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

Buying or Selling St. Louis Real Estate, here’s great advice!

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

Another great article from our guest author and building inspector – Harry Morrell.

Home inspectors look closely at each component of a home very carefully during the inspection. However, no component is more closely looked at than the electric service. Faulty wires and their equipment are the number one cause of house fires. No inspector ever wants to get that phone call saying a fire occurred in a house recently inspected as a result of faulty wiring.

Aluminum wiring in residential construction was installed in thousands of homes across the country mostly between the years of 1968-1972. Aluminum proved to be problematic both by reduced current carrying capability and mechanically at the connections. Aluminum has a greater tendency to thermal expansion than copper. As current heats an aluminum wire it can expand out and around the contacts of a terminal. When the wire cools, the aluminum contracts, leaving small gaps between the conductor and the terminal. An arc can come across these gaps when heat is produced. Fire may result from this event. Of course this is the worst case scenario, but it only takes one or two of these events before the code steps in, puts their foot down, and does not allow aluminum to be installed in residential construction.

So, how does your inspector deal with the aluminum wiring issue in the year 2007? Read the rest of this entry »

Posted by Doug Aegerter   |   Read More   |   Your Comments Are Welcome!   |   05.14.2007

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

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

There is always something in the news to spoil my morning coffee!  

Today’s Southwest St. Louis County Journal devoted an entire paragraph to the “new re-occupancy permit program“. Not much substance but pretty much just an announcement of a community meeting held at the Affton High School Cafeteria, May 10, 2007. The meeting begins at 7:00pm for interested parties. 

Further research on the article provided the following information. If you purchase a house or condo in unincorporated St. Louis County beginning July 1,2007, a re-occupancy inspection and permit ($80.00) will be required from the Division of Neighborhood Services before occupying the premises. The inspectors will check for basic property maintenance items such as plumbing, roofing, gutters, and wiring. It goes without saying that defects will need to be corrected before re-occupying the property. 

The law has been expanded from only covering rental properties (apartments and single family rental houses) and owner-occupied single family houses in a few conservation districts to include all unincorporated areas. 

I guess they have to find something for the St. Louis County “appraisers” to do in the even numbered years?

Posted by Doug Aegerter   |   Read More   |   1 Comment »   |   05.09.2007

If you’re selling St. Louis Real Estate. . .this is Great advice.

Filed under: Building Inspection News, For Sellers, Real Estate News

We are honored to have our first guest post from not only an experienced home inspection professional. . .but also the current president of the St. Louis ASHI Chapter and MAHI director, Harry Morrell.

Today’s buyers have a large amount of previously owned homes from which to choose. Standing out from the crowd is more important than ever for today’s sellers. One way to make a buyer more comfortable with the purchase decision and hopefully choosing your home rather than the neighbors, is to show the confidence in your home that a pre-sale inspection will offer. . .here’s Harry’s advice.

PRE-LISTING INSPECTIONS

All the players in a Real Estate transaction want the deal to go through smoothly without any surprises right before closing. A mechanical or structural defect that was not known or disclosed by the seller, and discovered by the buyer’s inspector, can sometimes result in a buyer walking away from the deal. This scenario can almost always be avoided by a pre-listing inspection. Read the rest of this entry »

Posted by Doug Aegerter   |   Read More   |   Your Comments Are Welcome!   |   04.24.2007