IMPORTANT HOME INSPECTION TIPS

1. Order a home inspection soon after your purchase offer has been accepted. Real estate contracts typically allow a limited number of days to complete a home inspection (and then to request repairs, if applicable). 

2. Reputation is important. Choose a home inspector who is known for competence and professionalism — a referral from your lender or realtor is a good place to start. Make sure the inspector you select has access to ongoing technical support and offers you post-inspection advice, if needed.

3. If the home has been vacant, ask the seller to have all utilities turned on during the home inspection. Failure to do so may require a second trip to the home and may involve additional fees. To properly evaluate the home, an inspector must be able to operate all systems.

 4. If your inspector recommends a further evaluation, have a specialist in that area conduct a more extensive examination prior to closing.

5. Be sure you understand all conditions identified in the inspection report and reported defects/and or areas of concern have been resolved to your satisfaction before closing. 6. Your inspector can arrange for other services such as radon screening, termite inspection, water analyses, lead-based paint testing and septic/well system evaluation. Take advantage of your inspector’s contacts when necessary to further minimize unexpected after-sale problems or hazards in your new home.

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In South Carolina where the summers are hot and humid, We rely on our air conditioning systems to keep us comfortable and keep the inside of our houses dry and mildew free. A great many homes in this area have what is commonly known as a Gas Pack system with an air conditioning condenser unit on the outside of the house, and a gas furnace and air conditioning evaporator coil in the crawl space under the house. The evaporator coil becomes very cold, and air that passes over it is cooled and looses its moisture in the form of condensation. This process cools and dries the air in your home so that you feel comfortable. In a very humid climate, the amount of condensation can be considerable. This moisture typically drains into a pan under the coil and is then either pumped or drained by gravity out of the crawl space and away from the structure. If the drain line becomes clogged, or the pump fails, or a pipe fitting comes loose, water backs up in the tray and/or drains onto the crawl space floor. Standing water in a dark, hot and humid crawl space is an invitation for mold and mildew to form. Many older HVAC systems are not airtight and allow crawl space air to enter the system, and where the condensation drainage is interrupted, mold and mildew can be pulled into your HVAC system. If, during an inspection, I find a broken, leaking or obstructed drain line, I report it to the home owner with a recommendation to have it repaired. It’s not a bad idea to have an annual heating and air conditioning check up, and to ask the technician to pay careful attention to the drain pan and pipes, and to make sure that the ductwork is in good condition with no splits, holes or gaps. If you suspect mold, contact a certified mold inspector.

Q. Our home inspector said that we should not plug our deep freeze into a GFCI circuit, because it could trip while we are away, and ruin our food. Is this correct?

A. Yes, your home inspector is correct. Appliances such as refrigerators and freezers or medical equipment that must remain running should never be connected to GFCI outlets. The reason for this is that GFCI outlets can trip without warning shutting off power to the appliance. GFCI outlets are very sensitive to changes in their environment, and can trip under various conditions. These outlets when placed outside or in garages can trip during rainy weather, because there is too much moisture in the air. GFCI outlets that are wired to other similar devices can turn off when one of the other outlets trips. Under normal circumstances, GFCI outlets are perfectly suited for such things as small appliances, bathrooms, kitchens and exterior devices such as hedge trimmers and power tools. When used properly, GFCI outlets are life savers, but because they are so sensitive and prone to tripping without warning, they are ill suited for appliances which must remain on at all times.

The phrase "buyer's market" is used a lot in the news today. Frankly, it is one. The interest rates are encouraging, although not the lowest for 30 year loans, they are still low and make it a good time to buy. Also, there is quite a choice for buyers to choose from on the market. This only increases as we get into spring and summer. So how do you get your home for sale to stand out from the crowd? Set a realistic sale price. First, know the appraisal value of your home. If you don't, hire an appraiser. You need to know what the bank thinks your home is worth. Setting your price too high can break a sale at closing. Next, take a good look at the market around you. Compare yourself with like homes; homes that are the same age, similar square footage, comparable yards, and in similar neighborhoods. Then see which of these homes have been selling and which have been sitting. Consider how long you want to be on the market. Depending on your location, even a well priced home may take 60-90 days or longer in a buyer's market. Make sure to concentrate on here and now, do not get stuck looking at what your home might have sold for last summer or fall. Facing the reality of how much your home is worth on the current market will help you avoid reducing your price or offering incentives you would rather avoid. Know your competition. As stated above, make sure to compare yourself to like homes. Also, check to see what, if any, incentives comparable homes are offering. Tour some of the homes. Get an idea of what updates have been done. Take a look at how comparable homes are being staged or what they are lacking in their staging. Sometimes using a critical eye on homes you are not attached to can help you discover what potential buyers may be seeing in your home. Get an experienced realtor. Find a realtor who has been selling homes for a while. Especially with the recent fall in home sales for most of the nation, you want to make sure you get a realtor who will avoid knee jerk reactions to a market they haven't experienced before. A realtor who is familiar with your neighborhood and knows what buyers are looking for can help you prepare the house for sale. Stage your home for showing. Set your home up as a model home. Go to an open house at a new development or home and garden show in your area. Notice how there are tasteful decorations that offer the aesthetics without the personality? Take down family pictures, collectables, anything that tells about your personality. You are moving anyway, so get these items boxed up now. You want buyers to walk through your home seeing the home as one they can picture themselves in. You don't want the buyers to walk away thinking, "Wow, they really like Elvis!" Ramp up the curb appeal. Make sure to keep the yard and front walkway pristine. This is the first impression before a potential buyer walks in or even picks up that flyer. Your backyard should be cleaned up as well. Sometimes people forget that the outside of the home can say a lot about the owner. If you have a neglected yard, buyers may wonder if you are neglecting other problems inside your home as well. Fix or update problem areas now. The last thing you want is to get an offer and then have something come up in a home inspection that can break the deal! If you aren't sure, it is not uncommon for buyers to have their home inspected before placing it on the market. Unless you are pricing your home below value as a fixer-upper, then you need to get any repairs done before going to market. Be realistic, although a new kitchen may add to your home, most likely the cost of remodeling will not be recuperated in your selling price. Instead concentrate on items that either have to be done or you can do easily and at little cost to yourself. Offer incentives for buyers. Incentives can vary in scope. Perhaps the carpets are old but you don't want to get them replaced; you can offer a carpeting/flooring allowance. Perhaps you want to drive the buyers to close by offering to pay closing costs. You can pay for other buyer costs such as homeowners insurance, home appraisal or home inspection. In the case of a condo, you can offer to pay the first 6 or x months of homeowner dues. Another incentive that might help is being flexible on your move in date. Respond to offers and questions quickly. Don't let potential buyers sit wondering what happened to their offer. Get back to any offers or questions about the home as quickly as you can. This will include the help of your realtor as buyers will contact them first. Make sure your realtor is a good communicator and will respond quickly!

No matter whom you talk to that is involved in a home sale transaction, whether it be the owner, buyer or real estate agent, everyone has a certain amount of reservation concerning a home inspection or “termite” inspection. But why, all that it entails is basically a visual inspection of the home and a short written report, right? So, who’s afraid of the big, bad home inspection? Everyone it seems!

Let me start by making an obvious observation. For most all of us, the single biggest investment we will make in our lifetime is the purchase of our own home. Not only is it an investment that we can’t have go sour, but we must make a comfortable, safe place out of the dwelling to protect and grow our families that we can live in happily and call “home”. And when we’ve outgrown or want a new/different home, we need to realize the equity we have built up in the property to help us purchase our next “home”. “OK”, you say, “I know all of this. What has this got to do with being afraid of home inspections?” Everything, actually, because it is well known that buying or selling a home is probably the second biggest stress we will encounter in our life. All the uncertainty and suspicions begin to “bubble to the surface” as the home sale process grinds on which skews our thinking, and sometimes our common sense. So, let’s look logically at what a home inspection has to offer for each participant in the home sale process. I want to start with the home owner who is thinking about moving and about to list his/her property for sale, because usually they are the ones that think they have nothing to gain from, and everything to loose from a home inspection. Nothing could be further from the truth.

No matter what “shape” the owner feels his/her property is in (good, bad or in between), the smartest thing they can do is spend the few dollars necessary for an accurate home inspection and “termite” inspection. Spending these few dollars in the beginning will save you major dollars and stress in the end. Possessing this information prior to listing your home for sale not only enables you to plan, but to price your property accurately. The information gleaned from the reports allows you to take care of any repairs that you feel you want to on your time schedule, and to obtain bids from various contractors for repairs you don’t want to tackle yourself, which could save you a lot of money in the process. When you do list your property for sale, you do so empowered with the knowledge that you know of, or have taken care of any repairs, and, you can go into negotiations with the buyer straight on because you have a “heads-up” on what the condition of your home is. This negotiating strength will allow you to realize as much of your equity as possible to be used to purchase your new home. Most real estate agents will appreciate this situation also because it takes most all the uncertainty and stress out of the equation, because, normally the inspection results are revealed shortly before escrow is to close and there is no time for obtaining bids or alternative actions, which can result in a “blown” deal with everyone unhappy.

Most everyone thinks that a home inspection and “termite” inspection are only for the “protection” of the buyer. That is only partly true. Sure the inspections are ordered to reveal any unknown/undisclosed issues. But, the buyer didn’t order and pay for the inspections to make the property out as garbage! The buyer likes and wants to spend and invest their hard earned money on the property and want to make it their “home”. As a prospective purchaser of a home and property, you want the inspection(s) to validate your decision to purchase that piece of property. You want to know what you are buying. You, of course, want to know what the big issues are, if any, but you also want to know the little things that will be an irritation or money drain before you sign the contract of sale. You want to make up your own mind as to what is acceptable as is, and what is not and needs to be negotiated with the seller. And just about as important, the home inspection is actually your first in depth “get acquainted” look at your new home because it covers information on so many of the homes’ components, systems, utilities and their locations. But even that is not all, if your home inspector is like most concerned inspectors’, he is your source for information you can turn to long after the close of escrow when everyone else involved in the deal has disappeared.

OK, I’m to the real estate agent and what the home inspection and “termite” inspection has to offer them. How about peace of mind? How about the good feeling inside that you have put together a home sale in which both the buyer and seller are happy and there is not going to be a bad case of “buyers remorse” now that escrow is closed? How about the fact that you are looked up to as an agent that demands full disclosure and still can close the deal BECAUSE EVERY BODY KNOWS WHERE THEY STAND AND WHAT THEY CAN EXPECT OUT OF THE DEAL! In the years I have been involved in inspecting homes, I can’t tell you how many times I have seen buyers follow through and close a sale of a home with major issues because they not only like the home, but because they are fully aware of its’ short comings and are mentally prepared to take it on. With truth and knowledge everyone comes out ahead. As I’ve been preaching for years, your buyer today is your seller tomorrow.

So in closing, there is absolutely nothing to fear from a home inspection or “termite” inspection except fear itself. These are “tools” to be used in a positive way to bring about a positive home sale experience, if you choose to use them in that way.
Ron Ringen owns and operates Ringen’s Unbiased Inspections, which is located in Sonora, California. Ringen’s Unbiased Inspections serves the beautiful gold country of California that includes the foothills and Sierra Mountains in the counties of Tuolumne, Calaveras and Amadore. Ron has been involved with the Structural Pest Control business for 43 years and has been a licensed Structural Pest Inspector in California since 1968. Ron is a licensed General Contractor (B) in California and has been since 1977. Ron is certified with the American Institute of Inspectors as a Home Inspector, Manufactured/Modular Home Inspector and a Pool and Spa Inspector.

Winter brings many different holidays and celebrations. During these various festivities we host dinners or gatherings and may have many house guests. And so up go the decorations! Decorating your home can be fun. However, many times we are putting up items we may not be familiar with and have lost their various 'How to' booklets years ago. We are cramming our space with such fun, festive items that we may not think much about how to display these items safely. If you have children, pets, house guests, or crazy, exuberant relatives around the house this winter holiday season, you may want to consider some general safety tips. Even if you aren't hosting an event but will be using winter items, such as a fireplace, this article will have a few helpful tips for you. We know you are busy, and the last thing anyone wants to do when planning a party is to think about all the details! Thus, here is simple, quick safety checklist for your winter fun!

Below is our checklist of things to watch for during winter activities and holidays. The winter season is a time that safety should be considered. Just look at these facts and figures from the National Fire Protection Association: In 2002, there were 240 Christmas tree fires in U.S. homes, resulting in $11.4 million in direct property damage. During 2001, an estimated 18,000 home fires started by candles were reported to public fire departments. Fourteen percent of the candle fires occurred in December. This is almost twice the 8% monthly average. During 1999-2001, candles caused an estimated annual average of 16,300 home structure fires. These fires resulted in 140 civilian injuries and $289 million in direct property damage. In 11% of the December candle fires, the fires began when a decoration caught fire. This was true in only 3% of the fires during the rest of the year (Source: NFPA's One-Stop Data Shop). Please take a moment to review some safety tips. Then enjoy a safe holiday and winter!

SNOW!

• If you must be outside, wear plenty of layers of clothing. Don't over-exert yourself. Make sure you wear a hat, because the largest amount of body heat is lost through the top of the head.
• Sunscreen: the sun's rays can still cause sunburn in the winter, especially when they reflect off snow!
• If weather warnings suggest a severe wind chill or extremely low temperatures, consider avoiding outdoor activities until the weather improves.
• Ensure that each member of your household has a warm coat, gloves or mittens, hat, and water-resistant boots.
• The rule of thumb for older babies and young children is to dress them in one more layer of clothing than an adult would wear in the same conditions.
• Be aware of symptoms and treatment for hypothermia, snow blindness and frostbite.
  Hypothermia: Complaints about being cold and irritability. Uncontrollable shivering. Impaired or slurred speech or vision. Clumsy movements. Blurred vision. Severe symptoms can include stiff muscles, dark and puffy skin, irregular heart and breathing rates and unconsciousness.
  Snow Blindness: Eyes become sensitive to light. Pain in eyes or forehead. Gritty feeling in the eyes. Frostbite: Superficial frostbite that looks like gray or yellowish patches on the skin, especially, fingers, toes, face, ears but can occur on any exposed skin. The first symptoms are usually numbness or itching and prickly pain. The skin remains soft but becomes red and flaky after it thaws. Deep or Severe Frostbite looks like waxy and pale skin and feels cold, hard and solid to the touch. The areas turn blue or purple when thawing and large blisters may appear when the area warms up.
• Shoveling Snow: If you have a history of heart trouble, check with your doctor before grabbing that snow shovel and clearing the driveway or sidewalk. Don't shovel snow just after you eat. Don't smoke while shoveling. Pace yourself. Snow shoveling is a strenuous exercise that raises both your pulse and blood pressure. Treat shoveling like an athletic event: warm up before you start, and stretch during and after shoveling. Concentrate on using your legs instead of your back. Bend your legs and keep your back straight. Take breaks. And don't work until you are exhausted. If your chest feels tight, stop immediately.
• Teach children never to touch metal during cold temperatures.
• Children should never play on snow piles near parking lots or on the road side. Make sure children never go near snow plows or areas being plowed.
• Sledding: Keep sledders away from motor vehicles. Children should be supervised. Keep young children separated from older children. Sledding feet first or sitting up, instead of lying down head-first, may prevent head injuries. Use steerable sleds, not snow disks or inner tubes. Sleds should be structurally sound and free of sharp edges and splinters, and the steering mechanism should be well lubricated. Sled slopes should be free of obstructions like fire hydrants or fences, be covered in snow not ice, not be too steep (slope of less than 30º), and end with a flat runoff. Avoid sledding in overcrowded areas.
• Skiing/Snowboarding: Never ski or snowboard alone. Young children should always be supervised by an adult. Older children's need for adult supervision depends on their maturity and skill. If they are not with an adult, than they should at least be accompanied with a friend. Consider wearing a helmet. Equipment should fit. Skiers should wear safety bindings that are adjusted at least every year. Snowboarders should wear gloves with built-in wrist guards. Slopes should fit the ability and experience of the skier or snowboarder. Avoid overcrowded slopes.
• A winter storm WATCH means a winter storm is possible in your area. A winter storm WARNING means a winter storm is headed for your area. A blizzard WARNING means strong winds, blinding wind-driven snow, and dangerous wind chill are expected. Seek shelter immediately!

Travel

• When leaving for a long time: Make certain to get your mail held by the post office. Also get your paper stopped. Have a neighbor or family stop by and check your house once a day. Set timers on lights, indoor and outdoors. Make sure your outdoor sensor lights are in working order.
• If you have a security system make sure it is fully armed. Let anyone checking on your house know how to unarm and reset it if they will be entering your home. Check all windows to make certain they are locked. If traveling out of state, make certain to review weather reports and construction reports before starting your trip.
• Keep windows up and doors locked at all times.
• Keep a half a tank of fuel; this will prepare you in case you run into long holiday traffic or weather delays.
• Put together a winter-driving kit, including a pair of gloves, a warm hat, and a blanket.
• If a blizzard traps you in your car: Pull off the road, set hazard lights to flashing, and hang a distress flag from the radio aerial or window. Remain in your vehicle; rescuers are most likely to find you there. Conserve fuel, but run the engine and heater about ten minutes each hour to keep warm, cracking a downwind window slightly to prevent carbon monoxide poisoning. Exercise to maintain body heat but don't overexert. Huddle with other passengers and use your coat for a blanket. In extreme cold use road maps, seat covers, floor mats, newspapers or extra clothing for covering--anything to provide additional insulation and warmth. Turn on the inside dome light so rescue teams can see you at night, but be careful not to run the battery down. In remote areas, spread a large cloth over the snow to attract the attention of rescue planes. Do not set out on foot unless you see a building close by where you know you can take shelter. Once the blizzard is over, you may need to leave the car and proceed on foot. Follow the road if possible. If you need to walk across open country, use distant points as landmarks to help maintain your sense of direction. (Tips provided by FEMA)

Guests

• If visiting another home, keep in mind they may not have children and therefore may not have everything out of reach that should be. Always keep a close eye on children when visiting someone else's home. Even if it is a familiar home, their holiday decorations may have changed the landscape enough that it will be a whole new environment with potential hazards for children.
• If leaving children with a babysitter make sure they are prepared with all the needed numbers and contacts. Make sure sitters are aware of any holiday/special rules for the house; i.e. no running around the Christmas Tree.
• If guests will be smoking, provide them with large, deep ashtrays and check them frequently. Keep out of reach for children and pets.
• When attending a party, always designate a non-drinking driver.
• If you are the host of a holiday gathering, be sure there are non-alcoholic beverages available for guests who are driving. Stop serving alcohol well before the party is over. Bring out coffee, more alcohol-free drinks and more food.

Gifts

• Choose toys appropriate for age, ability and skill for children. Children under the age of 10 should only get electrical toys that use batteries rather than ones that plug into the wall.
• Read instructions for children's toys carefully before letting them run off and play.
• Government guidelines specify that toys for children under three years of age cannot have parts less than 1 1/4 inches in diameter and 2 1/4 inches long.
• Remove strings and ribbons from toys before given to young children.
• fter gifts are opened make sure wrapping paper is cleaned up as some bags may prove to be suffocating/chocking hazards.
• Make sure wrapping paper doesn't get too close to the fireplace.

Food Safety

• Thoroughly cook all meat products.
• Thaw meat in the refrigerator - not on the counter.
• Thoroughly wash all raw vegetables and fruits.
• Keep raw and cooked foods separate. Make sure to use different utensils when preparing them.
• Wash your hands frequently. If working with "little chefs" making holiday treats, make sure they wash their hands often as well.
• Unattended cooking is the leading cause of home fires in the U.S. When cooking for holiday visitors, remember to keep an eye on kitchen projects.
  If you are faced with a grease fire, remember, put a lid on it, and turn the heat source off!
• Foods that require refrigeration should never be left out more than two hours.
• Do not add new food to a serving dish that h0as been sitting at room temperature for more than two hours.
• Dry foods such as nuts, crackers, baked goods, breads, hard cheeses and candy don't support bacterial growth. Fruits, pickles, jams and jellies are too acidic for most bacteria.
• Clean up early after a party. Plates left out and around may have bad food that can make children sick or can become a chocking hazard.
• If you choose to make eggnog with whole eggs, heat the egg-milk mixture to at least 160°F. Refrigerate at once, dividing large amounts into shallow containers so that it cools quickly.
• Use ciders labeled as pasteurized, or bring unpasteurized cider to a boil before serving. This is especially important when serving cider to people with weakened immune systems.
• Use leftover turkey meat, bones, stuffing, gravy and other cooked dishes within two to three days.

Fireplace Safety

• Fireplaces should be cleaned annually, preferably by a professional chimney sweep.
• Keep fireplace screens/doors closed when fire is lit.
• Make sure to open the flue before lighting a fire :)
• Make sure no decorations are near the fireplace before lilting.
• Use only wood that is properly seasoned to reduce creosote build-up.
• Wrapping paper burns fast and intense. Do NOT use wrapping paper in the fireplace.
• Keep any fire starts out of the reach of children. These are often very dangerous if ingested.
• When burning artificial logs, burn only one at a time. They produce too much concentrated heat for some types of fireplaces.
• Don't use water to extinguish a fire. It can crack the bricks in your hearth. Let the fire burn itself out.
• If using portable/space heaters, keep them at least three feet from anything that can burn.

Decorations

• Decorations 

• Avoid sharp decorations where small children and pets may reach them.
• Do not get decorations that look like food or candy when small children are present.
• Get down on your hands and knees and examine your decorations before your pets do.
• If there is just too much mischief for them to get into make certain you can make the room off-limits. If using spun glass (angel hair) make sure to follow directions fully. Make certain it is out of the reach of children and pets.
• Keep holiday plants such as mistletoe, holly berries, and Christmas cactus away from children and pets. Poinsettias can make pets very sick.
• These materials should never be used for holiday decorations because they are inherently combustible: bamboo, cedar trees/branches, corn stalks/shucks, cotton or confetti (loose, in large quantities), dry moss/leaves, flammable powders/liquids, hay/straw (loose or baled), paper streamers (serpentine), plastic sheeting/pellets, sawdust, tumbleweeds, and wood bark/shavings.

• Candles

• Do not use candles on Christmas trees or evergreen trimmings.
• Use non-flamable holders and make sure they are placed where they cannot be knocked over easily.
• Do not keep candles lit in rooms that is not occupied/supervised.
• Check your candles as they burn. Some will burn unevenly and may finish sooner than you expected or break open drip streams of hot wax.
• Do not leave children unattended around candles and matches/lighters.

• Lights

• Turn off all lights before going to bed or leaving the home. It is an even better idea to turn lights off when they are in a room that is unattended.
• Whether new or old, always check your lights before hanging them anywhere. Check that bulbs are all working well and not cracked. Also looked for any damage to wires or socket connections.
• urn off lights before replacing bulbs or fuses.
• Do not put indoor lights under carpets or behind curtains. Make sure they are away from foot traffic and are not stepped on.
• Keep cords and lights away from small children and pets.
• Make sure to only use lights certified for outdoor use outside! If using lights from last year, make a habit of storing outdoor items together so if the labels are lost you still know which is which.
• String lights through hooks or insulated staples. Do not use nails and tacks.
• Outdoor lights should be plugged into circuits with ground fault circuit interrupters (GFI) to avoid shocks.
• Where lights are connected together outdoors, keep the connections dry by wrapping them with friction tape or plastic.
• Do not overload electrical outlets. Look for manufacturer's recommendation. General rule is no more than 3 strings of lights for each extension cord.
• Do NOT use electric lights on a metallic tree.
• When removing lights, never tug! Remove them as gently as they were strung up!

• Trees & Evergreen Trimmings

• If purchasing a live Christmas Tree, check to see that the tree is fresh. The tree should be green, the needles should not break off easily, you should have to pull the needles to remove them. When you tap the tree against the ground it shouldn't be shedding needles. Also, there will be resin visible on a fresh tree bottom.
• When you bring your tree home cut the bottom so that fresh wood is exposed. This will allow for better water absorption and keep the tree from drying too quickly. Also make certain to keep the tree stand basin filled with water; something that can be easy to forgot since it is not part of your normal routine!
• Choose a sturdy tree stand designed not to tip over.
• If purchasing an artificial tree look for one labeled "Fire Resistant." Note the resistant, artificial does not mean fire proof! Place your tree away from heat sources such as fireplace or space heaters.
• Don't place your tree in high traffic space. You don't want someone to trip and topple over the tree!
• Trim your tree with non-flamable decorations, such as tinsel or plastic ornaments. However, watch tinsel as cats like it, but it is not at all good for them! Be very careful if your pets have access to the tree that decorations are not tempting to them.
• Keep green trimmings away from heat sources. They are great for railings or doorways, but not good for table center pieces if there are candles there as well!
• Tree and trimmings should be removed as soon as able once the holiday season is over. You don't want a pile of dry evergreen sitting in a corner waiting to ignite!