St. Louis First Time Home Buyers need to read this before buying a home.

ATTIC VENTILATION

Attic ventilation is an important part of your home’s design and construction but is seldom noticed when home buyer’s are looking at their dream home. In the summer attic ventilation can help prevent heat build up, which will make your living areas cooler and more comfortable, help reduce air conditioning costs and help prevent premature roof shingle deterioration. The major shingle manufacturers require attic ventilation to validate the shingle warranty. In the winter attic ventilation can help prevent moisture buildup, which will help prevent wood rot, mold, mildew, and poor indoor air quality. Good attic ventilation, along with proper attic insulation can help prevent the uneven freeze/thaw cycle associated with snow on your roof that often leads to ice dams which can backup water under shingles causing roof deck and interior sheathing damage.

Did you know that the average family of four generates 2-4 gallons of water vapor a day through activities such as cooking, cleaning, showering, laundry and breathing? Some of this water vapor rises into your attic. Good ventilation helps remove this moisture before it causes problems such as wood decay, wet insulation, mold and mildew.

So, what does your inspector look for and how does he report on acceptable or marginal attic ventilation. Your inspector knows that the best way to ventilate the attic is with a balanced system. Ventilation must be low and high, or in other words, vents at the soffits or edge vents for intake and ridge vents at the peaks for exhaust. The best part of ridge vent installations is that the component is installed along the entire peak and ventilates the entire underside of the roof deck.

Your inspector will document conditions inside the attic and on the roof with photos and review with you all the conditions that are present at the time of the inspection to ensure that you understand all the important aspects of attic ventilation.

Good house hunting, and leave all the important structural and mechanical details to your ASHI inspector.

Harry Morrell
Allied Building Inspections, LLC
Inspector

LOW SLOPE ROOF SYSYEMS

A client called for an inspection last week and was concerned because the house did not have a roof. Actually the house did have a roof and the reason the client was not able to see the roofing on the roof structure was because the house had a low slope roof. This system is also commonly referred to as a flat roof. 

It is critical during the inspection process of a flat roof to actually achieve access to properly determine the condition of the roofing. This can be challenging if the inspector does not have the proper equipment or if there is not interior access to multi-family two or three story buildings. Good inspectors will contract with a boom truck to gain access. Sometimes multiple ladders may be needed to go from roof to roof or rear deck to roof to gain access. No matter how challenging it is, the inspector must gain access to properly report on the conditions of the roofing for the client. 

Even though these roofs are sometimes referred to as flat roofs, there should always be a minimum amount of slope directed towards a means of roof drainage to prevent water intrusion to the interior spaces. This is true even though low slope roofs use water tight membranes as opposed to the asphalt composition shingles used on steep pitched roofs that shed the water. If there is no slope or drainage system, it is highly likely that this roof will always leak. 

The materials used on today’s low sloped roofs have changed and improved over the years, but the concept is still the same. The system generally starts with either metal or wood decking, topped with a rigid layer of foam insulation or a base sheet that is attached to the roof deck. Roll roofing, Built up roofing, Modified Bitumen roofing, and Sprayed Polyurethane Foam are some of the most common type roofing materials that you will typically see on these type roofs. Your inspector will be able to advise you on the advantages and service life on these type materials. 

The inspector will typically report on blisters or bubbles, splits in the membrane, inadequate seals around roof penetrations, cracks or (alligatoring) in the membrane, and signs of water ponding. If a roof or sections of roofing have been repaired repeatedly, there is a good chance that there is a leakage problem that is either still active or will be again. 

Generally speaking low sloped roofing does not have as long a service life as pitched roofs with composition roofing shingles. Ask your inspector to take as many photos as needed to confirm his findings. Buyers do not want to install new roofing one week after closing. 

Harry O. Morrell

ASHI Certified Inspector

A crawl space is an area or portion of a space in a building or house, without a basement, between the surface of the ground and the bottom of the first floor. This space is usually less than normal headroom. This space is designed to permit access to components such as ductwork, wiring, and pipe fittings.

“This sounds like a great idea”, says Mr. and Mrs. Home Buyer, “Besides, we don’t need a basement for storage and we don’t care what our crawl space looks like, we will never go down there”

You may not want to go through a crawl space, but you better know the condition your crawl space is in. There are three concerns every buyer should be aware of when it comes to crawl spaces.

1) BUGS & CRITTERS – Dirt crawl spaces are a great place to live, thrive, and reproduce if you are a bug. There is even temperature, moisture, damp wood, and shelter. Spiders, beetles, centipedes, termites, and all kinds of other insects are found in dirt crawl spaces. Animals such as mice, (dead or alive) are commonly found in dirt crawl spaces. In some cases even rats, snakes, and small animals have been found in crawl spaces.

2) CONDENSATION – Because of the high humidity level in dirt crawl spaces, cool surfaces such as the earth at 55 degrees, concrete, and metal surfaces will sweat with water vapor condensing out of the air. This can result in rot, odor, and is a water source for critters.

3) MOLD & STRUCTURAL DAMAGE  – Mold spores, the seeds of mold, are everywhere. All they need to grow is organic material, such as wood, the right temperature range, and moisture. Dirt crawl spaces have the high humidity levels necessary for mold to grow. Humidity levels from 50%-90% are easily found in dirt crawl spaces even when they have never flooded. Mold can grow on dirt, insulation, framing, and even under your carpet on the first floor. Mold can reproduce by producing millions of floating airborne spores, which some people are very sensitive to. Spores even can be dormant for many years waiting for the right conditions to grow.

I hope I have the attention of all the buyers out there on the importance of knowing the conditions of a house with a crawl space. The good news is there are many solutions and improvements that can be recommended by your home inspector after the conditions are evaluated. Don’t panic, many of these solutions and improvements are not that pricey. If you truly love the house, you will make these improvements. Take your time, talk with your inspector, and make intelligent decisions for the safety and well being of your family.

Harry Morrell
ASHI Certified Inspector

Neither the State of Missouri nor any federal agencies currently have any regulations regarding investigation, evaluation, or remediation of mold. The front runners in the development of mold regulations include the states of New York, California, Minnesota, and Texas. 

A general home inspection during a real estate transaction typically includes looking for mold, and water/moisture intrusion. This is significant during the inspection of the interior.  Every home inspector should be aware of the legal consequences of mold in homes. In fact, mold litigation has been the chief reason for mold awareness in homes. Health issues and the affects mold has on adults and children have been debatable. However, the mere thought of going through trials and litigation over mold, health concerns, and law suits make the whole mold issue significant. 

A careful visual inspection for mold and water/moisture intrusion can eliminate 80% of the concern and responsibility of mold being in the home. The 20% of what is going on in between the walls that can’t be seen will always be there. Most good home inspectors will do a virtual photo scan of the entire house to document what the conditions were at the time of the inspection. However, all parties should be aware that lawsuits and litigation can raise its ugly head even when everyone has made a good faith effort to disclose and carefully inspect the property before the real estate transaction has closed. 

During the inspection the inspector will typically look for stains and/or mold and then try to determine the source of the stains. Mold does not appear out of the blue by itself. Sources are typically an interior water leak, or water/moisture intrusion from the exterior to the interior spaces or lack of or improper ventilation. If there is an unusual odor or musty smell, air monitoring should be considered. If mold is found, the inspector may also suggest taking a sample to determine and identify exactly what type mold is present in the home, toxic or allergenic. Both these procedures are separate fees from the whole house building inspection. 

Take time and talk with your inspector over all these variables and more concerning mold. You can’t afford not to know about mold in your home. And make sure your inspector is ASHI certified! 

Harry Morrell
ASHI Certified Inspector

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.

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.

When the buyers order a termite inspection as well, they should expect an additional fee, and a little more time for the inspector completing both the building and termite inspection. Having your home inspector provide you with the termite inspection is recommended for several reasons. Eliminating and coordinating two companies to provide you two separate inspections, a more objective report; the home inspector has no interest in treating the home for termites. The home inspector’s thinking is that if the home has termites, treatment is recommended. If no evidence of termites is found, there is no recommendation for treatment. Some pest control contractors may fudge just a little and say treatment is recommended when old or inactive evidence is present. Most home inspectors fee will be reasonable since they are there already doing a full building inspection.

Remember that a real estate transaction inspection is visual only. The same rules are applicable to termite inspections, remember, VISUAL ONLY!, no destructive testing or pulling walls apart. This does mean that termites can be present in your home and the inspector can give you a report saying that no termites were found. Don’t panic over this. Termites can be in your home for up to a year and do very little or minimal damage. Most times this damage does not require any repair at all. When termites stay in your house for any length of time, their colony expands and their numbers grow. The likely hood of trace evidence of termites during this time is high. Shelter tubes, fras, or droppings, and even runs in the dry wall begin to appear. Body parts and wings from swarm activity are found as well. Regular inspections are strongly recommended after you buy the house.

There are ways to ensure that it is highly unlikely that no termites at all are present when you buy your house. Destructive testing, bore scopes, termite sniffing dogs, and thermal imaging cameras are now used for termite detection. These inspections are very pricey and still can offer no absolute positive guarantee that no termites exist in your home, and are generally not recommended or even allowed for a real estate inspection. Remember, this is not your house yet and most owners are not going to allow inspectors to pull their house apart looking for termites.

The bottom line is this. Always get a termite inspection included in with your building inspection. Talk to your inspector about the current conditions of the house and if there are any conducive conditions that will attract termites to the house. Know all the available treatment options, and what to look for as a home owner during the year and seasons. And above all, don’t panic when you hear the words, TERMITE PRESENCE. The professionals will know how to deal with the problem.

Harry Morrell can be reached at harrymorrell@stlouisrealestatevoice.com

UNDERSTANDING THE REPORT

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

NEW CONSTRUCTION INSPECTIONS

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

THE LEGALITIES OF HOME 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

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