St. Louis Real Estate Voice - Building Inspection - Fireplaces

Filed under: Building Inspection News

Are you going to use your fireplace this heating season. . .you better read this!

Cooler weather is right around the corner and homeowners should consider getting their fireplaces ready for service for those cold winter nights. Home buyers who are purchasing a home with a wood burning fireplace should ensure that the homeowner has properly maintained this appliance. A standard ASHI inspection will address most concerns a buyer may have during the real estate transaction inspection. The inspector will know when conditions require further evaluation.

The National Fire Protection Association, (NFPA) has addressed the minimum chimney inspection standards and classified three levels of inspection.

A level one inspection includes the readily accessible portions of the chimney exterior, the interior fireplace, and portions of the chimney connections that are accessible. The inspector should be looking for the basic soundness of the chimney structure and flue as well as the basic appliance installation and connections. The inspector should also verify if the chimney is free of obstruction and there is proper clearance with combustibles in accessible locations including basements, attics, and crawl spaces. Level one inspections should be included in your report, in the fireplace section, at the time of the real estate transaction.

Level two inspections includes inspecting everything listed in a level one inspection with the addition of video scanning equipment to examine and positively determine if the internal surfaces and joints of all flue liners incorporated within the chimney are performing as intended. No removal or destruction of permanently attached portions of the chimney or building structure is required by a level two inspection.

When a level one or two inspection suggests a hidden hazard and the inspection cannot be performed without special tools to access concealed areas of the chimney or flue, a level three inspection is highly recommended. Removal or destruction, as necessary, of permanently attached portions of the chimney or building structure will be required to positively determine if safety hazards or conditions exist.

Your home inspector will be able to advise you of the appropriate level of inspection needed for your particular house. In addition, regular yearly inspections are recommended for all chimneys, fireplaces, and vents. Each year unsafe chimneys cause significant numbers of injuries and deaths, and account for more than $200 million in property losses. Don’t become a statistic, get an inspection.

Posted by Harry Morrell   |   Read More   |   1 Comment »   |   10.07.2008

St. Louis Real Estate - Building Inspection - Termites

Filed under: Building Inspection News, First Time Home Buyer, For Buyers

TERMITE INSPECTIONS FOR REAL ESTATE TRANSACTIONS by Harry Morrell, Allied Building Inspections LLC

A full building inspection for a house involved in a Real Estate transaction does not necessarily mean that a termite inspection is included. Inspectors must have a special license in the state of Missouri to inspect for termites. It is true that inspectors will call out wood structural components that have been damaged by termites, whether the damage is significant or just minor. However, observing and reporting termite presence will not generally occur if a full termite inspection is not included with the building inspection. Keep mind that when a buyer orders and schedules an inspection for a house they bought, their inspector will deliver them a report describing the conditions of the major structural and mechanical components of the house only. Read the rest of this entry »

Posted by Doug Aegerter   |   Read More   |   Your Comments Are Welcome!   |   08.11.2008

St. Louis Real Estate - Building Inspection - The Report

Filed under: Building Inspection News, First Time Home Buyer, For Buyers

UNDERSTANDING THE REPORT by Harry Morrell, Allied Building Inspection, ASHI Certified Inspector

Home inspection reports have made dramatic changes from its earliest beginnings of 25-30 years ago to now. Although there still are old time inspectors providing hand written check lists type reports, most of today’s inspectors provide comprehensive computer generated reports that include color digital pictures. Even though these newer upgraded reports look spectacular compared with the obsolete hand written check lists, a new set of problems and concerns has raised its ugly head.

There are a wide variety of home inspection computer software programs on the market that today’s home inspector’s use. Inspector’s usually purchase the shell of the program and are able to boiler plate whole paragraphs that describe certain mechanical and structural components. Additional paragraphs can be built to describe the defects or conditions for any mechanical or structural component as well. These boiler plate paragraphs can be entered into the report by a click of the mouse. This allows the inspector to provide a 25-30 page report with photos in about 30 minutes. There are also inspectors that are capable of providing on site computer generated reports similar in length, but usually formatted by a check list. The downside of this is that the boiler plate paragraph may not apply to your particular house.

Home buyers should be aware of and question any technical type verbiage that appears too vague or confusing in nature. Reports should be simple and easy to read as well as being comprehensive. For example if an inspector merely states that the roof needs further review by a qualified roofing contractor, he may be cutting the client short. This leaves an opening for the roofer to recommend a new roof when the roof may still have several years of service left. It leaves the question of what exactly is the general condition of the roof unanswered. If the inspector states that 45% of the roofing has significant deterioration, and missing and damaged shingles, then goes on to recommend a new roof, there is no need have a roofer further evaluate the roof, just replace it.

This type of reporting can apply to any structural or mechanical component as well. If you are reading a report describing the electric service panel as appears to be OK, but better have a qualified electrician further evaluate it just in case. The buyer may be getting short changed. If the inspector noted rust and corrosion within the interior of the panel, burn marks on the conductors and connections, and conductors running across the bus bar, the inspector probably did a pretty good job inspecting the service.

A good inspection report should include a summary of defects and conditions on each and every structural and mechanical component, as well as a comprehensive narrative with photos expounding on the summary. All this should not include repetitive and ambiguous statements. A verbal summary, with a photo slide show by the inspector after the inspector should give the buyer a pretty good idea of the level of competence of the inspection and of the finished report. All buyers should thoroughly read their report and then read it again. If there is anything that the buyer does not understand or feels the inspector missed, there is always only one thing to do, CALL BEFORE CLOSING!

Harry O. Morrell
ASHI Certified Inspector  

Harry can be reached at harrymorrell@stlouisrealestatevoice.com

Posted by Doug Aegerter   |   Read More   |   Your Comments Are Welcome!   |   06.06.2008

St. Louis Real Estate - Building Inspection - New Construction

Filed under: Building Inspection News, First Time Home Buyer, For Buyers

NEW CONSTRUCTION INSPECTIONS by Harry Morrell ASHI Certified Inspector, Allied Building Inspection

For those buyers that are considering a new home purchase and believe the home inspection should be waived just because it is a new home, BEWARE. There are many circumstances to consider when buying a new home relating to the inspection process in general that buyers should know.

If you are buying a home close in to the metropolitan area from a well known and reputable general contractor chances are that the home will be well built and up to code. However, consider that this well known builder uses many sub contractors who can always have that one bad day or are in a rush to get to that next job. Short cuts occur all the time even in those multi-million dollar homes. In the world of construction speed is everything and sometimes digs right into the heart of the quality and craftsmanship that all home buyers want. Your home inspector will go back over all the important and significant structural and mechanical components to make sure you are getting the quality that you are paying for. Remember code inspectors do not do a top to bottom inspection. If you are buying a home out in rural areas from a weekend/amateur home builder, I have four words for you, GET A HOME INSPECTION!

New construction inspections can be grouped into three major categories:

1. Phase Inspections
2. End of Construction Inspections
3. Warranty Inspections

Phase inspections are recommended for the buyer that is purchasing a new home in a rural area with no or little code enforcement to ensure good building quality and safety and usually includes the initial foundation pour, framing, mechanicals, and roofing.

End of construction inspections are the most common and usually are more than adequate for any purchase close in the metro area.

Warranty inspections are a great idea for builders who offer a one year top to bottom warranty.

Home owners can get their inspector to perform a top to bottom inspection before that one year warranty expires. Most common defects discovered during these type inspections are foundation wall cracks, leakage or water/moisture intrusion, concrete pad settlement, and drainage and grading issues.

Most home inspectors have a solid general background in residential home building and have looked at thousands of homes during their career. Do not get side tracked by that new home being perfect. Spend a little now for an inspection to avoid paying more for a major repair or replacement later.

Harry O. Morrell can be reached at harrymorrell@stlouisrealestatevoice.com

Tags: St.+Louis+Real+Estate, New+Construction, Home+Buyers, ASHI+Building+Inspectors

Posted by Doug Aegerter   |   Read More   |   Your Comments Are Welcome!   |   05.09.2008

St. Louis Real Estate - Home Inspection - Legalize

Filed under: Building Inspection News, First Time Home Buyer, For Buyers

THE LEGALITIES OF HOME INSPECTIONS by Harry Morrell, ASHI Certified Inspector, Allied Building Inspections

Sellers and most always buyers are somewhat confused or do not understand the legality of Real Estate transaction home inspections in the state of Missouri. First and foremost a real estate transaction inspection, whether it be a full building inspection, a termite inspection, a Radon test or a combination of all three is not mandated by state law, nor is the findings by the inspector and the written documentation resulting from the inspection mean that the owner or seller of the home or building is mandated to repair, replace, or improve defects discovered during the inspection.

Listing agents often relate to me the hard time they have explaining to the home owner why they should improve some significant defects when no state law mandates their repair or replacement. My explanation to buyers is much simpler. I advise my clients, (mostly buyers), that the main purpose of their home inspection is for them to be able to make a common sense and intelligent decision on their purchase based upon the condition of the home at the time of inspection. If there is significant structural damage and defects, some buyers may decide to move on to another home even if the seller agrees to repair and improve. Minor mechanical and structural defects and concerns can be negotiated for repair or replacement, but the buyer must realize that he or she will be dealing with three types of sellers.

1. One seller may agree to repair and replace all listed items that are defective. This would be a motivated seller who wants to move the home.

2. Another seller might acknowledge that these defects are real and significant but will tell the buyer to fix them if the buyer wants the house. The seller might not care if the house gets sold or not.

3. Still another seller might say that he will repair the plumbing if the buyer agrees to repair the electric. This is called negotiating and your Realtor will be able to be in your corner for this.

What if your inspector finds extremely high levels of Radon gas in the house, and extensive Termite damage along with a live infestation of termites in the house? Then the seller most certainly will have to make the repairs and improvements, right?? The answer is pure and simple.

ABSOLUTELY NOT!

The seller will have to disclose these items to the next potential buyer, and will certainly have a very difficult time in selling his house, but he does not have to make any repairs or improvements. All buyers should be prepared to run into difficult sellers who do not want to bargain in good faith and move on to that next home. There is a lot to choose from. It is a great buyers market, and sellers will find that they will find a great buy as well on their next home.

Home buyers should always remember and consider the alternative when difficult sellers refuse to negotiate. Just imagine if you purchased the home without an inspection and discovered thousands of dollars worth of defects a year after you moved into the home. Be sure and ask your inspector what he considers a significant or minor defect. Most veteran inspectors will have no problem giving you an estimated dollar cost guide on repairs and upgrades as well. Make sure your inspector in ASHI certified.

Harry can be contacted at harrymorrell@stlouisrealestatevoice.com

Tags: St.+Louis+Real+Estate, St.+Louis+Home+Inspection, ASHI, Home+Seller, Home+Buyer

Posted by Doug Aegerter   |   Read More   |   Your Comments Are Welcome!   |   04.01.2008

St. Louis Real Estate - Building Inspection - Basements

Filed under: Building Inspection News

BASEMENTS by Harry Morrell, Allied Building Inspections, LLC

Basements are common throughout the St. Louis metropolitan area, and are very popular for a variety of reasons. Extra storage space for one, but many of today’s home buyers look for more than just storage. Finished basements are becoming more and more popular for living, recreation, or entertainment rooms. Keep in mind that I referred to the basement as a room. When you install ceilings, walls, and carpets, that cold damp basement with bare concrete walls and floors suddenly becomes a living space in your house. This is exciting but there are serious concerns.

Early water control within basements in older homes was never a big issue. These typical stone foundation basement would seep ground water, which was absorbed by the dirt floor. When basement floors were first poured with concrete, floor drains were added and the slab was heavily pitched. This allowed the utilitarian use of the basement for mechanical equipment and laundering needs. As construction methods progressed, masonry block and poured concrete foundations were installed. Exterior drain tile systems were installed to help control high water tables, interior sump pumps were added as well to help with water problem. So far, an unfinished basement with laundry and mechanicals only is still not a big concern as far as water and moisture penetration affecting the interior spaces of the basement. The general feeling was, OK we have some water intrusion. The water will drain to the floor drain and we will have a nice dry basement in the summer.

Fast forward to the year 2008 with your up scale finished lower level, (Do not call my lower level a basement anymore) Finished walls and ceilings and expensive carpet make for a truly livable space for family and entertainment, however now more than ever you cannot afford to have any water or moisture intrusion at all. Mold can develop very easily and cannot be detected visually if you do not know what to look for.

Your home inspector will check these walls carefully with a moisture meter and scrutinize the exterior drainage, grading, gutters, and downspouts very carefully. In addition to making sure the sump pump is operational with a dedicated sump pump drain pipe, the inspector will recommend a battery back up for the sump pump to ensure the pump is operational when electrical service is interrupted. This is when you need that sump pump to do its job the most.

Your inspector will go over the details of the operation of drain tiles and sump pumps, and let you know the condition of the grading and drainage at the time of your inspection. Be sure and voice your concerns before investing in that expensive finish work.

Harry O. Morrell
ASHI Certified Inspector
ASHI#203651

Harry can be contacted at harrymorrell@stlouisrealestatevoice.com

Posted by Doug Aegerter   |   Read More   |   Your Comments Are Welcome!   |   02.28.2008

St. Louis Real Estate - Building Inspection - BOBI

Filed under: Building Inspection News

BE OBSERVANT, BE INFORMED by Harry Morrell, ASHI Certified Inspector, Allied Building Inspections, St. Louis , MO

As a home inspector, I cannot stress enough to home buyers and sellers alike to be observant and be informed. I believe it is your duty as citizens of this great country we live in to make it your personal responsibility to be observant and informed, especially when making an investment of a lifetime. I’m referring to the house you will call home and the home you will raise your family in, AKA the American Dream. Your home inspector will be able to help you with all the structural and mechanical questions you may have and help you make the right decision before your purchase or sell.

As a home inspector one of the many questions and concerns I get from my clients has to do with the roof and roofing material. Everyone knows that your home is your shelter and its occupants want to be dry and protected from the weather. Most of all my clients take a look at the roof and roofing on their first showing. The best and only way to inspect a roof and roofing is by walking the planes of the roof and inspecting the decking from the attic. This is where your inspector takes center stage.

One of the many specific concerns I get from buyers and sellers alike are those ugly black streaks marring the roofing material. These streaks can give a black eye to an up-scale well maintained home that appears to be professionally maintained inside and outside. There is no doubt about these ugly black streaks, you can’t hide them and pretend they are not there; however not all the news is bad news. To most buyers and home owners alike these streaks are specifically UGLY. It’s algae build up, and makes roofs look dirty and neglected and maybe causing significant damage. However, unless you get deep, thick growths, usually moss in valleys and/or on the sloped roof surfaces that can impede the flow of rainwater and force water under shingles or behind flashings, the problem is cosmetic only.

Problems arise especially when home owners try to power wash these stains away. The worst case scenario is that you end up blowing your roof away. At the very least you can damage and loosen the aggregate on your shingles and cause a significant service life reduction. I would always recommend a professional to take care of this type problem, and always encourage owners or future owners to stay off the roof. Traversing a roof is one of the most dangerous things a home inspector does during an inspection.

Professionals use special roof and deck cleaners for this type job, and never use power washing equipment. There are even special metal strips that can be installed to prevent future stains from occurring. These strips are placed and installed near the peak of the roof. As the rain water washes over the strips, the oxides of the metal travels down the roof, inhibiting algae growth. In addition I would advise home owners and buyers alike to request shingles that contain magnesium and copper granules in the top coating, or the aggregate or grit as some people call it. This prevents the staining from taking place.

Your inspector will go over these conditions with you in detail and show you close up digital photos of the conditions at the time of inspection. Be sure and ask your inspector any additional questions and concerns you may have. And remember; keep yourself informed, so you will be able to make the responsible decisions for the purchase of your life.

harrymorrell@stlouisrealestatevoice.com

Posted by Doug Aegerter   |   Read More   |   Your Comments Are Welcome!   |   02.01.2008

St. Louis Real Estate - Building Inspection - Grading and Drainage

Filed under: Building Inspection News, First Time Home Buyer, For Buyers, For Sellers

GRADING AND DRAINAGE by Harry Morrell, Allied Building Inspections

A big part of the foundation and structure inspection involves getting a real close look at the grading and drainage on the site that the house was built on. Home inspectors will have all their red flags up when they drive up to a house below street level sitting in a hole. Inspectors will not be surprised when structural issues are discovered under these type conditions.

The initial exterior inspection will usually begin with site conditions, including, drainage, grading, landscaping, large dead trees, vegetation hindering drainage or too close to the house, water ponding, and soil erosion. If these conditions are present and improper, the conditions may result in foundation and structural defects. Concrete foundation walls do not crack, leak, or fail by themselves. Concrete foundation walls are rated for 200+ years of service life. However, if drainage problems cause water to run into the foundation of a house, over the years significant damage can result. It should also be noted that Americans do not do maintenance well pay attention well. Homeowners that do not pay attention to and maintain their homes, sometimes ignore warning signs and defects indicating significant problems will be on the way if corrections are not performed, or until their home is inspected during a real estate transaction.

When an inspector observes cracks, displacement, bowing walls and leakage in the basement it usually does not end there. When concrete foundation walls begin to fail, the defects usually follow straight up to the top of the house. Starting with cracks and displacement on the walls, leakage and standing water in the basement, wood structural components, i.e., floor joists and wood built up beams can rack, split or move, the dry wall in the living spaces above will show signs of cracks around the windows and doors, windows and doors may jam and bind, interior ceilings will crack, wood structural components in the attic will be affected as well, trusses and rafters will move crack or rack.

The source of this nightmare scenario can be traced back to the grading and drainage issues that were neglected for all those years. It should be noted that these defects can be overlooked by a buyer that loves the location, design, and color of the house. The inspector will find these defects on the real estate transaction inspection though. As well as documenting the foundation defects the inspector will identify the source as well.

All these foundation defects can repaired, but anticipate pricey repair costs. Grading and drainage can be improved as well. Grading, re-grading, adding fill , cutting fill, installing grade swails, French drain, downspout drain pipe extension, and interior drain tile sump-pump system are just a few improvements that can eliminate grading and drainage issues.

My advice is for buyers to ask their inspectors about any further concerns they have on these issues and for sellers to have an inspector perform a pre-listing inspection on their house before their house goes on the market to identify these issues and avoid these deal killing issues during the transaction.

Harry O. Morrell
Allied Building Inspections, LLC
ASHI Certified Inspector

Posted by Doug Aegerter   |   Read More   |   Your Comments Are Welcome!   |   11.13.2007