    2. Exterior
    3. Roofing
    4. Plumbing
    5. Electrical
    6. Heating & Cooling
    7. Interior (doors, windows, walls, etc.)
    8. Insulation and ventilation
    9. Fireplaces, wood stoves, etc.

Recreational elements aren’t listed including spas, swing sets, etc. There are items that are not part of a home inspection, both inside and out. Areas excluded include pools, sheds, etc.

  1. The report should state the significance of the findings. Specifically, were there any “Material Defects” (aka Major Defects) found? And if there were, “Provide recommendation…to repair, replace or monitor a system or component or to obtain examination and analysis by a qualified professional, tradesman… without [the home inspector] determining the methods or costs of corrections”.

This leads us to the core of the discussion and often a bone of contention between inspectors and real estate agents, buyers and sellers. What is a Material Defect? The following definition is an exact quote from the New Jersey Administrative Code Chapter 40, Subchapter 15.

“ ‘Material Defect’ means a condition, or functional aspect, of a structural component or system that is readily ascertainable during a home inspection that substantially affects the value, habitability or safety of the dwelling, but does not include decorative, stylistic, cosmetic, or aesthetic aspects of the system, structure or component.” 

As we read this important definition, what are some of its key elements?

  1. The aspects are limited to the Systems and Components as mentioned in 3) a. – i. above.
  2. They are “readily ascertainable.” Remember, this is a visual (and non-destructive) inspection. The inspector is usually hired by the prospective buyer and the prospective buyer does not yet own the house. The inspector does not cut holes in finished basement walls to see if the foundation behind it is sealed, dry and well insulated. The home inspector IS NOT even required to move furniture or storage boxes if these items are prohibiting the inspector from accessing one of the systems or components. Ascertain means to find out or to learn with certainty. Home inspectors should not guess. So the condition or situation must be easily (readily) learned with certainty (ascertained) during the inspection.
  3. “Substantially affects”. Substantially is defined as, “considerable in quantity, significantly large”. “Affect” is defined as “to produce a material influence upon or alteration in”. Does any matter associated with a system or component have a significantly large influence upon the system or component so that it causes a problem with the value, habitability or safety of the dwelling?

This is where the home inspector should apply their training. Let’s look at an example. A “beam” refers to a main structural, element supported at its end points usually by the foundation wall and mid span by columns. It could be a large piece of wood or a steel I-beam.   A “joist” is a smaller structural member that often rests on top of a beam (perpendicular to the beam) and it is the structural platform for the floor of a house. A beam should never be notched, cut or have any holes in it. A joist, within reason, can have holes and/or notches. A hole or notch in a beam is a material defect. A hole or notch in a joist may, or may not be a material defect. A notched beam affects the habitability of the dwelling. It needs repair. It is not the inspector’s responsibility to say “the beam will break if you dance on the floor above.” or “a strong wind will cause the house to collapse”. A beam should never be notched! This situation needs to be analyzed by an architect or structural engineer and repaired by a qualified technician or tradesman as that expert deems necessary.

Here’s another that causes angst. A typical forced hot air furnace may have a useful life of 10 – 15 years. In this example, the home being inspected has a forced hot air furnace that is 25 years old. The furnace is part of the HVAC system and it is definitely an element of the home that is inspected. Let’s assume the furnace works. It heats the house but it is 10 years past its useful life. The inspector needs to state the facts; A) The furnace is 25 years old.  B) Furnaces typically last 10 – 15 years. C) This furnace is past its expected lifespan. It could stop running any day or it may continue to provide heat for years to come. You can’t tell what may happen during the course of a brief furnace inspection. They should, at least, provide information so the buyer can make an informed decision. The inspector should state the facts and advise the buyer to seek the services of a furnace expert for further analysis. If the buyer (client) wants to negotiate with the seller, prior to closing, for a new furnace that is their option. The age of the furnace may have been part of the seller’s disclosure and a new furnace is already factored into the asking price of the house. That’s not for the inspector to get involved with.

Let’s consider some examples. Those that I think have obvious answers are not answered (like #3 and #5).

  1. A hole in the roof is a material defect.
  2. A furnace that is leaking carbon monoxide gas into the house is a material defect.
  3. Is a closet door that sticks a material defect?
  4. If the pump in the hot tub in the back yard isn’t working, is that a material defect?
  5. Wallpaper is peeling in the kitchen. Is that a material defect? If the cause is a hole in the exterior wall that is allowing moisture to enter the wall it very well may be. If the wall paper is peeling because it wasn’t installed with the proper wall paper glue, it is not.
  6. A kitchen floor tile is cracked. Is this a material defect? If the tile is cracked because someone dropped a hammer on it then no, it is not a material defect. If the tile is cracked because the floor and beam beneath it are falling, then it’s an indication of a material defect elsewhere. You have bigger problems.
  7. A broken electrical outlet above the bathroom sink? Is this a material defect? Does this pose a safety issue for the occupants? Yes, it is a shock hazard.
  8. How about a crack in the sidewalk or a railing that is missing on the front porch? Are either or both of these material defects? They may, or may not be. It depends on the details of the situations and herein hide the challenges for inspectors.

Your inspector shouldn’t be an alarmist. They can point out items that are not material defects in the interest of helping the buyer understand maintenance issues or things that might require maintenance in the near or distant future. They should stay focused on those items that NJAC requires; System and Component Descriptions and Material Defects.

Optional Services

An inspector may provide additional services, but please be aware that some services also require their own licensure or certification and some do not. As an example, NJ Department of Environmental Protection (NJ-DEP) requires certification to set and collect devices for a radon tests.

As of this writing, New Jersey does not require regulated certification or licensing to collect samples for lead paint, allergens, mold or conduct indoor air quality tests. The inspector should be familiar with the sample collection procedures. For all of these the inspector is facilitating the test by collecting the sample(s) and sending it (them) to a licensed laboratory in the state or elsewhere (but licensed by the state) for analysis and reporting. Often times the inspector can help you understand the findings of the report.

Summary

  • The home inspection professional must be licensed and insured in NJ.
  • A contract must be tendered in a timely manner so the client (usually the buyer) and their lawyer have a chance to review the agreement.
  • Inspection is visual, non-destructive.
  • The inspection must produce a written report.
  • The report must include a description of the aforementioned Systems and Components.
  • The report must include an accounting of any Material Defects found, implications of those defects, if not self-evident, and recommendations (bring in an expert, etc.).

Conclusion

Understanding the intended scope of a home inspection is important and it is the responsibility of the home inspector to set those expectations such as the systems and components to be inspected as listed earlier and that this is neither a “to code” inspection nor an inspection for cosmetic blemishes.

Regal Home Inspections, LLC starts every inspection with the presentation of a folio of information for the client. That folio includes general information but also includes a written introduction to the inspection. I present an initial overview of the main elements detailed in this article; Laws that govern the inspection process, areas that will be inspected and more.

I would appreciate your comments about this article. Please email your comments to frank07722@gmail.com or you can call on 908 902 2590.

About the author. I am a NJ Licensed Home Inspector. I am the owner and Inspector at Regal Home Inspections, LLC. In addition to being a New Jersey Licensed Home Inspector I am also a NJ-DEP certified Radon Measurement Technician and Regal Home Inspections, LLC has also collected samples for lead paint, allergens and mold. We are affiliated with the state’s best labs that perform the sample evaluation and testing. We can also help facilitate the testing of septic system and numerous aspects of oil tank evaluations. This includes oil tank integrity testing, tank locate services and soil samples. We work to ensure that the house you’re buying is sound or that you know of any issues.

Pre-Listing or Seller’s Inspection

Pre-Listing or Seller’s Inspection.

Why is it the right thing to do?

By Frank J. Delle Donne, Licensed Home Inspector

January 9, 2014

About the author.  Frank J. Delle Donne is a NJ Licensed Home Inspector, owner and Senior Inspector at Regal Home Inspections, LLC.  and a member of the New Jersey Association of Licensed Professional Home Inspectors (NJ-ALPHI) & the National Association of Certified Home Inspectors (NACHI).  Frank graduated from Pace University in New York City and he is a 30+ year veteran of the telecommunications industry.  Frank founded Regal Home Inspections, LLC and is building it into the most professional, comprehensive and thorough inspection company in New Jersey leveraging his technical skills as well as his professional sales skills learned during over 3 decades of industrial sales.    Regal Home Inspections, LLC can also test your house for radon having exceeded the NJ requirements to obtain a Radon Measurement Technician certification.  Indoor Air Quality, Mold and Allergens are also tests we can provide for real estate transactions or for the self motivated, concerned homeowner.  We can also facilitate testing of septic systems and oil tanks; tank integrity and soil tests below ground.

Introduction – Preparing to List Your Home

Most homeowners like their homes.  They’ve probably lived in it for a number of years and, for whatever reason, are compelled to sell.  Perhaps it’s to downsize or upgrade.  Perhaps to relocate to a new area, move to a better school district, move back home or away from the in-laws.  Whatever the reason, you have decided to sell your house.  So what’s next?  You contact a Realtor® or a number of agents.  You compare recent sales in your area or, “comps”.  You think about an asking price and perhaps a minimum price and think, “I won’t go below this price or that.”.  You consider the balance on your mortgage, interest rates for a new mortgage and how much new home you can afford to buy.  Your new commute, your new local taxes, and you should consider the condition of your house.  There are lots of things, right?

Perhaps the last point is one that you should give some extra consideration to.  Why?  We all know that it’s the buyer’s market.  A qualified buyer with a no-contingency purchase, good credit and ready to move in is what every seller is looking for and for that purchaser, there are probably numerous options for them in your area, in that school district, with an easier commute, etc.

So how do you attract the buyer to your house?  Well, you could drop the price or initially set the price so low it sells in days.  In my opinion, if you see a house that has a contract for sale within a few days of its listing the price was probably set too low.

Sprucing Up Your Home – Curb Appeal and Neutral Colors

I am no strange to these real estate sales TV shows.  Whether it’s someone flipping a house or a team of experts showing someone how to prepare their home for sale, like them or not, they have a point.  Homes with great curb appeal and those that present well inside will sell faster than a house that looks like it needs significant repairs and improvements.

I don’t think anyone disagrees that a new coat of paint in the rooms and halls, steam cleaning the rugs, lighting a few scented candles or baking a batch of chocolate chip cookies or an apple pie during the open house will help present the house well.  Good work.  Your plan to appeal to the senses seems to have worked.  You get a contract and it goes into and out of attorney review and then the buyer schedules a home inspection.   This is when the items in disrepair and other issues come to the surface quickly surpassing the positive benefit of the coats of paint and aroma of the pies and cookies.  And you start thinking, is the deal going to go south?

Solution

While there are no guarantees in life except death and taxes, you can help minimize the potential for a last minute deal crash by having Regal Home Inspections, LLC perform a Pre-Listing or Seller’s Inspection.   As you may have read in some of the other articles I have written, there are numerous problems that I find that a homeowner isn’t even aware that I will be looking for.  The step on your front porch that measures 9 inches high, the downspout that dumps all the rain water off your roof next to your basement wall then the water enters your basement!  Or the simple electrical outlet problem that becomes a highlighted safety item in my or any inspector’s report.  Even something as simple as having (or not) the service records for your heating system and central air conditioner could result in price negotiations with the buyer at the last minute.  This is particularly important if those appliances are more than 10 – 15 years old.

The solution is to get a Pre-Listing or Seller’s Inspection.  Share that information with prospective buyers.  Perhaps correct as many as possible.  Show the buyer that you are diligent and thorough too.  You can, “Sell with Pride” and you can help them, “Buy with Confidence” as we say here at Regal Home Inspections, LLC.

Even if you don’t lift a finger to correct any of the items a Pre Listing or Seller’s Inspection may identify, you can at least use that information in your Seller’s Disclosure and state that the asking price has been set with these inspection items in mind.  Then when the buyer’s inspector finds the same issues, they are not a surprise to you or the buyer.

As we all know, if you get a buyer to agree to $X for your home and then the Inspector finds numerous safety and major defect items (items that a Pre-Listing or Seller’s Inspection would have found) the buyer is going to demand a reduction in price to fix those items.   You will either lose the sale or reduce the price.  This price concession can be for the water heater that’s perfectly fine but it’s 12 years old or the 100 am circuit breaker panel that many consider inferior for today’s living.

Summary

If the cost of a Pre Listing or Seller’s Inspection is $350 but it saves you $10,000 in last minute price concessions is it worth it?  If the inspection costs $450 but it saves you $5000 in last minute negotiations with the buyer or having to hire a plumber or electrician at premium wages to fix a problem  at the last minute to save the deal, is the $450 worth it?

Of course the Pre Listing or Seller’s Inspection is worth the cost.

I would appreciate your comments about this article.  Please email your comments to frank07722@gmail.com