Flippin’ Flippers

Flippin’ Flippers

by Frank J. Delle Donne  

October, 2022

Flipping houses has become an occupation for some. There are many homes that have been restored and updated by investors and DIYers. Many of them are very nice. However, as home inspectors, we’ve come across a number of flipped houses that fall under the category of what I call “Buyer Beware”. One such example was inspected October, 2022.

Due to some findings at this house, I was motivated to write this article as a word of caution to prospective buyers of flipped houses and a strong word of encouragement to hire a professional, licensed home inspector.  Your due diligence includes the inspection of the house including a termite inspection, sewer scope and tank sweep at least.  Most flipped houses are not occupied when you are thinking of buying it and have been empty for a while. Many flipped homes are old.

The standard, New Jersey home inspection covers structure, roof, electric, plumbing, etc. All very important things. I am also licensed to conduct a termite inspection and both inspectors here at Regal Home Inspections are also licensed to conduct radon tests.  Commencing in the very near future, one inspector at Regal Home Inspections, LLC will also be NJ licensed/certified to perform LEAD PAINT testing as well.

From what I’ve learned, anecdotally, many mortgage companies require a termite inspection. Even if yours does not, it’s very important that you hire a thorough inspector for Wood Destroying Insects (WDI).  WDI usually include termites, carpenter ants and carpenter bees. There are others but these are the three, most common.

While most houses should have a radon test, Monmouth County, for example, has a number of towns that are classified by the NJ DEP as, “High radon potential” areas. A few towns in Middlesex County and Somerset County. No towns in Ocean County are classified as high radon potential areas but we have seen homes with levels of radon that require mitigation. A radon test is important for a home you’re buying and periodic radon tests are important for occupied homes.

Back to the, “Flippin’ Flippers.”

The flip-house we recently did in Monmouth County had a nice looking kitchen and nicely renovated bathrooms and floors, etc. But what exists outside of the obvious is what matters. For this home, the major issues included:

Extensive, structural damage in the basement from termites.

Structural damage due to bad trade-practices in the crawl space and

Very poor implementation of aspects of the roof/plumbing vents and fan venting to the outside.

Termite Damage – Sometimes, termite damage is hard to find. It’s often limited and in a small area. Sometimes the indications are seen outside and sometimes inside. In this case, there was termite damage in a number of floor joists and in the subfloor. The termites rendered a number of joists as worthless for their intended purpose. Consequently, floors were no longer level and the structure of the house was compromised. Of course, following the NJ HI standards of practice, this is a material defect.  I’m going out on a limb and speculate that the flipper didn’t do their own inspection because this would have/should have been found.  In our report to the client we identified the problem, told them why it was important – damages the structure/reduces structural integrity – and advised them on what to do next. In this case it’s getting in an expert to provide a quote to repair and replace all the damaged wood so they can negotiate the purchase price with the flipper and receive some concession.













Structural Damage – While crawl spaces are not places I enjoy going, as I sometimes tell people, “Going into the crawl space was, “worth the price of admission”. In this same, flip-house there were two joists, under a bathroom no less, that had notches and split. These joists are holding up the weight of the tub and toilet and they are now capable of supporting a load that’s only a fraction of the joists’ intended strength.

Joist is poorly notched and now a split is forming from the weak point.
This notch significantly weakens the joist. Furthermore, both of these joists are below a bathroom. There appear to be some sagging in the joist at the notch. That’s understandable.









Roof issue. This is one for the Hall of Shame in my opinion. A sincere, “Thank you” to the flipper for making it so easy to identify.  From the outside of the house there were two elements of the roof that caught my attention. Now please note, the NJ home inspection laws require inspectors have an 11 foot ladder. Following the ladder’s safety instructions, that means I can’t get on a roof that more than, approximately 8 feet off the ground.  I also carry a 22 foot ladder but for this home, that too was not long enough. So, I use the telephoto lens of my camera and zoom into the roof as close as possible.

The first 2 photos below caused some concern when seen from the outside.







When I went into the attic, I could see what was actually done. To give you an idea, my first reaction was to use a descriptive word for the actions of the flipper such as, “egregious”. A quick Google search for the definition of egregious results in, “outstandingly bad; shocking.”  Yes, that’s how I felt. My inspection partner, Brian, told me to edit that out of the report so I did. I substituted it with, “poor craftsmanship” or something similar.  The conditions still are material defects. The conditions were these…

For the pipe boot seen from the outside (Right photo above), the craftsman, inappropriately left the plumbing vent short and inside the attic and stuffed a bathroom fan’s vent together at the bottom of the pipe boot. The boot is absolutely not intended for that configuration. Someone knew they were doing that work incorrectly and in a substandard manner but did it anyway.






For the first photo from the roof, someone just stuck the open end of a 4 inch diameter, flexible foil vent duct through the roof! That’s basically a 4 inch diameter hole in the roof.  For both of these things, what were they thinking?

Water will enter the vent and collect at the bottom of the duct inside the attic. The potential exists for either the duct to leak onto the ceiling above or the water accumulate so much that it starts draining out of the ceiling fan in the bathroom!









Bottom line, these matters were found and properly reported back to the client. There were also other findings that require attention; Electrical, safety and maintenance items (Like clogged and loose gutters).

Bottom line, hire a capable inspection company. Although you have to pay for these things, get the inspection, oil tank sweep, sewer scope, termite inspection, radon test and even a lead paint inspection.  There are also other things that may or may not apply such as pool inspections, Level 2 chimney inspections, etc.  If you have any questions please call Brian Delle Donne at 732 740 8365 or Frank at 908 902 2590.


Photo of Frank and Brian Delle Donne | Father And Son Home Inspector Team Brick, NJ | Taken August 5 at the conclusion of an inspection in Belmar, NJ.

Working Hard For Our Clients | Home Inspector Monmouth County NJ

Selecting the right inspector for your needs.

There are probably near 1000 licensed and active home inspectors in New Jersey. I started Regal Home Inspections, LLC in late 2013 after 33+ years in the telecommunications industry. While in the telecom industry I learned the vital importance of the customer. In that industry a client was usually a repeat customer so it’s not like a car salesman that sees someone once or perhaps once every 3 or 4 years.

While the home inspection business requires a sales effort, it’s usually not a repeat sale.  The vast majority of times we do an inspection once for a buyer, they move in then usually that’s the last we hear of them.  I’ve never counted but there are some repeat customers. Maybe the first house didn’t work out and they keep looking. Sometimes it’s the inspection report that scares someone away but sometimes it’s financial such as the house not appraising as high as it was priced for. We’ve done inspections for people and then a few years later when they move again, into a bigger home or nicer neighborhood and call us again. And frequently, while not a repeat customer, we get referrals from past customers for children, family members or friends. One of the things that I’m proud of is that I’ve received calls from attorneys and their statement is usually along these lines; “You did an inspection for my client, and I liked the report and the thorough job you did. My child (Or friend or they) are buying a house and can you do that inspection?”

Closing attorneys see lots of inspection reports and having them ask me to do an inspection for them or an acquaintance is special.

I received an email on March 28, 2022. This is a quote from that email. “You did the home inspection for the buyer of my home located at ### Hayes Court and although I wanted to choke you at the time, I thought it was a very good inspection and was wondering what the cost is as I need one done for a home I’m purchasing in…”

I’m proud of that statement. We mean no harm or inconvenience to the seller but we’re there for the buyer, following of course, the Standards of Practice set forth in the NJ Home Inspection Administrative Code. I’d like to apologize for the grief we caused when he was playing the role of the seller (Back in February).  He did hire us and I think he was happy with the thorough inspection we did for him, this time, as the buyer and client.

Big or small we’d appreciate an opportunity to conduct your inspection. When considering inspectors please ask for a copy or sample report. We are proud of the work product of the inspection, our report.  Since my 1st inspection on October 4, 2013, my son and business partner and/or I have conducted over 3000 inspections. We’d appreciate an opportunity to provide you with a quote for an inspection and, conduct your home inspection.

Other Services | Certified Home Inspector Monmouth County NJ

home inspector monmouth county njRegal 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!

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.


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.


  • 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.).


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?


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.


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