New construction home? Get it inspected! Any questions?
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Below are two text book examples of why you should have your home inspected, whether it's 100 years old, or brand new. The photo above shows a fireplace flue, or chimney, A closer view of the label shows that the label reads "Hot surface, maintain a minimum 1 inch clearance from combustible materials."
Now, even if you are not a home inspector, you can see that this vent should not come in contact with potentially flammable materials, right? A little back story regarding this new home construction and this defect. The above information was delivered to the SAVVY home buyer and equally SAVVY agent that hired a professional home inspector. The SAVVY home buyer and SAVVY agent presented this repar request to the home builder for an easy, dare I say, cost free repair. The builder flat refused to correct this issue, even though the vent manufacturer and a Licensed home inspector state that a change is necessary. Incredible! Why wouldn't a home builder want to take care of their customer, especially when it costs them nothing? The answer is simple: Home builders in Texas are not licensed, and sometimes have zero training or education in home building. I've said it before and I'll say it again: you NEED to hire a licensed independent home inspector to inspect your home! Protect your investment! Below is great info to protect your home and your family. Your best bet is always planning ahead, including properly installed and tested smoke detectors and carbon monoxide detectors. Report: NFPA's "Home Structure Fires" (PDF) This report examines causes and circumstances of home structure fires reported to local fire departments in the U.S. Estimates are provided of home fires and losses overall, and for fires in one- or two-family homes and for apartments or other multi-family housing. The discussion of major causes includes key findings from the more detailed reports on the topic. Victim age is also included. Report highlights
2016 December Lubbock Area Housing Report
Lubbock area home sales increase again, prices increase also in December 2016 January 16, 2017 – Lubbock area home sales again increased in December 2016, up 4.8 percent compared to December 2016. Home prices were up 3 percent, according to the December 2016 Lubbock Area Housing market report released today by the Lubbock Association of REALTORS®. According to the report, 303 homes were sold in the Lubbock MSA in December 2016, up 4.8 percent from the year prior. The median price for Lubbock area homes increased 3 percent year-over-year to $144,250 during the same time frame. Lubbock continues to be a strong seller's market. Monthly housing inventory was just 2.4 months in December 2016, virtually unchanged from December 2015. The Real Estate Center at Texas A&M University cites that 6.5 months of inventory represents a market in which supply and demand for homes is balanced. The inventory of homes for a market can be measured in months, which is defined as the number of active listings divided by the average sales per month of the prior 12 months. Lubbock's home invetory has remained low throughout 2016, so buyers should be prepared to act quickly. Buyers should also expect to make full-price offers with little to no concessions, depending on their price range. While the number of homes in the Multiple Listing Service (MLS) is low, the number of days on the market increased slightly at 56 days in December 2016, 12 days more than December 2015. Also, there were 789 active listings in December 2016, virtually unchanged compared to December 2015. December 2016 Statistics At-A-Glance
Texas ranked second in the nation for U.S. relocation activity in 2015
Translate this page Select Language▼ Texas Association of REALTORS® releases 2017 Texas Relocation ReportFOR IMMEDIATE RELEASE-- CONTACT: Danielle Urban - Pierpont Communications, 512-448-4950 Jan 04 2017 — Austin Texas ranked second in the nation for relocation activity in 2015, according to the Texas Relocation Report released today by the Texas Association of REALTORS®. Analyzing statewide and national migration data from the U.S. Census Bureau, the report showed that Texas continues to be a high-demand destination for U.S. residents relocating across the country. “The diverse job opportunities and high quality of life in Texas continue to drive in-state and out-of-state migration to Texas cities and counties, both big and small,” said Vicki Fullerton, 2017 chairman of the Texas Association of REALTORS®. “This is the third consecutive year that Texas has gained more than 500,000 new residents from out of state.” According to the report, Texas experienced a net gain of out-of-state residents in 2015, with 107,689 more people moving to Texas than Texas residents moving out of state. This is a 4 percent increase in the net gain of Texas residents from 2014 (103,465 residents). The total number of residents moving to Texas from out of state in 2015 increased 2.8 percent year-over-year to 553,032 incoming residents. The highest number of new Texans came from California (65,546), followed by Florida (33,670), Louisiana (31,044), New York (26,287), and Oklahoma (25,555). Texas once again ranked third in the nation for the number of residents moving out of state (445,343) in 2015. The most popular out-of-state relocation destinations for Texans were California (41,713), Florida (29,706), Oklahoma (28,642), Colorado (25,268), and Louisiana (19,863). This is the first Texas Relocation Report to feature comparative relocation data by Metropolitan Statistical Area (MSA). Los Angeles-Long Beach-Anaheim and New York-Newark-Jersey City recorded the highest number of resident migrations to Texas in 2015. Dallas-Fort Worth-Arlington recorded the highest number of incoming residents from out-of-state (117,982), followed by Houston-The Woodlands-Sugar Land (101,604) and Austin-Round Rock (46,598). At the county level, Harris County led the state with a net gain of 18,945 residents relocating to the county from out of state, but four of the top 10 counties with the highest net gain of residents from out of state were located in North Texas (Dallas, Tarrant, Collin and Denton counties). Fullerton concluded, “As thousands more people choose Texas to further their careers, grow their businesses and raise their families each year, the need for initiatives that protect our state’s affordability, mobility and economy become increasingly critical. In the upcoming legislative session, Texas REALTORS® will be actively advocating for sustainable, long-term policies that will support our state’s enduring population growth.” About the Texas Relocation ReportThe Texas Relocation Report is based on data from the U.S. Census Bureau and U-Haul. The report analyzes county relocation data for the 43 largest demographic areas in Texas. The Texas Association of REALTORS® distributes insights about the Texas housing market each month, including quarterly market statistics, trends among homebuyers and sellers, luxury home sales, international trends, and more. It still surprises me when I am asked whether it's okay for a client to attend the home inspection! As a home buyer, it is in your best interest to attend at least some of the inspection. Nothing beats seeing what the inspector sees with your own eyes. And since I'm on the subject, who are these home inspectors that don't want the client present at the home inspection? All I can guess is that perhaps these inspectors are afraid that the buyer might not be happy with the service they receive if the buyer sees it for themselves! The moral of the story- Know your home inspector! Just like any other part of the real estate process, you are your own best advocate! How is it possible, in this day and age, that people still lose their lives in a home fire when no working smoke alarms were present? Below is a summary of the NFPA report from 2015 on this topic! Report: NFPA's "Smoke Alarms in U.S. Home Fires" (PDF, 1 MB) This report focuses chiefly on smoke alarm presence and performance in home fires reported to local fire departments in the U.S. Additional topics include the benefits of working smoke alarms, reasons why smoke alarms fail to operate, smoke alarm performance by power source, the difference in smoke alarm performance in one- or two-family homes vs. apartments, and characteristics of fatal home fire victims with and without working smoke alarms. The literature on smoke alarm audibility and waking effectiveness is also discussed. Fire death rates with various combinations of smoke alarms and automatic extinguishing systems are also presented. Report highlights
1Homes include one- or two-family homes and apartments or other multi-family housing. I can't count how many homes I've inspected that have no smoke alarms! This is a risk to every occupants' safety! Check your smoke alarms! Do they work properly? Do they have new batteries? Are they less than 5 years old? Are smoke alarms present in every sleeping area and hallway at a minimum? Are the smoke alarms installed per manufacturer instructions? http://www.kcbd.com/story/34168155/investigators-release-cause-of-lockney-house-fire An unfortunate story from Lockney, Texas provides a reminder of our responsibility as homeowners. Several times, I have come across temporary wiring being used as permanent wiring. That may not necessarily have been the case for the tragedy reported in the story above, but the opportunity for accidents is still real. Temporary wiring can be defined as extension cords in use as a permanent source of electricity. It could also mean electrical supply devices that are being used in a way that they were not designed for by their manufacturer. This could possibly have been the cause of the accident above, but only the authorities can state for sure. Ultimately, it's our responsibility as homeowners or occupants to follow the instructions provided with the products we use. If we don't, real tragedy is possible. Below is a thought provoking segment from ABC News that demonstrates what so many real estate inspectors have been saying for so long: You need to have your home inspected by an independent professional inspector. Whether it's 100 years old, or brand new construction, there will be problems! #realestate #lubbock #odessa #midland http://abcnews.go.com/Nightline/video/home-heartbreak-dream-homes-turn-nightmares-43598626 Air conditioning systems require regular maintenance. Some maintenance should be performed by a licensed HVAC professional. Other maintenance can be performed by the home owner or occupants. Here's some great info from Energy.gov. An air conditioner's filters, coils, and fins require regular maintenance for the unit to function effectively and efficiently throughout its years of service. Neglecting necessary maintenance ensures a steady decline in air conditioning performance while energy use steadily increases. Check out our Energy Saver 101 Infographic: Home Cooling for more ways to help improve your comfort and the efficiency of your air conditioner. AIR CONDITIONER FILTERSThe most important maintenance task that will ensure the efficiency of your air conditioner is to routinely replace or clean its filters. Clogged, dirty filters block normal airflow and reduce a system's efficiency significantly. With normal airflow obstructed, air that bypasses the filter may carry dirt directly into the evaporator coil and impair the coil's heat-absorbing capacity. Replacing a dirty, clogged filter with a clean one can lower your air conditioner's energy consumption by 5% to 15%. For central air conditioners, filters are generally located somewhere along the return duct's length. Common filter locations are in walls, ceilings, furnaces, or in the air conditioner itself. Room air conditioners have a filter mounted in the grill that faces into the room. Some types of filters are reusable; others must be replaced. They are available in a variety of types and efficiencies. Clean or replace your air conditioning system's filter or filters every month or two during the cooling season. Filters may need more frequent attention if the air conditioner is in constant use, is subjected to dusty conditions, or you have fur-bearing pets in the house. AIR CONDITIONER COILSThe air conditioner's evaporator coil and condenser coil collect dirt over their months and years of service. A clean filter prevents the evaporator coil from soiling quickly. In time, however, the evaporator coil will still collect dirt. This dirt reduces airflow and insulates the coil, reducing its ability to absorb heat. To avoid this problem, check your evaporator coil every year and clean it as necessary. Outdoor condenser coils can also become very dirty if the outdoor environment is dusty or if there is foliage nearby. You can easily see the condenser coil and notice if dirt is collecting on its fins. You should minimize dirt and debris near the condenser unit. Your dryer vents, falling leaves, and lawn mower are all potential sources of dirt and debris. Cleaning the area around the coil, removing any debris, and trimming foliage back at least 2 feet (0.6 meters) allow for adequate airflow around the condenser. COIL FINSThe aluminum fins on evaporator and condenser coils are easily bent and can block airflow through the coil. Air conditioning wholesalers sell a tool called a "fin comb" that will comb these fins back into nearly original condition. CONDENSATE DRAINSOccasionally pass a stiff wire through the unit's drain channels. Clogged drain channels prevent a unit from reducing humidity, and the resulting excess moisture may discolor walls or carpet. WINDOW SEALS FOR ROOM AIR CONDITIONERSAt the start of each cooling season, inspect the seal between the air conditioner and the window frame to ensure it makes contact with the unit's metal case. Moisture can damage this seal, allowing cool air to escape from your house. PREPARING FOR WINTERIn the winter, either cover your room air conditioner or remove and store it. Covering the outdoor unit of a central air conditioner will protect the unit from winter weather and debris. HIRING A PROFESSIONALWhen your air conditioner needs more than regular maintenance, hire a professional service technician. A well-trained technician will find and fix problems in your air conditioning system. The technician should:
Gas furnace burners won't stay lit? This is not an uncommon problem, and sometimes relates to how well the furnace has been previously maintained. Listed below are some common reasons for this problem:
The burner ignites but then goes out before heating up your home Situation: You turn the thermostat up, the furnace ignites and the burner comes on. The furnace stays on for awhile (maybe 1 minute, maybe 10 minutes) and then goes out. The fan continues to run even though the flames and pilot light go out. Possible causes:
Thanks for reading! Check back again soon for more great information! #realestate #inspection #home # heater #cold #texas #lubbock #odessa #midland #texas Despite the fact that the property inspection industry is a pretty integral part of the real estate transaction process in Texas, you might be surprised to know that, in my estimation, many consumers don't have any idea what a home inspector really does! Below is a great blog that can be found at Johncflood.com. The topic is great advice to help the homeowner avoid being screwed by dishonest contractors that may be lurking out there! Sewer line repair or replacement is rarely necessary, yet it's happening more and more often to unsuspecting home owners....5 signs of a sewer scamCatastrophe strikes. A plumber comes to complete what appears to be a fairly simple sewer line clearance and then -- uh oh, there’s some trouble and you need a full replacement. When disaster strikes seemingly out of nowhere, talk to another professional before agreeing to any additional, major work.
It's an unfortunate reality that many homeowners in West Texas have to face: Termite infestation and damage! Despite what logic may tell us, whether or not your area has lots of trees, or not, usually has little to do with your home's susceptibility to termite damage. I won't expound on termite inspections and their value, as that is not my area of expertise. I will, however, share my personal insight into the topic. My own home has been damaged by termites. This damage was mostly latent, but there are signs in plain view that the damage is there. The purpose of the project initially was to repair damaged drywall in the garage, about 12 inches off the floor. The first photo shows what damage was visible once I removed the drywall in need of repair. Above, you can see what was left of some portions of the original 2x4. Almost the density of paper! After removal of the damaged sill plate, it's time for replacement. I chose to replace the damaged areas with pressure treated lumber, which will hopefully deter future termite damage due to it's resilliency. Now that the damaged areas have been replaced with presure treated lumber and new drywall, the process of reconstruction can near completion.
Structural damage is possible due to termite infestation and damage! It's in your best interest to have your home inspected for termites along with a complete property inspection! Like to learn more? Call me-I can help! As an experienced home inspector, I often run into identical situations several times a month, week, or even the same day. Though the variety of homes available in West Texas is endless, you might be surprised to know that as an experienced home inspector, I can sometimes predict which defects I will find in a home before I even arrive!
With that said, as a home seller, there are also some things you can reasonably anticipate from a home inspection. I'd like to share that information with you, because, as they say, the more we know, the better off we all are! 1. As a home seller, you are welcome to stay in your home while I inspect. After all, it is your property! However, please don't buy into the fantasy that your being there will somehow change the outcome of the inspection. A home inspector is tasked with telling the story of the home; whether it's a positive story, or negative story, is beyond my control if I'm doing my job correctly. Facts don't lie. 2. Make every area of your home accessible, please! Whatever area of the home, before you ask, Yes; I need to inspect it! Closets might be the only possible exception, but if access to the crawlspace, attic, electrical panel, HVAC component, or plumbing component is inside said closet, please remove your belongings so it can be inspected. Believe it or not, many sellers hurt the inspection process and thereby the sales transaction by not making all areas of their home accessible to the home inspector. As a home inspector, it is not my responsibility to move items to inspect an area of your home. As the seller, that's your responsibility. 3. Never attempt to hide anything! This, of course, does not apply to most of you, but it is still helpful to remember that an experienced home inspector (Like ME) will find whatever is being hidden anyway. Save time and stress and don't try to hide problems. Wisdom dictates that your best bet would be to make the defect accessible, and ALSO disclose the defect on the Seller's disclosure. Unfortunately, I have observed many defects that appeared to be purposely concealed in one way or another. 4. As the home inspector, I am here to help the process move along. Regardless of the outcome of the sale of your property, I am here to help. If the home doesn't sell due to defects in the property, take the opportunity to correct these defects listed on my inspection report, and most likely, the next sales contract will run through to completion due to a great home inspection! 5. Truly proactive home sellers have contacted me many times to complete pre-listing inspections. In this situation, I work for YOU, the home seller!! The great thing about pre-listing inspections is the report will give you a list of needed repairs that you can correct, or not, before the home ever hits the market! That way, all the cards are out on the table, and this type of listing typically moves much faster than a home that is inspected on behalf of the buyer. Like to learn more? Call me! I can help! In a crawl space under a home in rural west Texas, I found the shed skin of a snake! Thankful to have not come across the owner of said skin, as it would likely have been face to face! Many of us enjoy a hot shower or bath, but the water temperature supplied from the water heater at this home could place a bather in peril due to the extreme temperature! I hope everyone out there on the ol' interwebs has had a great week. I'm starting a new series that I hope to entertain with! I'm calling it "Fun Finds", and I plan to share interesting or unusual discoveries at inspections, or maybe just during my week in general. Anyway, hope you enjoy the content here, and if so, please recommend this page to others! Thanks! Here we have Knob & Tube wiring installed in an attic in a West Texas home. Knob & Tube wiring was a common electrical installation method used decades back. The problem with this method is junctions and conductors are completely exposed to anyone or anything they may come into contact with. To say that the potential for a fire or safety hazard with this wiring method is high is an understatement! Knob & Tube wiring is not at all common in West Texas, as many of our local homes were not even in existence when this method was primarily in use! Here is a picture of an abandoned water heater. This water heater was installed in the attic above the living area, which is pretty unusual for West Texas anyway. When I inspected the property, this water heater had been drained and completely disconnected. I can't say I blame whomever left it in the attic, but it should be removed, just the same. Things like this make me wonder what the home builder or architect was thinking when the decision was made to install the water heater there to begin with? Obviously, water heaters don't last forever, and it would have to be replaced at some point? Strange-but another reason for buyers purchasing newly constructed homes to have it inspected! Are you aware of what building a new home really means? In conclusion, don't fall for it! Hire a LICENSED PRO! Protect yourself & your investment! When I come across a Federal Pacific Electrical Panel during a home inspection, I recommend having the panel further evaluated by a licensed electrical contractor. There are several reasons why this is done. One being that there appears to be no clear evidence that this type of panel is defective. With that said, I've provided the Consumer Product Safety Commissions' final desicion on this panel. The Commission investigation into Federal Pacific Electric (FPE) circuit breakers began in June 1980, when Reliance Electric Co., a subsidiary of Exxon Corporation and the parent to FPE, reported to the Commission that many FPE circuit breakers did not fully comply with Underwriters Laboratories, Inc. (UL) requirements. Commission testing confirmed that these breakers fail certain UL calibration test requirements. The Commission investigation focused primarily on 2 pole residential circuit breakers manufactured before Reliance acquired FPE in 1979. To meet UL standards residential circuit breakers must pass a number of so-called "calibration tests." The purpose of these tests is to determine whether the circuit breakers will hold the current for which they are rated and also automatically open or "trip" (shut off the current) within specified time limits if overloading of the circuit causes current levels in excess of the breaker's amperage rating. (Overloading can occur because a consumer plugs too many products into a circuit or due to the failure of a product or component connected to that circuit). While the Commission is concerned about the failure of these FPE breakers to meet UL calibration requirements, the Commission is unable at this time to link these failures to the development of a hazardous situation. According to Reliance, failures of these FPE breakers to comply with certain UL calibration requirements do not create a hazard in the household environment. It is Reliance's position that FPE breakers will trip reliably at most overload levels unless the breakers have been operated in a repetitive, abusive manner that should not occur during residential use. Reliance maintains that at those few overload levels where FPE breakers may fail to trip under realistic use conditions, currents will be too low to generate hazardous temperatures in household wiring. Reliance believes its position in this regard is supported by test data that it provided to the Commission. The Commission staff believes that it currently has insufficient data to accept or refute Reliance's position. The Commission staff estimates that it would cost several million dollars to gather the data necessary to assess fully whether those circuit breakers that are installed in homes but which may fail UL calibration tests present a risk to the public. Based on the Commission's limited budget ($34 million for fiscal year 1983), the known hazards the Commission has identified and must address (involving products of other manufacturers) and the uncertainty of the results of such a costly investigation, the Commission has decided not to commit further resources to its investigation of FPE's circuit breakers. However, despite its decision to close this particular investigation, the Commission will continue its investigation of circuit breakers generally. The Commission can reopen its investigation of FPE circuit breakers if further information warrants. The Commission advises consumers to take certain safety precautions with all circuit breakers and fuses. Consumers should: - Know your electrical circuit. Know which outlets and products are connected to each circuit. - Never overload any electrical circuit by connecting too many products to the circuit. Be particularly careful not to connect several products that demand high current (such as heating appliances) to a low amperage circuit. - Comply with local building codes in wiring or adding electrical circuits. Make sure the wiring and devices used in the circuit are connected to a circuit breaker or fuse of the proper size. - Immediately disconnect any electrical product if problems develop. Have the product examined by a competent repair person. - Investigate to determine why a fuse blows or circuit breaker trips. Do not simply replace the fuse or reset the breaker. If a fuse blows or breaker trips, it is often a warning that the circuit is overloaded. Check the circuit for causes of overloading (for example, too many appliances plugged in, a malfunctioning product, a short circuit). When in doubt, consult a licensed electrician. Consumers who have questions concerning circuit breakers, or who wish to report information relating to their safety, may call the U.S. Consumer Product Safety Commission's toll-free safety hotline at 800-638-CPSC. Access to all areas of a home is crucial to a complete home inspection. Without access to every area, a home inspector simply can't do their job effectively. And that says nothing of all of the potential defects that can be missed because access was not possible.
Access can be restricted in many ways. As home inspectors, we generally don't move personal belongings because if anything were to happen to those items, the person that moved the items could be liable. NO THANKS! Providing access is actually the responsibility of the home owner. However, it may be possible for me to move a bicycle, for example, to access an electrical panel. As a home inspector, I have to be prepared for just about anything! With that in mind, sometimes, providing adequate access is beyond the control of just about everyone. Under National Standards based on residential building code, a home inspector is not required to access any area that they feel may be unsafe to themselves, or to others. To give you an idea of what "safe"access is defined as by modern building codes, compare your home, or even use a tape measure, to understand the measurements in scale below. Crawlspace minimum access size Access shall be provided to all under-floor spaces. Access openings through the floor shall be a minimum of 18 inches by 24 inches (457 mm by 610 mm). Openings through a perimeter wall shall be not less than 16 inches by 24 inches (407 mm by 610 mm). *One key point regarding any access to any part of a structure actually relates to how difficult it might be for emergency personnel to get access to that area in the event that your inspector or service technician has an emergency while in this area. I will freely admit that most crawlspaces in this area do not meet the standard for access above. This limits any inspectors ability to properly inspect this area of the home. Attic minimum access size The 2012 International Residential Code requires an attic access opening for attics with an area greater than 30 square feet and a vertical height in excess of 30 inches. The rough framed opening must measure a minimum of 22 by 30 inches. If the opening is located in a wall, it must be at least 22 inches wide and 30 inches high. *Newer homes mostly have an access stairway that meets the size requirement listed, if not always being safe to use themselves! Older homes typically have "scuttle holes" which usually do not come even close to meeting this access standard! Attics With Mechanical EquipmentAttics containing mechanical equipment, such as an air conditioner, require an access opening regardless of the size of the attic itself. This opening must provide clear access of at least 20 by 30 inches; it must be large enough to allow for removal of the largest piece of equipment in the attic. *This standard is important for the home inspector, and also for your HVAC technician when it comes time to service your attic mounted HVAC unit. Not all homes have HVAC units in the attic, but I would estimate that more than half of all newer homes do. Like to learn more? Call me! |
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May 2024
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