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   |   1 Comment »   |   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

St. Louis Real Estate

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

St. Louis County Re-occupancy permit program (cont)

Do you need to obtain a residential re-occupancy permit or not?

The answer is yes if you live in a St. Louis County unincorporated area.

So, how do I know for sure if my home is in an unincorporated area?

Easy, go to http://revenue.stlouisco.com/ias/ , type in your address at the bottom of the page and view your tax record. If the “City Code” is all zeros you need to comply. If the “City Code” has a letter, you’re incorporated and your local government regulations apply.

Permalinks to more information:

St. Louis Real Estate re-occupancy permit program…more revenue.

St. Louis Real Estate re-occupancy permit program - more revenue. (cont)

Posted by Doug Aegerter   |   Read More   |   Your Comments Are Welcome!   |   06.23.2007

St. Louis Real Estate re-occupancy permit program - more revenue. (cont)

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

The 64 dollar question is, will buyers use this report instead of a building inspection by a qualified ASHI inspector? That could be dangerous, I don’t think you can sue the government for negligence! And what are the qualifications of the county inspectors?

As previously mentioned, beginning July 1st, 2007, all unincorporated St. Louis County will require new occupants a of single family home, duplex, or condo to obtain a residential re-occupancy permit.

If your planning on selling your home please check out this list of things that the inspectors will be looking for by following these links;

http://www.stlouisco.com/epermit/InspectionDetail.pdf (the short list)

http://www.stlouisco.com/epermit/PPTVIEW.pdf (the long list with pictures)

http://www.stlouisco.com/epermit/InspectionChecklist.pdf (the checklist)

Be sure to read this;
http://www.stlouisco.com/epermit/OccupiedUnitInspections0702.pdf (the rules for preparing for the inspection)

If your planning on buying a home be sure to have your Realtor explain paragraph 11 of the St. Louis Board of Realtors Sale Contract.

FAQ’s from the St. Louis County web site.

How do I get a residential inspection?
By applying online or picking up an application at our North or South offices.

When do I apply?
Any changes in residence by selling, buying, or renting property in a conservation district; renting in all unincorporated county and adding the number of occupants.

Is my property in a conservation district?
Please visit webpage http://www.stlouisco.com/plan/PCD/pcdmap.htmlto find out.

Who can apply?
Buyer, seller, property owner, tenant, or agent.

What is the cost?
Multi family dwelling (apartment) $40.00, one and two family dwelling (house or duplex) $80.00.

Who pays for the inspection and/or permit?
Buyer, seller, property owner or tenant may pay for the inspection.

Do I have to pay additional cost for each inspection?
Two inspections are included in the cost. If a third inspection is needed, an additional cost is incurred.

Do I call for an appointment or do you call me?
You can schedule a morning appointment if you apply in person. The inspector will call you to schedule other appointments within 24 to 48 hours.

How long is the inspection good for?
You have 90 days after the first inspection to correct any violations and to supply the names of occupants to the clerk.

Do I have to be there?
No, as long as there is someone to let the inspector into the premises or a lock box or other means for the inspector to enter. If the house/apartment is occupied, the inspector must be escorted.

How does the inspection process work?
An appointment is scheduled within 24 to 48 hours to inspect the property after an application has been properly filled out and the fee paid.

What happens when the first inspection does not pass?
The applicant has 90 days to correct all violations if the house/apartment is vacant. If the house/apartment is occupied, all violations must be corrected within two weeks. When all violations have been corrected, the applicant calls to make an appointment for a second inspection.

When do I get the permit?
When the inspector turns in his results, the permit is printed the next day provided the names of the occupants are given.

Will the permit be mailed or do I have to pick it up?
Permits will be mailed unless specified by occupant or owner to hold for pick up. Permits will only be held for one week for pick up, then they will be mailed.

Posted by Doug Aegerter   |   Read More   |   Your Comments Are Welcome!   |   06.06.2007

Tips on finding a “Home Inspector” for St. Louis Real Estate.

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

Another great post from our guest writer, Harry Morrell, ASHI certified home inspector. Contact Harry at Allied Building Inspections.

If you are buying a home in a major metropolitan area in the United States and you have a Realtor representing you it is highly likely that your Realtor will recommend a full home inspection after you sign the contract. If you are in the metropolitan St. Louis area your Realtor will urge you to obtain a home inspection after the contract is signed. The Realtor may even advise you that you are on your own if you don’t get a home inspection. For most buyers the need for a home inspection makes sense, the next question is how do I choose a home inspector?

There are three common ways that home buyers obtain a home inspector; (a) Realtors keep a bag full of services, contractors, and inspectors to provide their clients the best possible deal and quality work for the money, after all, most Realtors run their business on referrals, so they better come through for their clients or they will not be in business for long. (b) Some buyers have a close family friend or relative that may refer an inspector to them. (c) And finally, some buyers open up the phone book and throw a dart at the yellow pages under home inspector and hope the dart hits a good home inspector.

The buyer still should interview their home inspector to eliminate any doubt that they are getting the best inspector for the biggest investment they will make in their life. Here is a list of questions that every home buyer should bring to the table;

1. The state of Missouri does not provide for licensing of Home Inspectors as of this writing. If the inspector tells you he is a licensed home inspector for Missouri, end the interview and move on down your list of inspectors.

2. Is the inspector a certified ASHI inspector, (American Society of Home Inspectors)? ASHI has set the standards for the industry and the inspectors they certify. ASHI inspectors must inspect and report on all the significant components of a house. You can be sure your inspection is comprehensive if your inspector is ASHI certified.

3. Is your inspector fully insured? Most full time inspectors, that are reputable, carry E&O insurance.

4. How does your inspector deliver and report his findings. Some inspectors use hand written check sheets, others use computer generated inspection programs that can be delivered through e-mail, some use on-site printers, that can deliver the report at the inspection site, some place digital photos in the report. All are acceptable and each method has it pluses and minuses.

5. Does your inspector provide any additional services such as termite inspection, radon testing, and mold sampling. Even though your inspector may not provide these services he should be familiar with them and be able to provide you answers to your concerns.

6. Are there any concerns you may have off the top of your head about the house that you are purchasing? The inspector should have some basic opinions and general knowledge of the components of a home even before the inspection occurs.

7. Does the inspector work weekends and Holidays? This may not have too much bearing on the inspector’s technical knowledge but rather as a business man providing the best service he can to accommodate his clients. Contract deadlines are important and you don’t want the “inspection period” to expire unanswered.

8. What is your inspectors general background? Home inspections are not a ground floor entry profession for High School graduates. Most inspectors have had a whole career in Engineering, Building trades, and property management, and have started their second career in the Home Inspection Industry.

Your inspector should gladly answer any and all concerns regarding his profession and your house before you schedule your home inspection. Take a few minutes to “Know Your Inspector”; it may be well worth your time.

Posted by Doug Aegerter   |   Read More   |   Your Comments Are Welcome!   |   06.04.2007