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

St. Louis Real Estate – Building Inspections – Fireplace

Filed under: Building Inspection News, First Time Home Buyer, For Buyers, For Sellers, Relocation Buyer, Unrepresented Seller(FSBO)

FIREPLACE INSPECTIONS by Harry Morrell, Allied Building Inspections

Cooler weather is nearing and home buyers will want to be sure that the fireplace and all its components are intact and operating properly. Fireplaces and their components are a big part of real estate transaction inspections and should be included in your inspection report when buying your home. An ASHI inspector is qualified to deliver a comprehensive report and inspection on the fireplace components. If the inspector observes red flags and safety concerns, a qualified chimney sweep will be recommended to perform any repairs, replacements, or service needed for safe and proper fireplace operations. A chimney sweep is qualified to perform a level three fireplace inspection, which is above and beyond what is needed for a real estate transaction inspection. The sweep is the best person to go to for repairs and improvements for any fireplace issue or concern.

There are two types of chimneys. One for the venting of gas fired appliances, and the other for fireplaces. This article only concerns information for fireplace components.

The fireplace inspection is focused on safety issues as well as structural integrity of the fireplace and chimney chase. Masonry chimneys shall be constructed on foundations of solid masonry or concrete at least 12 inches thick and at least 6 inches beyond each side of the exterior dimensions of the chimney. Footings should be installed below the earth frost line. Chimneys should be structurally sound, durable, smoke tight, and capable of conveying flue gases to the exterior safely. Clearances from combustibles is important and is something the inspector looks for. A two-inch clearance is required on a fireplace chimney in both interior and exterior installation. Chimneys are required to be lined with clay tile or approved metal liners. The inspector may not be able to totally view all flues from top to bottom. If there is any concern or blockage noted, a qualified chimney sweep should be recommended to service the unit before use. The actual brick chimney chase structure should be carefully inspected for cracks, displacement, deterioration, and leaning. Inspectors should be sure the structure is completely intact and sound, falling bricks can cause serious injuries.

The interior fireplace itself will be inspected for structural integrity, clearances from combustibles, and free of significant creosote build up. Creosote build up can result in devastating fires that are almost impossible to put out. Your inspector should raise a red flag and caution the buyer not to operate the fireplace until it is cleaned and serviced. Lighting and operating the fireplace is usually never done for real estate transaction inspections.

Wood burning stoves and fireplace inserts are popular and can certainly add warmth to a house as well as a pleasing decorative feature. However, most of these type units are added on to homes after the house was built and may have had amateurish installations. The unit itself may not be UL rated which raises additional safety concerns. The inspector should thoroughly inspect these appliances and recommend a qualified chimney sweep to make all necessary improvements and repairs for safe and affective service.

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

Harry can be contacted at HarryMorrell@stlouisrealestatevoice.com

Posted by Doug Aegerter   |   Read More   |   2 Comments »   |   10.28.2007

St. Louis Real Estate – Building Inspection Notes – Decks

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

Humpty Dumpty sat on his new deck, OPPS!

RESIDENTIAL DECKS by Harry Morrell, ASHI Certified Inspector

Residential wood decks that are attached to the house are popular in today’s housing market. The decks add to the value of the house and is a great way for homeowners to relax and entertain.

Deck construction on new homes usually are not a concern and most always, wink,wink have been constructed under a building permit obtained by the General Contractor from local authorities.

Decks on older homes should be inspected carefully, especially if no documentation exists on who built the deck, and if the deck was not constructed under permit with a deck plan. Safety issues with decks are a legitimate concern, deck failure including bodily injury has occurred across the country from poorly constructed decks. Your inspector should be thoroughly familiar with deck construction to provide you with a comprehensive inspection and report during a real estate transaction.

The deck should be constructed with a naturally decay-resistant lumber or a pressure treated lumber. The size of the wood columns and concrete piers that are required to support a deck is based on the square footage of the deck. The house itself is considered a support. Approved structural supports are very important and can easily be determined during a visual home inspection. A critical part of the structural inspection of the deck is the concrete piers. If the piers are too small a deck could settle over time, and become uneven, failure could also occur under severe circumstances. All piers should be a minimum 36 inches deep to go below the frost line. Structural supports and connections are important. Connections must resist lateral movements as well as uplift. An inspector can shift his weight on top of the deck to check for lateral movements.

Decks are usually connected to the house at the ledger board. The ledger connection and attachment is critical to insure the deck is safely and securely supported. Failure is common at this point if constructed by non-professional contractors. The deck ledger shall not be nailed to the house. It must be lagged or bolted to the rim joist, which in turn must be securely attached to the framing and structure and sitting on the foundation wall.

In addition, a professional installation should include that all deck boards, and wood structural components be stained and water proofed with approved materials to prevent deterioration and decay. All power lines should be ten feet above the deck surface and at least three feet away from horizontal reach. Guard rails should be at least 36 inches high and balusters must be 2-4 inches apart. Deck stair structure should be strapped in to the main deck structure.

Home-buyers should talk to their inspectors if they have any other deck issues or concerns before closing.

Do you have any questions about decks? Harry can be contacted at harrymorrell@stlouisrealestatevoice.com

Posted by Doug Aegerter   |   Read More   |   Your Comments Are Welcome!   |   09.22.2007

St. Louis Real Estate – Radon Testing A-B-C’s

Filed under: Building Inspection News, First Time Home Buyer, For Buyers, For Sellers, Real Estate News, Relocation Buyer, Unrepresented Seller(FSBO)

RADON TESTING by Harry Morrell, ASHI Certified Inspector, #203651

Radon Testing and presence should be a concern to both home owners listing their home for sale and home buyers making a purchase. As for sellers, getting ready to list their home, Radon Testing, should be included with a full building inspection and termite inspection, when your inspector provides you with a pre-listing inspection. If these three roadblocks are addressed before listing your house, it is highly likely that the transaction will go through smoothly. It is also recommended that home buyers obtain a Radon test with their full building inspection and termite inspection.

Radon is a naturally occurring radioactive gas produced by the breakdown of uranium in soil, rock, and water. Air pressure inside your home is usually lower than the pressure in the soil around your home’s foundation. Because of this difference in pressure, your house acts like a vacuum, drawing radon in through foundation cracks and other openings at and around the foundation and slab floor. Throughout the United States, Radon gas in the soil is the principal source of elevated Radon levels in residential homes.

Radon is estimated to cause thousands of lung cancer deaths each year. The Surgeon General of the United States has warned that Radon is the second leading cause of lung cancer in the United States. Only smoking causes more lung cancer deaths. Smokers and young children are the highest at risk people for lung cancer caused by high levels of Radon.

Since you cannot see or smell Radon, special testing equipment is used to measure levels of Radon in your home. There are many self tests in the market place that untrained people can use. However, trained Radon professionals are highly recommended to conduct testing during a real estate transaction to limit your liability. Typically, a 48 hour test is recommended for real estate transactions. If high levels are detected a mitigation system must be installed to remove the Radon gas. This mitigation system uses a mechanical venting system that runs 24/7. The installation is simple, but can only be performed by a qualified contractor. Once the system is installed and operating properly, the Radon gas is always reduced to safe levels.

Call your ASHI certified inspector for further details and any concerns you may have about Radon in your home.

Harry can be contacted at harrymorrell@stlouisrealestatevoice.com

To learn more about Radon and Real Estate continue reading here:

Posted by Doug Aegerter   |   Read More   |   2 Comments »   |   08.30.2007

St. Louis Real Estate

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

Guest author Harry Morrell is back with yet another timely post. It’s bug time for St. Louis Real Estate.

TERMITE INSPECTIONS FOR ST. LOUIS REAL ESTATE TRANSACTIONS
by Harry Morrell, ASHI certified home inspector

If you are buying a house that has not been inspected or treated for termites in the past month, a termite inspection is highly recommended. Remember, if you are getting a full building inspection that does not mean you are getting a termite inspection as well. A termite inspection report in the state of Missouri is totally separate from the building inspection. The inspector must have a special state license to inspect and fill out the termite report. Some building inspectors work with pest control contractors/inspectors and others are licensed to perform the termite inspections and provide this service as a package when doing the full house inspection. Always ask your inspector if he is licensed to perform termite inspections.

Remember that termite inspectors doing inspections for real estate transactions are doing a visual inspection only. Even though veteran termite inspectors know where to look for and conditions that are conducive for termites, finished spaces like walls and ceilings, heavy storage and clutter, appliances, shelves and cabinets can hinder the inspection. It is safe to say that no termite inspection on real estate transactions are a 100% guarantee that the house is free and clear of termites. Remember, the house that is being inspected is not your house yet, and the owner probably would not like having the inspector do destructive testing to check in between walls, and moving heavy storage and clutter can take an excessive amount of time. So, how can an inspector ease the concerns of the buyer regarding termites?

During the after inspection summary, your inspector should walk you through the specifics of the termite inspection. Termites in Missouri are mostly underground or subterranean. You will not see termites crawling around your house. They live in the wood or underground, they travel in a shelter or mud tubes. Termites swarm 2-3 times a year and develop wings, they fly and die, and some make it underground. If termites swarm close to your house, assume you have termites, treatment is recommended. If one shelter tube is found or noted, assume you have termites, treatment is recommended. If poor drainage and grading is causing water ponding and soil erosion close to your foundation resulting in areas constantly holding moisture, termite presence is likely, bait stations should be considered. If the basement is mostly finished and access is limited, regular inspections are recommended and bait stations should be considered. Regular inspections are always recommended regardless of the conditions.

The good news is that termites are slow eaters and if yearly inspections are performed, major termite damage to your house is not likely. Talk to you inspector and make sure all your concerns are answered.

If you suspect you might have a termite problem, Harry Morrell can be reached at harrymorrell@stlouisrealestatevoice.com

Posted by Doug Aegerter   |   Read More   |   Your Comments Are Welcome!   |   07.12.2007