tag:blogger.com,1999:blog-488011409037939502024-03-13T16:01:43.475-07:00A Building Inspector's MusingsKevin Barnabahttp://www.blogger.com/profile/10260463151645425236noreply@blogger.comBlogger5125tag:blogger.com,1999:blog-48801140903793950.post-10687918596913672102014-02-17T16:54:00.000-08:002014-02-17T16:54:25.122-08:00Advice for 1st time buyers (from a home inspector)
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<span style="font-family: Arial;">In my 17 years of experience, I have inspected homes for
many first-time home buyers, some of whom are now on their 3<sup>rd</sup>
home.<span style="mso-spacerun: yes;"> </span>I have seen the pitfalls many home
buyers fall into and I know the mistakes to avoid.<span style="mso-spacerun: yes;"> </span></span></div>
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<span style="font-family: Arial;">From a home inspector’s point-of-view, my advice is to <i style="mso-bidi-font-style: normal;">buy simple and buy smart</i>.<span style="mso-spacerun: yes;"> </span>Buy what you can afford, not what will make
you look good to others.<span style="mso-spacerun: yes;"> </span>“<i style="mso-bidi-font-style: normal;">Keeping up with Jones’</i>” is not
reasonable in real estate.<span style="mso-spacerun: yes;"> </span>You can no
longer expect a fast-rising market to bail you out of a purchasing mistake, as
was often the case in the past.</span></div>
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<span style="font-family: Arial;">For New Construction</span></div>
<span style="font-family: Arial;">When I say <i style="mso-bidi-font-style: normal;">buy simple</i>,
I mean select a home of good, quality construction. When I say <i style="mso-bidi-font-style: normal;">buy smart</i>, I mean choose the features
you need.<span style="mso-spacerun: yes;"> </span>Do not be lured into closing
by extravagant upgrades that you will not use anyway. Think Honda, not
Jaguar.<span style="mso-spacerun: yes;"> </span>Fancy trim on the outside = more
painting and places for rot.<span style="mso-spacerun: yes;"> </span>Lots of
crown molding and fancy trim inside = more dusting, more painting, and more
cracks as the trim shrinks.<span style="mso-spacerun: yes;"> </span></span><br />
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<span style="font-family: Arial;">By all means, upgrade to the stone countertop, it will
last.<span style="mso-spacerun: yes;"> </span>Forego the Jacuzzi that you will
use only until the novelty wears off.<span style="mso-spacerun: yes;"> </span>If
you do purchase a Jacuzzi, be sure to get the optional heater; otherwise, the
water cools too quickly and you will likely only use it once a month. </span></div>
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<span style="font-family: Arial;">Despite what the flooring representative claims, solid
hardwood floors are always a better choice than pre-finished hardwood veneer.
Most of the homes I inspect are not new.<span style="mso-spacerun: yes;">
</span>I SEE what lasts and what does not.<span style="mso-spacerun: yes;">
</span>Often you get flooring installed after you buy cheaper than the builder
wants for the upgrade, but you will not be able to roll it into your mortgage,
so there is trade off.</span><br />
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<span style="font-family: Arial;">The fancy double oven is very appealing in theory.<span style="mso-spacerun: yes;"> </span>In reality, however, most individuals spend
very little time cooking. Restaurant sales in America prove this, as does my
experience of seeing 4-year old homes with ratty microwaves, while the 2<sup>nd</sup>
oven still has the Styrofoam factory shelf retainers.<span style="mso-spacerun: yes;"> </span>Spend upgrade money on something you will
use, such as better drawer closers, a better faucet/sprayer, or bigger sinks.</span></div>
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<span style="font-family: Arial;">Get the garage door opener first, as you will likely be
buying curtains and furniture for your new home after closing.<span style="mso-spacerun: yes;"> </span>Besides, most people don’t have the tools,
ladders and other things that you will eventually have to buy, even if you do
not want to.</span></div>
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<span style="font-family: Arial;">Here is the best advice I can give (though most individuals
tend to ignore it): Opt for the most energy efficient furnace and a/c unit you
can obtain.<span style="mso-spacerun: yes;"> </span>Pay a bit more for extra
attic insulation.<span style="mso-spacerun: yes;"> </span>These items pay you
back over time.<span style="mso-spacerun: yes;"> </span>If you are really into
energy efficiency, look at water heaters next.<span style="mso-spacerun: yes;"> </span>Nothing else you can buy in the home can
pay for itself and then put money in your pocket as these items can.<span style="mso-spacerun: yes;"> </span>You do not see these items every day, so
they don’t have show appeal, but to a smart person these are better use of money.</span></div>
<o:p><span style="font-family: Arial;"> </span></o:p><br />
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<span style="font-family: Arial;">For Resale’s</span></div>
<span style="font-family: Arial;">Evaluate the outside of the home and the surrounding
neighborhood.<span style="mso-spacerun: yes;"> </span>This is what visitor’s see
first and what buyers will look at when YOU go to sell.<span style="mso-spacerun: yes;"> </span>I do not recommend the practice of buying a
home in a bad neighborhood because it is cheap. It is cheap for a reason.<span style="mso-spacerun: yes;"> </span>When it comes to buying in “up and coming”
neighborhoods, be very careful.<span style="mso-spacerun: yes;"> </span>Because
of changes in how homes are financed, speculative “gentrification” of bad areas
has all but stopped.<span style="mso-spacerun: yes;"> </span>Renovation of bad
homes in good neighborhoods is much safer financially for investor/renovators. </span><br />
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<span style="font-family: Arial;">From a home maintenance point-of-view, water is the biggest
concern.<span style="mso-spacerun: yes;"> </span>Water will destroy your home
far quicker than termites.<span style="mso-spacerun: yes;"> </span>Leaks, rot,
and mold go hand-in-hand.<span style="mso-spacerun: yes;"> </span>Elaborate roof
lines with valleys and gables cost more to re-roof and tend to leak more. Once
again, simple is better.<span style="mso-spacerun: yes;"> </span></span></div>
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<span style="font-family: Arial;">Siding is also a top home maintenance consideration.<span style="mso-spacerun: yes;"> </span>Brick is best, followed by Hardiplank
(cement), vinyl is ok, but it depends on the grade (vinyl is almost never
painted, so if you do not like the color, walk away).<span style="mso-spacerun: yes;"> </span>It is also important to note that starter
homes were often built with cheaper (thinner) vinyl.<span style="mso-spacerun: yes;"> </span>Stucco is a mixed bag. <span style="mso-spacerun: yes;"> </span>There is hard stucco and EIFS.<span style="mso-spacerun: yes;"> </span>Both can have problems if the original
installation was poor.<span style="mso-spacerun: yes;"> </span>Wood will require
more frequent caulking and painting than any other siding.<span style="mso-spacerun: yes;"> </span></span></div>
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<span style="font-family: Arial;">Homes with particleboard siding should be avoided. </span></div>
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<span style="font-family: Arial;">Some homes (80’s and early 90’s) had polybutylene
piping.<span style="mso-spacerun: yes;"> </span>This piping develops leaks over
time. It is best avoided. </span></div>
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<span style="font-family: Arial;">Many realtors will tell you that homes with particleboard
siding and polybutylene have that defect priced in, so the home is discounted
to reflect it.<span style="mso-spacerun: yes;"> </span>That may be true, but
when the plumbing starts springing leaks, the 10 grand you saved on the front
end won’t do you any good when you need $9000.00 cash NOW to pay the piper (or
this case the re-piper).<span style="mso-spacerun: yes;"> </span></span></div>
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<span style="font-family: Arial;">If you want to buy a fixer upper, do it in a good neighborhood,
and take a good inventory of your personal skills.<span style="mso-spacerun: yes;"> </span>Many guys like to think they can do anything,
when in reality they are very poor at renovation.<span style="mso-spacerun: yes;"> </span>And buying the tools to get started will set
you back a couple grand before you even really get going. <span style="mso-spacerun: yes;"> </span></span></div>
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<span style="font-family: Arial;">Remember, if you do a poor job at renovation, it is worse
than no renovation because a buyer will be told the work you did wrong (or
poorly) will have to be torn out and that raises his cost for further
upgrades.<span style="mso-spacerun: yes;"> </span>Do what you can do WELL and do
not cut corners on products you install or the installation itself.<span style="mso-spacerun: yes;"> </span></span></div>
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<span style="font-family: Arial;">Once you buy, here is
what you need to know: <i style="mso-bidi-font-style: normal;">Homes are not
throwaway items</i>.</span></div>
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<span style="font-family: Arial;">That statement seems simple and almost stupid to put in
print, but you would be amazed how many new home buyers treat it as if it
was.<span style="mso-spacerun: yes;"> </span>Young people are the worst.<span style="mso-spacerun: yes;"> </span>They have grown up in a throwaway world, and
tend to think homes are built so well that no maintenance is needed for 10
years.<span style="mso-spacerun: yes;"> </span>That is simply builders BS.<span style="mso-spacerun: yes;"> </span>And do not be fooled by warranty claims.<span style="mso-spacerun: yes;"> </span>A good warranty does not mean the item is
well built.<span style="mso-spacerun: yes;"> </span>It is a numbers game; they
know few claims will ever have to be paid.</span></div>
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<span style="font-family: Arial;">Simple repairs become big repairs if left for too long.<span style="mso-spacerun: yes;"> </span>Some can even become a nightmare.<span style="mso-spacerun: yes;"> </span>Clogged gutters can become a
basement/crawlspace water problem, and if left even longer, this can cause a
mold issue.</span></div>
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<span style="font-family: Arial;">A little drip from the icemaker line can ruin floors, cause
mold problems, and damage the floor on the other side of the wall.<span style="mso-spacerun: yes;"> </span>Leaking drains underneath kitchen sinks will
quickly ruin the cabinet bottom.<span style="mso-spacerun: yes;"> </span>All
cabinets are particleboard these days and can not withstand water exposure for
extended periods of time.</span></div>
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<span style="font-family: Arial;">Wet wood not only rots, but it draws termites.<span style="mso-spacerun: yes;"> </span>So water problems can be a double
whammy.<span style="mso-spacerun: yes;"> </span></span></div>
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<span style="font-family: Arial;">Once per year, go around the outside of your home and
touch-up any caulk that is cracked, hard or has peeled free.<span style="mso-spacerun: yes;"> </span>Pay attention to window frames and
sills.<span style="mso-spacerun: yes;"> </span>Wood windows on all homes made
after 1969 are probably soft pine that rots quickly so extra care must be paid
to these.<span style="mso-spacerun: yes;"> </span>Replacement vinyl windows are
set in the original wood frames, so if you have newer replacement windows it is
still important to keep the frames sealed.<span style="mso-spacerun: yes;">
</span></span></div>
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<span style="font-family: Arial;">In addition, annually inspect the functionality of your
downspouts during a fairly hard rain - check to see if the gutters are
overflowing and note where the water runs.<span style="mso-spacerun: yes;">
</span></span></div>
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<span style="font-family: Arial;">Physically look at your water heater every 6 months.<span style="mso-spacerun: yes;"> </span>All water heaters get pinhole leaks that drip
and re-seal themselves.<span style="mso-spacerun: yes;"> </span>This process goes
on for 6-10 months before the tank bursts with a large leak.<span style="mso-spacerun: yes;"> </span>So simply looking for sign of small leaks
(that might not be dripping the day you look at it) can save you from a
disaster 6 month later.</span></div>
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<span style="font-family: Arial;">In terms of the furnace and a/c unit, do not buy those 59
cent mesh filters with the flimsy cardboard frame. If you spend the extra money
for the $5.00 pleated paper filter, your home will be cleaner, your a/c will
work better, and you won’t be paying to have the a/c coil cleaned in 4 or 5
years.<span style="mso-spacerun: yes;"> </span>Change a/c filters once per
quarter, not every month.<span style="mso-spacerun: yes;"> </span>Ensure you
have the correct size; just because the old one in there is 16x20 does not mean
that it is the right size.<span style="mso-spacerun: yes;"> </span>You may need a
16x25.<span style="mso-spacerun: yes;"> </span>Look inside the slot or furnace
where the filter goes to determine the correct size. </span></div>
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<span style="font-family: Arial;">Watch your garage door open and close from the inside.<span style="mso-spacerun: yes;"> </span>Check for loose hinges, as this is
common.<span style="mso-spacerun: yes;"> </span>Does it go up crooked or
jerky?<span style="mso-spacerun: yes;"> </span>The track may be loose, bent, or
the springs may be misadjusted.<span style="mso-spacerun: yes;"> </span>Chain
drive garage door openers often get loose and will cause jerking movements if
the chain is left un-tightened.</span></div>
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<span style="font-family: Arial;">In the bathroom, keep the shower curtain inside the tub and
tight against the wall at the shower end of the tub.<span style="mso-spacerun: yes;"> </span>Over time, water escaping from the shower
will pop the floor tile loose, rot the floor, and create mold in the ceiling
below.</span></div>
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<span style="font-family: Arial;">Reseal wood decks at least every 2 years.<span style="mso-spacerun: yes;"> </span>Wait a minimum of 4 days after preparatory
pressure washing to give the wood sufficient time to dry before sealing. Double
or triple coat the end grain of the lumber.<span style="mso-spacerun: yes;">
</span>Darker wood preservatives have less protection and red has the least of
all.<span style="mso-spacerun: yes;"> </span>More color means less oil, and oil
is the active protection in wood preservatives.<span style="mso-spacerun: yes;">
</span>Unlike paint, preservatives are more like skin cream.<span style="mso-spacerun: yes;"> </span>They seal by soaking in.<span style="mso-spacerun: yes;"> </span></span></div>
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<span style="font-family: Arial;">Build up of pine straw and wood chips over the years will
often give termites and water an entry point into a home.<span style="mso-spacerun: yes;"> </span>Do not allow it build up to the siding above
the level of the band joist or slab level.<span style="mso-spacerun: yes;">
</span>Also do not allow it build up to the level of crawl space vents or
around A/C units.<span style="mso-spacerun: yes;"> </span>It will clog fin coils
and reduce air flow, which reduces efficiency.<span style="mso-spacerun: yes;">
</span>When mowing the lawn, keep grass clipping ejector chute facing away from
the a/c unit.<span style="mso-spacerun: yes;"> </span></span></div>
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<span style="font-family: Arial;">You should flush the a/c coils with a garden hose every spring.<span style="mso-spacerun: yes;"> </span>You should also perform annual Freon level
checks. To do so, run the unit and check to see if the large diameter copper
line going to it gets cold and forms condensation after 10 to 15 minutes.<span style="mso-spacerun: yes;"> </span>If it does not, it is likely low on
Freon.<span style="mso-spacerun: yes;"> </span></span></div>
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<span style="font-family: Arial;">This quick test assumes the filter is changed and air flow
is good (meaning filter is clean and fans are running) on the inside and
outside unit. </span></div>
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<span style="font-family: Arial;">Running an a/c unit with low Freon is the leading cause of
compressor failure.<span style="mso-spacerun: yes;"> </span>It is equivalent to
running a car with insufficient water in the radiator.<span style="mso-spacerun: yes;"> </span>If the unit is low on Freon, call an <span style="font-size: 11pt;">HVAC</span> guy and get it topped off.<span style="mso-spacerun: yes;"> </span></span></div>
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<span style="font-family: Arial;">Test the T&P (safety) valve on the water heater annually
to ensure it does not get stuck closed.<span style="mso-spacerun: yes;">
</span>If you are not sure what/where the T&P valve is; your home inspector
can show you.<span style="mso-spacerun: yes;"> </span>I take the time to show
all of this and more to my clients.</span></div>
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<span style="font-family: Arial;">There are a few more items that are more specific to certain
homes and so I cannot hope to list every possible maintenance item, but most of
the items above I often find were ignored. </span></div>
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<span style="font-family: Arial;">Best wishes in your quest for a good home at a good price….</span></div>
Kevin Barnabahttp://www.blogger.com/profile/10260463151645425236noreply@blogger.com0tag:blogger.com,1999:blog-48801140903793950.post-56423052018707224652011-06-30T15:19:00.000-07:002011-07-03T18:06:03.493-07:00Is 2012 the end ?<div class="MsoNormal" style="margin: 0in 0in 0pt;"><br />
</div><div class="MsoNormal" style="margin: 0in 0in 0pt;"><span style="font-family: Arial;">For all those who think the end is nigh, I inclined to say: <b style="mso-bidi-font-weight: normal;"><span style="mso-spacerun: yes;"> </span>You’re late.</b><span style="mso-spacerun: yes;"> </span>For the Real Estate market ended in 2008.<span style="mso-spacerun: yes;"> </span>The market as we knew it is dead and gone and is not likely to return.<span style="mso-spacerun: yes;"> </span>Oh, don’t get me wrong, this country is as stupid as it is bankrupt, so dumb policies will return. Perhaps 15 to 20 years from now, some sort of bubble will occur again. Washington and Wall Street are driven by greed not conscience or actual interest in doing the right thing.<span style="mso-spacerun: yes;"> </span></span></div><div class="MsoNormal" style="margin: 0in 0in 0pt;"><br />
</div><div class="MsoNormal" style="margin: 0in 0in 0pt;"><span style="font-family: Arial;">But in the meantime we have foreclosures out the wazoo, banks that do not want to lend (despite their advertisements to the contrary) and a moribund economy that is sinking for all but the top 2% of earners.<span style="mso-spacerun: yes;"> </span>Things are great for Bill, Warren and the Donald, but for most others the going is getting rougher.<span style="mso-spacerun: yes;"> </span>Real wages have been declining for 30 years in America. No one seems to care or has even noticed.<span style="mso-spacerun: yes;"> </span>Few people realize the government now reports “household income” as opposed to per capita income, like it did back when I was young.<span style="mso-spacerun: yes;"> </span>Why, because household income covers the real truth, with a fiction.<span style="mso-spacerun: yes;"> </span>Sure income looks good, in comparison to the past, but it is with two earners, not one.<span style="mso-spacerun: yes;"> </span>So in reality it is half of what it would be, if still reported the old way.</span></div><div class="MsoNormal" style="margin: 0in 0in 0pt;"><br />
</div><div class="MsoNormal" style="margin: 0in 0in 0pt;"><span style="font-family: Arial;">I am not a Democrat, nor am I liberal.<span style="mso-spacerun: yes;"> </span>But I am not a fool and see what few others care to look at.<span style="mso-spacerun: yes;"> </span>In a country more worried about Brittany Spears or some rapper or sports star, we get the shaft from big corporations, banks and government.<span style="mso-spacerun: yes;"> </span>It was said by someone far wiser then me: <i style="mso-bidi-font-style: normal;">People get the government they deserve.</i><span style="mso-spacerun: yes;"> </span></span></div><div class="MsoNormal" style="margin: 0in 0in 0pt;"><br />
</div><div class="MsoNormal" style="margin: 0in 0in 0pt;"><span style="font-family: Arial;">We deserve what we get, because no one cares and no one is watching.<span style="mso-spacerun: yes;"> </span>If the herd (by that I mean the average idiot) was as concerned with the voting record of their congressman as they are the next Monday night football game, maybe we would have good government.<span style="mso-spacerun: yes;"> </span>Until then, expect no real changes in Washington.<span style="mso-spacerun: yes;"> </span></span></div><div class="MsoNormal" style="margin: 0in 0in 0pt;"><br />
</div><div class="MsoNormal" style="margin: 0in 0in 0pt;"><span style="font-family: Arial;">I am not a Republican either, so I am not defending either side.<span style="mso-spacerun: yes;"> </span>Both are despicable, in my mind.<span style="mso-spacerun: yes;"> </span>The left has lost their mind and the right has lost their common sense.<span style="mso-spacerun: yes;"> </span>I wish we could have a 3<sup>rd</sup> party, a middle of the road party.<span style="mso-spacerun: yes;"> </span>But don’t hold your breath. The Tea party is not middle of the road, they don’t know what they want.<span style="mso-spacerun: yes;"> </span>They define themselves by what they are against.<span style="mso-spacerun: yes;"> </span></span></div><div class="MsoNormal" style="margin: 0in 0in 0pt;"><br />
</div><div class="MsoNormal" style="margin: 0in 0in 0pt;"><span style="font-family: Arial;">Well, enough about politics. <span style="mso-spacerun: yes;"> </span>People, who know me, know that I never really discuss politics, so this rant is not my norm.<span style="mso-spacerun: yes;"> </span>(The beauty of a blog, I can spout off all I want).<span style="mso-spacerun: yes;"> </span>But, back to my real reason for this blog, which is defined as a real estate related blog.</span></div><div class="MsoNormal" style="margin: 0in 0in 0pt;"><br />
</div><div align="center" class="MsoNormal" style="margin: 0in 0in 0pt; text-align: center;"><span style="font-family: Arial;">What does this all mean for REAL ESTATE?</span></div><div class="MsoNormal" style="margin: 0in 0in 0pt;"><br />
</div><div class="MsoNormal" style="margin: 0in 0in 0pt;"><span style="font-family: Arial;">Well, for one thing, house prices are not going to rise at anywhere near recent rates seen during the boom.<span style="mso-spacerun: yes;"> </span>Except is a few select markets, the rise will be very slow if at all, for some time.<span style="mso-spacerun: yes;"> </span>This is for five reasons.<span style="mso-spacerun: yes;"> </span></span></div><div class="MsoListParagraphCxSpFirst" style="margin: 0in 0in 0pt 0.5in; mso-list: l0 level1 lfo1; text-indent: -0.25in;"><span style="mso-bidi-font-family: Arial; mso-fareast-font-family: Arial;"><span style="mso-list: Ignore;"><span style="font-family: Arial;">1.</span><span style="font-family: 'Times New Roman';"> </span></span></span><span style="font-family: Arial;">Foreclosures inhibit prices and there are still millions of them that have to be sold for their effect to end.</span></div><div class="MsoListParagraphCxSpMiddle" style="margin: 0in 0in 0pt 0.5in; mso-list: l0 level1 lfo1; text-indent: -0.25in;"><span style="mso-bidi-font-family: Arial; mso-fareast-font-family: Arial;"><span style="mso-list: Ignore;"><span style="font-family: Arial;">2.</span><span style="font-family: 'Times New Roman';"> </span></span></span><span style="font-family: Arial;">Banks do not want to lend and policies now in place have greatly changed who qualifies in terms of credit rating and income ratios.</span></div><div class="MsoListParagraphCxSpMiddle" style="margin: 0in 0in 0pt 0.5in; mso-list: l0 level1 lfo1; text-indent: -0.25in;"><span style="mso-bidi-font-family: Arial; mso-fareast-font-family: Arial;"><span style="mso-list: Ignore;"><span style="font-family: Arial;">3.</span><span style="font-family: 'Times New Roman';"> </span></span></span><span style="font-family: Arial;">This is NOT a country of savers and with $4.00 gas, who can save up the down payments now required?<span style="mso-spacerun: yes;"> </span></span></div><div class="MsoListParagraphCxSpMiddle" style="margin: 0in 0in 0pt 0.5in; mso-list: l0 level1 lfo1; text-indent: -0.25in;"><span style="mso-bidi-font-family: Arial; mso-fareast-font-family: Arial;"><span style="mso-list: Ignore;"><span style="font-family: Arial;">4.</span><span style="font-family: 'Times New Roman';"> </span></span></span><span style="font-family: Arial;">Demand is blunted also by the fact that people upside down in their homes have little desire to move up or downsize and take that beating in real (as opposed to paper) dollars.</span></div><div class="MsoListParagraphCxSpLast" style="margin: 0in 0in 0pt 0.5in; mso-list: l0 level1 lfo1; text-indent: -0.25in;"><span style="mso-bidi-font-family: Arial; mso-fareast-font-family: Arial;"><span style="mso-list: Ignore;"><span style="font-family: Arial;">5.</span><span style="font-family: 'Times New Roman';"> </span></span></span><span style="font-family: Arial;">The economy. People who can buy; are afraid to take the plunge.<span style="mso-spacerun: yes;"> </span></span></div><div class="MsoNormal" style="margin: 0in 0in 0pt;"><br />
</div><div class="MsoNormal" style="margin: 0in 0in 0pt;"><span style="font-family: Arial;">Some economists and analysts still say further drops in prices are possible (or even likely) in many markets.<span style="mso-spacerun: yes;"> </span>This scares potential buyers, with good cause.<span style="mso-spacerun: yes;"> </span>I personally think further drops are likely in some areas and within any city, in some neighborhoods.<span style="mso-spacerun: yes;"> </span>Homes are still being foreclosed at high rates and this can only prolong the agony.<span style="mso-spacerun: yes;"> </span></span></div><div align="center" class="MsoNormal" style="margin: 0in 0in 0pt; text-align: center;"><br />
</div><div align="center" class="MsoNormal" style="margin: 0in 0in 0pt; text-align: center;"><span style="font-family: Arial;">My advice </span></div><div align="center" class="MsoNormal" style="margin: 0in 0in 0pt; text-align: center;"><br />
</div><div class="MsoNormal" style="margin: 0in 0in 0pt;"><span style="font-family: Arial;">So if you want to buy, be careful, look at the market, and particularly, the area.<span style="mso-spacerun: yes;"> </span>Don’t buy more than you can afford, the market rising will not buy you out at a profit, like it might have 4 years ago. </span></div><div class="MsoNormal" style="margin: 0in 0in 0pt;"><br />
</div><div class="MsoNormal" style="margin: 0in 0in 0pt;"><span style="font-family: Arial;">Buy a well built home, many pieces of shit were thrown up during the boom years.<span style="mso-spacerun: yes;"> </span>80’s houses are the absolute worst.<span style="mso-spacerun: yes;"> </span></span></div><div class="MsoNormal" style="margin: 0in 0in 0pt;"><br />
</div><div class="MsoNormal" style="margin: 0in 0in 0pt;"><span style="font-family: Arial;">Seriously look at the homes energy costs.<span style="mso-spacerun: yes;"> </span>Cheap electricity and gas rates are going fast.<span style="mso-spacerun: yes;"> </span>Huge energy hogs with low efficiency furnaces and a/c units, single pane windows and poor insulation are to be avoided.<span style="mso-spacerun: yes;"> </span>Replacing windows and complete <span style="font-size: 11pt;">HVAC</span> systems is expensive and the payback is not there yet. Besides old homes can never be really properly insulated unless you are gutting it for a major rehab anyway. </span></div><div class="MsoNormal" style="margin: 0in 0in 0pt;"><br />
</div><div class="MsoNormal" style="margin: 0in 0in 0pt;"><span style="font-family: Arial;">Look at the long term trend for your city.<span style="mso-spacerun: yes;"> </span>Is it destined to decline?<span style="mso-spacerun: yes;"> </span>If so, rent.<span style="mso-spacerun: yes;"> </span></span></div><div class="MsoNormal" style="margin: 0in 0in 0pt;"><span style="font-family: Arial;">Better yet move to city that has better long term prospects and rent until you know the area.<span style="mso-spacerun: yes;"> </span></span></div><div class="MsoNormal" style="margin: 0in 0in 0pt;"><br />
</div><div class="MsoNormal" style="margin: 0in 0in 0pt;"><span style="font-family: Arial;">I am from Syracuse, NY originally, where real estate never took off during the boom; in fact it went backwards since the mid 80’s.<span style="mso-spacerun: yes;"> </span>Why?<span style="mso-spacerun: yes;"> </span>The city lost jobs and population.<span style="mso-spacerun: yes;"> </span>You cannot sell in a shrinking market.<span style="mso-spacerun: yes;"> </span>Homes there sell for 40 percent of their high in the early 80’s.<span style="mso-spacerun: yes;"> </span>Again, even there, some areas held up well and did not decline, but never rose as well as other areas of the country.</span></div><div class="MsoNormal" style="margin: 0in 0in 0pt;"><br />
</div><div class="MsoNormal" style="margin: 0in 0in 0pt;"><span style="font-family: Arial;">Don’t buy something only because it is cheap.<span style="mso-spacerun: yes;"> </span>What you do not know will hurt you, as the whole country found out.<span style="mso-spacerun: yes;"> </span>If you find something that is almost free (relatively speaking) should you buy it?<span style="mso-spacerun: yes;"> </span>That depends, on the city, the neighborhood, the home itself and your financial situation and life situation.<span style="mso-spacerun: yes;"> </span>Owning a money pit never helped anyone, so look before you leap.<span style="mso-spacerun: yes;"> </span>If the home needs repairs and you can do them yourself and have the cash to buy the needed supplies, then go ahead if the area is ok.<span style="mso-spacerun: yes;"> </span></span></div><div class="MsoNormal" style="margin: 0in 0in 0pt;"><br />
</div><div class="MsoNormal" style="margin: 0in 0in 0pt;"><span style="font-family: Arial;">I have seen many homes that are now valueless here in Atlanta.<span style="mso-spacerun: yes;"> </span>Foreclosures that copper thieves have damaged so bad the cost of repair exceeds the value of the home if repaired.<span style="mso-spacerun: yes;"> </span>The average selling price is less than 10 grand here in 3 different zip codes here, according to recent newspaper story.<span style="mso-spacerun: yes;"> </span>You might have to sleep with a 12 gauge under the sheets, but they are out there.</span></div><div class="MsoNormal" style="margin: 0in 0in 0pt;"><br />
</div><div class="MsoNormal" style="margin: 0in 0in 0pt;"><span style="font-family: Arial;">Is the price right?<span style="mso-spacerun: yes;"> </span>Not for me, but maybe you like life on the edge!<span style="mso-spacerun: yes;"> </span>As a home inspector, I am not supposed to influence your decision just report facts.<span style="mso-spacerun: yes;"> </span></span></div><div class="MsoNormal" style="margin: 0in 0in 0pt;"><br />
</div><div class="MsoNormal" style="margin: 0in 0in 0pt;"><span style="font-family: Arial;">That is what I do and have been doing for some time.<span style="mso-spacerun: yes;"> </span>Never buy a home without a good inspection by an inspector who has not performed at least 400 inspections.<span style="mso-spacerun: yes;"> </span>I have inspected over 3000 homes and I can tell you that it took that many for the learning curve to start leveling off.<span style="mso-spacerun: yes;"> </span>Even now I still occasionally see something weird that I have never seen before.<span style="mso-spacerun: yes;"> </span>I love this because I get to learn something new. But I also would have missed some things if I did not have the vast experience of seeing so many screwed up things.<span style="mso-spacerun: yes;"> </span>Defects do not always jump out and shake your hand, and crooked sellers are still out there, artfully hiding them, more than ever.<span style="mso-spacerun: yes;"> </span></span></div><div class="MsoNormal" style="margin: 0in 0in 0pt;"><br />
</div><div class="MsoNormal" style="margin: 0in 0in 0pt;"><span style="font-family: Arial;">People forced to sell at a loss have often foregone routine maintenance and have hidden defects that they are hoping your inspector will miss.<span style="mso-spacerun: yes;"> </span>And about 40% of them will.<span style="mso-spacerun: yes;"> </span>I once found over $40,000 (my estimate) in hidden damage on a stucco home.<span style="mso-spacerun: yes;"> </span>The seller was a crooked realtor.<span style="mso-spacerun: yes;"> </span>The eventual buyer paid over $62,000 for repairs.<span style="mso-spacerun: yes;"> </span>I know because the later buyer (I advised mine to walk) hired me to testify against his dumb inspector.<span style="mso-spacerun: yes;"> </span><span style="mso-spacerun: yes;"> </span></span></div><div class="MsoNormal" style="margin: 0in 0in 0pt;"><br />
</div><div class="MsoNormal" style="margin: 0in 0in 0pt;"><span style="font-family: Arial;">Ironically, I get calls all the time from buyers looking for a cheap inspector.<span style="mso-spacerun: yes;"> </span>Some idiots just never learn.<span style="mso-spacerun: yes;"> </span></span></div><div class="MsoNormal" style="margin: 0in 0in 0pt;"><br />
</div><div class="MsoNormal" style="margin: 0in 0in 0pt;"><span style="font-family: Arial;">I am a middle of the road inspector in terms of my fees, not even near the most expensive here in Atlanta.<span style="mso-spacerun: yes;"> </span>The highest priced ones are often not as good as I am, but like all endeavors in American business, he who advertises the most often gets a reputation that belies the truth. </span></div><div class="MsoNormal" style="margin: 0in 0in 0pt;"><br />
</div><div class="MsoNormal" style="margin: 0in 0in 0pt;"><span style="font-family: Arial;">Lastly, about inspectors; don’t assume an engineer is a better inspector than one who isn’t.<span style="mso-spacerun: yes;"> </span>I know several and gone with them and seen them in the field.<span style="mso-spacerun: yes;"> </span>The old saying; “Can’t see the forest for the trees” comes to mind. </span></div><div class="MsoNormal" style="margin: 0in 0in 0pt;"><br />
</div><div class="MsoNormal" style="margin: 0in 0in 0pt;"><span style="font-family: Arial;">Until the next one…</span></div>Kevin Barnabahttp://www.blogger.com/profile/10260463151645425236noreply@blogger.com0tag:blogger.com,1999:blog-48801140903793950.post-26373746452935156072010-11-01T13:20:00.000-07:002010-11-01T13:20:22.285-07:00Home Security<div class="MsoNormal" style="margin: 0in 0in 0pt;"><span style="font-family: Arial;">Most articles about home security advise you to lock your doors and windows, and get an alarm.<span style="mso-spacerun: yes;"> </span>How does this work out for you?</span></div><div class="MsoNormal" style="margin: 0in 0in 0pt;"><br />
</div><div class="MsoNormal" style="margin: 0in 0in 0pt;"><span style="font-family: Arial;">For many of you it is worthless advice.<span style="mso-spacerun: yes;"> </span></span></div><div class="MsoNormal" style="margin: 0in 0in 0pt;"><br />
</div><div class="MsoNormal" style="margin: 0in 0in 0pt;"><span style="font-family: Arial;">Most doors can be kicked open with one good kick by a kid weighing in at 155 pounds.<span style="mso-spacerun: yes;"> </span>How do I know this?<span style="mso-spacerun: yes;"> </span></span></div><div class="MsoNormal" style="margin: 0in 0in 0pt;"><br />
</div><div class="MsoNormal" style="margin: 0in 0in 0pt;"><span style="font-family: Arial;">When I was a young kid, we went into an apartment building that was about to be torn down.<span style="mso-spacerun: yes;"> </span>We locked a bunch of doors and tried to kick them open.<span style="mso-spacerun: yes;"> </span>At the time I was about 14 and weighed about 135 pounds.<span style="mso-spacerun: yes;"> </span>It took me one or two kicks after a bit of practice.<span style="mso-spacerun: yes;"> </span>My neighbor weighed about twenty pounds more than me and he could consistently do in one kick.<span style="mso-spacerun: yes;"> </span></span></div><div class="MsoNormal" style="margin: 0in 0in 0pt;"><br />
</div><div class="MsoNormal" style="margin: 0in 0in 0pt;"><span style="font-family: Arial;">A typical window has poorly designed latches that can be pried open with a regular screwdriver in seconds with very little force.<span style="mso-spacerun: yes;"> </span>Using a stick as a pivot and the principal of leverage, only a few pounds of downward force on the handle will lift the window, pulling the latch screws out of the wood or plastic frames.</span></div><div class="MsoNormal" style="margin: 0in 0in 0pt;"><br />
</div><div class="MsoNormal" style="margin: 0in 0in 0pt;"><span style="font-family: Arial;">Get an alarm.<span style="mso-spacerun: yes;"> </span>This is fine in some towns and cities.<span style="mso-spacerun: yes;"> </span>Here in Atlanta, Georgia it can be a joke.<span style="mso-spacerun: yes;"> </span>At a restaurant in trendy Buckhead, an expensive area in town, the alarm was tripped at 3:00 am and the cops showed up at 8:30 the next morning, after a shift change of the police force.<span style="mso-spacerun: yes;"> </span>Imagine if you were being robbed and beaten at that time.<span style="mso-spacerun: yes;"> </span>After five hours you would be in rough shape.<span style="mso-spacerun: yes;"> </span><span style="mso-spacerun: yes;"> </span>Perhaps if the call was a residence the cops might have arrived in say, half an hour.<span style="mso-spacerun: yes;"> </span>That still would not do.</span></div><div class="MsoNormal" style="margin: 0in 0in 0pt;"><br />
</div><div class="MsoNormal" style="margin: 0in 0in 0pt;"><span style="font-family: Arial;">My advice is: Keep the bums out.<span style="mso-spacerun: yes;"> </span>An alarm is only as good as police response time.<span style="mso-spacerun: yes;"> </span>Smash and grab artists know the response time.<span style="mso-spacerun: yes;"> </span>They test it by breaking windows on a home nearby (or even yours) and setting off the alarm. Then they time when the police arrive.<span style="mso-spacerun: yes;"> </span>If the response time is low they will soon be visiting your house again when you are not home.<span style="mso-spacerun: yes;"> </span>They will be in and out in minutes and have a pretty good haul.<span style="mso-spacerun: yes;"> </span>They know where to look and may have “cased” your home when you were not home, looking in windows and making a “to grab” list.<span style="mso-spacerun: yes;"> </span></span></div><div class="MsoNormal" style="margin: 0in 0in 0pt;"><br />
</div><div class="MsoNormal" style="margin: 0in 0in 0pt;"><span style="font-family: Arial;">Here are some ways to make your home secure.<span style="mso-spacerun: yes;"> </span></span></div><div class="MsoNormal" style="margin: 0in 0in 0pt;"><br />
</div><div class="MsoNormal" style="margin: 0in 0in 0pt;"><span style="font-family: Arial;">Add a deadbolt with a key on the inside.<span style="mso-spacerun: yes;"> </span>Yeah, there is concern that in a fire you won’t find the key.<span style="mso-spacerun: yes;"> </span>The answer to that is to have the key in a nearby spot where it is not easily seen and everyone in the house is taught where it is.<span style="mso-spacerun: yes;"> </span>Have it in a ring so it is easy to find if dropped.<span style="mso-spacerun: yes;"> </span>Fires are in fact less common than burglaries, so quit obsessing about rare events while inviting more common events.</span></div><div class="MsoNormal" style="margin: 0in 0in 0pt;"><br />
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</div><div class="MsoNormal" style="margin: 0in 0in 0pt;"><span style="font-family: Arial;">Next toss away the strike plate that came with the deadbolt and the door latch.<span style="mso-spacerun: yes;"> </span>Go buy a security strike.<span style="mso-spacerun: yes;"> </span>These are large, heavier and have longer screws set to the back of the strike plate, not centered for looks over the latch/deadbolt opening in the plate.<span style="mso-spacerun: yes;"> </span>Some of these are 18 inches long and have an opening for the deadbolt and latch.<span style="mso-spacerun: yes;"> </span>At 18 inches the plate really strengthens the whole door frame.<span style="mso-spacerun: yes;"> </span>The longer screws set back in the plate allow the screws to grab the 2x4 framing the doorway, not just the flimsy pine door frame.<span style="mso-spacerun: yes;"> </span></span></div><div class="MsoNormal" style="margin: 0in 0in 0pt;"><br />
</div><div class="MsoNormal" style="margin: 0in 0in 0pt;"><span style="font-family: Arial;">There is a company that makes a strike plate that goes from the floor to the top of the door frame (</span><a href="http://www.asafehome.net/"><span style="color: blue; font-family: Arial;">www.asafehome.net</span></a><span style="font-family: Arial;">).<span style="mso-spacerun: yes;"> </span><span style="mso-spacerun: yes;"> </span>To kick it in requires splitting the studs that frame the doorway.<span style="mso-spacerun: yes;"> </span>Not happening…</span></div><div class="MsoNormal" style="margin: 0in 0in 0pt;"><br />
</div><div class="MsoNormal" style="margin: 0in 0in 0pt;"><span style="font-family: Arial;">If the door has large windows, add bars or cover the glass with Plexiglass.<span style="mso-spacerun: yes;"> </span>Bars can be made to look very decorative.<span style="mso-spacerun: yes;"> </span>Plexiglass can also function as a heat loss reducer, turning the glass into triple pane glass.<span style="mso-spacerun: yes;"> </span>This only needs to be done if the door is on the side or rear or your neighborhood tends to be vacant from 9-5 during the week. </span></div><div class="MsoNormal" style="margin: 0in 0in 0pt;"><br />
</div><div class="MsoNormal" style="margin: 0in 0in 0pt;"><span style="font-family: Arial;">If the frame is really weak or has a side panel of glass, either the aforementioned top to bottom strike is needed or add top and bottom latches that go into the floor and top frame. (But the screws must go into the header above the door, not just the frame)</span></div><div class="MsoNormal" style="margin: 0in 0in 0pt;"><br />
</div><div class="MsoNormal" style="margin: 0in 0in 0pt;"><span style="font-family: Arial;"><span style="mso-spacerun: yes;"> </span>Double doors have these on the secondary door.<span style="mso-spacerun: yes;"> </span>Add them on the inside of the primary door and the secondary door on all double doors.<span style="mso-spacerun: yes;"> </span>For double doors there is a plate that screws to the floor that will block both doors.<span style="mso-spacerun: yes;"> </span>The plate holds a slider that can bar one of both doors depending on where it is set.</span></div><div class="MsoNormal" style="margin: 0in 0in 0pt;"><br />
</div><div class="MsoNormal" style="margin: 0in 0in 0pt;"><span style="font-family: Arial;">About double doors: The latch on some of the secondary doors can be opened from the outside with a screwdriver.<span style="mso-spacerun: yes;"> </span>If they have a slide in the jamb, a screwdriver can be slipped in and open the slide, rendering it USELESS.<span style="mso-spacerun: yes;"> </span>The kind with a flip latch cannot be opened since the other door, when closed, stops the flip lever from being flipped.<span style="mso-spacerun: yes;"> </span><span style="mso-spacerun: yes;"> </span></span></div><div class="MsoNormal" style="margin: 0in 0in 0pt;"><span style="font-family: Arial;">If you have the slide type of latch then the only thing to do is add additional latches on the inside of the door or the plate system, which come in different finishes so it does not look that bad.<span style="mso-spacerun: yes;"> </span>I have also seen nice heavy brass plated latches that do not look bad.</span></div><div class="MsoNormal" style="margin: 0in 0in 0pt;"><br />
</div><div class="MsoNormal" style="margin: 0in 0in 0pt;"><span style="font-family: Arial;">A locked door is only as strong as the door itself, so if your door has a hollow core or jalousie windows, it has to go.<span style="mso-spacerun: yes;"> </span></span></div><div class="MsoNormal" style="margin: 0in 0in 0pt;"><br />
</div><div class="MsoNormal" style="margin: 0in 0in 0pt;"><span style="font-family: Arial;">Double pane (insulated glass) windows are the way to go for energy and security.<span style="mso-spacerun: yes;"> </span>Breaking thru and climbing thru two sets of broken glass shards is a deterrent and slows down entry.<span style="mso-spacerun: yes;"> </span></span></div><div class="MsoNormal" style="margin: 0in 0in 0pt;"><br />
</div><div class="MsoNormal" style="margin: 0in 0in 0pt;"><span style="font-family: Arial;">The basic latch (so called lock) on most windows is fluff.<span style="mso-spacerun: yes;"> </span>For real security pin the windows if they are wood framed or add stops if they are vinyl framed.<span style="mso-spacerun: yes;"> </span>The way to pin a window is drill a hole thru the lower sash into (but not thru) the upper sash.<span style="mso-spacerun: yes;"> </span>Insert a large nail in the hole and the lower sash is pinned down and the upper is pinned up.<span style="mso-spacerun: yes;"> </span>Using a bolt cutter or saw be sure to cut the nail short so it is hard to grip with bare hands and pull out of the opening.<span style="mso-spacerun: yes;"> </span>Then even if the window is broken, the sash with its broken glass edges must be climbed thru.</span></div><div class="MsoNormal" style="margin: 0in 0in 0pt;"><br />
</div><div class="MsoNormal" style="margin: 0in 0in 0pt;"><span style="font-family: Arial;">If the window is vinyl, some can be pinned but most cannot. These can be blocked shut with a dowel cut to fit snugly between the top of the bottom sash and the top of the window frame.<span style="mso-spacerun: yes;"> </span>Another way is to screw a stop block to the side of the window track.<span style="mso-spacerun: yes;"> </span></span></div><div class="MsoNormal" style="margin: 0in 0in 0pt;"><br />
</div><div class="MsoNormal" style="margin: 0in 0in 0pt;"><span style="font-family: Arial;">By having the deadbolt with a key on the inside, thieves can only grab what they put out thru the broken window, so this acts a deterrent against a 2nd theft, although not perhaps a first attempt.<span style="mso-spacerun: yes;"> </span>By the way, 2nd thefts are very common, because the thieves know your insurance has replaced everything with brand new items.</span></div><div class="MsoNormal" style="margin: 0in 0in 0pt;"><br />
</div><div class="MsoNormal" style="margin: 0in 0in 0pt;"><span style="font-family: Arial;">If you live a marginal (gentrifying) neighborhood, do not think by being friendly and open you will avoid being targeted.<span style="mso-spacerun: yes;"> </span>The opposite is true; more people will KNOW what you have.<span style="mso-spacerun: yes;"> </span>Using neighborhood kids to cut grass, babysit, etc, invites theft.<span style="mso-spacerun: yes;"> </span>Most theft is committed by people 15 to 25.<span style="mso-spacerun: yes;"> </span></span></div><div class="MsoNormal" style="margin: 0in 0in 0pt;"><br />
</div><div class="MsoNormal" style="margin: 0in 0in 0pt;"><span style="font-family: Arial;"><span style="mso-spacerun: yes;"></span>If you think your lack of prejudice is a badge of honor and will protect you from theft, harm or rape; <em>you are delusional.<span style="mso-spacerun: yes;"> </span></em></span></div><div class="MsoNormal" style="margin: 0in 0in 0pt;"><br />
</div><div class="MsoNormal" style="margin: 0in 0in 0pt;"><span style="font-family: Arial;">Bottom line, security is a way of thinking and living, not something you just address once and forget about.<span style="mso-spacerun: yes;"> </span></span></div><div class="MsoNormal" style="margin: 0in 0in 0pt;"><br />
</div><div class="MsoNormal" style="margin: 0in 0in 0pt;"><span style="font-family: Arial;">A big dog is still one of the best deterrents.<span style="mso-spacerun: yes;"> </span>Better than a gun, which has its place, but only if you know how to use it, and more importantly, are willing to use it.<span style="mso-spacerun: yes;"> </span>If you are not, it will get taken away from you, and will be used against you.<span style="mso-spacerun: yes;"> </span></span></div><div class="MsoNormal" style="margin: 0in 0in 0pt;"><br />
</div><div class="MsoNormal" style="margin: 0in 0in 0pt;"><span style="font-family: Arial;">If you are willing to shoot someone, kill them inside your house.<span style="mso-spacerun: yes;"> </span>Then there is only one version of the tale to tell police and to be used against you by lawyers who will (inevitably) sue you later.<span style="mso-spacerun: yes;"> </span>Never follow anyone outside and shoot them or you will spend about 8-10 fending off jailhouse thugs.<span style="mso-spacerun: yes;"> </span><span style="mso-spacerun: yes;"> </span></span></div><div class="MsoNormal" style="margin: 0in 0in 0pt;"><br />
</div><div class="MsoNormal" style="margin: 0in 0in 0pt;"><span style="font-family: Arial;">This advice is not politically correct, which is your assurance it is good advice…</span></div><div class="MsoNormal" style="margin: 0in 0in 0pt;"><br />
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</div>Kevin Barnabahttp://www.blogger.com/profile/10260463151645425236noreply@blogger.com0tag:blogger.com,1999:blog-48801140903793950.post-83370854256893870632010-08-21T13:16:00.000-07:002010-11-01T13:22:48.016-07:00Can your trust your agent's referral of a Home InspectorIt is often a concern with buyer’s that the Home Inspector referred by their Realtor is going to “rubberstamp” the home they are inspecting. As an Inspector for many years I have run into this concern, since many inspections are referred to us by Realtors.<br />
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I have never done this, although I have been asked to make a change in a report before. I send my reports via email simultaneously to buyer and realtor, so I have an automatic out on this request. I would not do it anyway, since my fee is paid by the buyer, I am loyal to that person. Besides, I could get sued for thousands, so there is no incentive on my part. My reputation is worth more than any one Realtor’s business.<br />
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But is that the case for you? It depends more on your Realtor than anyone else. Here in Georgia, real estate agents are required by their brokers to give out 3 names of inspectors. Some will give out 3 and say hire this guy, he is the best. That is what most agents who refer business to me do. Some even say flat out, hire Kevin or find your own guy, I don’t recommend anyone else.<br />
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The agent could be saying that because I am crooked; <em>At least from your point of view.</em> <br />
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So you have to ask yourself; Do I really like and trust my agent? <br />
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Does he/she seem ethical, honest and open? Did their other recommendations seem honest and knowledgeable, say the mortgage broker, or a remodeler, if they referred you one. If the answer is yes, you can probably trust their recommendation for an inspector. <br />
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Agents can and do “shop” inspectors. If they find a stumble bum who is cheap and misses stuff and glosses over stuff, they will latch on to this person, IF THEY ARE UNETHICAL. Unethical agents and half blind inspectors abound. Do not be fooled by certifications, some of these (for inspectors in particular) are not worth the paper they are written on. Note: There are agents and Realtors, the latter being a copywrited term. I use them interchangably, which tells you what I think of paying fees to organizations to use their logo.<br />
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When I started in the home inspection business, there was ONE national home inspector certification (ASHI) and now there are several. On a more local level there are state associations that may be okay or may not. Here in Georgia there was only one (GAHI) and now there is another. <br />
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Since I never looked into these “newbie” organizations, I cannot say one way or the other how good they really are. I assume you are an astute enough user of the English language to detect the pejorative use of newbie. <br />
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So look at your agent to really decide if your trust their recommendation. I know many of my clients were glad they did trust their agent and hired me. <br />
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Good agents want a good inspection. If the house does not meet the grade, they want to know now, and will find you another. That way, they keep getting referrals from you. If you think you got a bad house, it reflects on the agent as much as the inspector. Good agents know this! <br />
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I never had opinions of real estate agents until I became an inspector. I did not lump them with used car salesmen the way some do with all sales people. I can tell you that since I have had one on one interaction with thousands of them (I have performed 3000 inspections and almost every deal has two agents involved), I now have very strong opinions of them as a group.<br />
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Some are genuinely nice people, but dumb. Some are the shrewd ***holes. Some are lazy. Many are dumb and lazy. Then there are the ones that just don’t care about anyone else, but themselves and their commission. <br />
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I know a few of you might say: I will take the shrewd person. That person is probably a hard bargainer, which is perceived as being an ass. That person might do OK. <br />
But the selling realtor and the property seller will not like them, which often ensures that YOU will not get concessions from them that you might have otherwise. I have seen deals fall apart because of agent’s having antagonized the seller or seller’s agent.<br />
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But there are the ones that are <em>nice, honest and smart</em> and <em>have your best interest at heart.</em> You hear about them from referrals, they rarely buy billboard ads or spend too much time/money on mass marketing. Get one of these realtors. They will steer you to a good inspector, a good lender, good contractors, etc.<br />
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So choose your agent well. Get recommendations from people that have used an agent, or know them well. Meet them for coffee, ask questions that you know the answer too, and see how they reply. I always like a person who admits what they do NOT know, and says: I’ll find out, over one who bluffs. <br />
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Even a new agent is better than a bad agent. New agents often have good mentors back at the office that they work with. <br />
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Take my advice or don't, it's your money !Kevin Barnabahttp://www.blogger.com/profile/10260463151645425236noreply@blogger.com0tag:blogger.com,1999:blog-48801140903793950.post-72878370737859148452010-08-18T19:36:00.000-07:002010-08-18T19:36:51.447-07:00My First PostWhat do I say? This blog is supposed to be about real estate in general and home/building inspections in specific. Like the show “Car Talk” on NPR radio (Saturday @10am here in Atlanta, I love those two wops on the show. I can say wops because I am one so don’t go all pc on me) which goes off topic all the time, I expect I will do that also. <br />
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I will make this first post short. It will be on topic. Having performed over 3000 inspections over a 14 year period, I think I am qualified to talk about real estate and inspections. <br />
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I can also talk about the real estate bust, what it has done and what it means as well as any other pundit out there, many of whom have never been in real estate but went to school for journalism, which should be changed to “sensationalism”, which all today’s media seems to do. <br />
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So I will talk about the bust. For some people, it just was something that happened to others. For many of you it means you have a home worth less than you owe on it, and for some of you that difference is more than a year’s gross salary or even two years!<br />
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For those of us who get their daily bread from real estate sales, this was a disaster. Many of my personal friends and business acquaintances have gone bankrupt, lost homes, lost their savings and all of the net worth. On top of that their income is way down. <br />
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I too lost my rear in the downturn. Unlike some, I am not doing things the way I always did. I used to market to realtors for business referrals. Now I am also marketing directly to buyers. In the future, selling agents will be more like transaction expediters. Listing agents (who post the real estate to the Internet) will have more clout. A realtor told me this a few years ago, and I thought he was wrong, but now I see what he meant. <br />
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Most buyers know all they need to know about the homes they are looking at, the schools and the neighborhood, from the internet. So now I am going online with this blog, a new webpage and soon a Facebook business page. <br />
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<em>For you the potential buyer, what can you gain from this real estate meltdown?</em><br />
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You can get a home cheaper today (in real dollars) than you could have for 6 or 7 years. If you are a first time buyer, this means you can get a home priced like they were when you were in high school. <br />
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What should you watch out for?<br />
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Stay away from so called “upcoming” neighborhoods. Gentrification of these neighborhoods is driven by investors, who take a risk and go in first and renovate and sell to you, the end buyer. Investors cannot easily get loans anymore for these ventures, and if they can, they are more nervous about being stuck holding it too long. So they are sticking to safer, less risky ventures/neighborhoods.<br />
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So the hood, is likely to be the hood for some time. So unless you want to buy in a neighborhood that is a bit unsafe, and may not “Gentrify” for many years be careful.<br />
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These neighborhoods tend to have more vacant foreclosures (read that as potential crack houses) so resale prices may stay low for the foreseeable future. Some will say; A dump at half off is not such a dump. True, but from an investor view point; half off on house I can’t sell later is half off of on a losing proposition.<br />
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Look for low priced homes in good neighborhood. You can never do wrong on the lowest price home in the best neighborhood.<br />
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All foreclosures are as is; so get a good inspector!<br />
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TtylKevin Barnabahttp://www.blogger.com/profile/10260463151645425236noreply@blogger.com0