Tag Archives: home inspections

Dec 05

Lieb’s Top 5 Home Inspection Issues for L.I. Real Estate

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connections-990699__340Long Island attorney Andrew Lieb, who specializes in real estate law, offers advice on buying a home with a home inspector on Long Island. Here are topics that he advises as the top five issues to consider:

1.TIMING THE INSPECTION
2. HIRING THE RIGHT PROFESSIONAL
3. KNOWING WHAT YOU GET
4. UNDERSTANDING WHAT IS EXCLUDED FROM AN INSPECTION
5. WHO SHOULD ATTEND THE INSPECTION

Lieb’s complete article on this subject was first published in Hamptons Behind the Hedges, linked here. Then another version was posted at Huffington Post, linked here.

As a licensed NY State home inspector serving Long Island, I find Lieb’s article to be spot on. Timing is incredibly important, especially if there is serious interest in a home. And I also recommend that the home purchaser can learn a lot about the home by being present at the home inspection.

I have elaborated on the point of “hiring the right professional” at my blog, titled, ABC’s of Home Inspection Training and Experience, linked here. I would recommend, A) Architectural or engineering degree; B) Thorough home inspection training; C) Construction experience. All of these add to the capability and value of your home inspector, in addition to being a part of a certification organization that holds inspectors to high standards.

A further piece of advice on due diligence would be to hire a home  inspector based on the inspector’s credentials, not just because a real estate agent has recommended one.

Image with permission by NZ Chrissy

Tags: Buying a home on Long Island, how to buy home on LI, how to choose inspector on Long Island, key inspection issues, how to choose inspector in Hamptons NY. buyer due diligence

Mar 05

How to Prepare for a Home Inspection – Buyers

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Most serious mortgage lenders require a home inspection prior to purchasing a home. And there are different ways that buyers and sellers can prepare for a home inspection once a home inspector has been selected. In this article I’ll focus on what a buyer can do in order to maximize the benefits of the inspection. The following are some key questions regarding pre-purchase inspections:

What’s included in a standard, licensed home inspection? Are environmental issues included in a standard home inspection? How can I prepare for a home inspection as a home buyer? What should I do before an inspection? What should I bring to a home inspection?

1. Know What’s Involved – First, it’s important to understand that licensed home inspectors may only report on readily accessible and observable conditions and cannot legally poke invasive holes or pry up materials. And the inspector is required to observe and report on any deteriorated and/or damaged structural components, including the following: The building foundation and framing; the floor structure. the wall structure, the ceiling structure, and the roof structure. Additional services may include such things as water testing and EMF radiation readings on a microwave and nearby high-power electrical lines. The official Standards of Practice for home inspectors outlines the scope of work regarding what is entailed in a standard home inspection. Special kinds of inspections, for example, mold testing, are beyond the standard scope and can be requested if it seems that there is a problem either before the general inspection or after. SHI will also include certain additional tests for free in the inspection above and beyond the official requirements. For example, EMF radiation tests are standard for all SHI inspections, if there is an applicable situation. Also, per NY State laws, a Pre-inspection Agreement must be signed by the client prior to the actual inspection.

2. Make a List of Questions – Because you are the one hiring the home inspector, you have a right to ask for special attention on any issues you wish to focus on. For example, if you are especially concerned about moisture and mold issues in the basement, many inspectors have a moisture meter that can detect above-average and unsafe levels of moisture in wood structural members. SHI, for example, can do this if there seems to be a moisture problem. You can also ask your lawyer and real estate agent about any potential issues that would require special attention. For example, there might be a concern about a buried oil tank in the yard of older houses. There are often signs of this in a basement.

3. Is the House Ready? – It is most helpful when the heating system is on and running and any pilot lights are on in winter and that the water system is turned on outside in warmer weather. And it’s also good to make sure that there is no clutter blocking important areas, such as the attic, mechanical equipment and garage walls. Although this is normally considered the responsibility of the owner and real estate agent, it does not hurt to check on such issues yourself and make sure that the house will be as prepared as possible.

4. Being Present can Help – A home inspection is basically a a detailed introduction to your new home and its idiosyncrasies. SHI prepares reports with 20-40 photo pages that make the issues as clear as possible. Nevertheless, there are instances when it can be beneficial to be at the location to see first-hand how something works and to better understand why something may be a potential problem. Keep in mind that an average home inspection takes about 2 ½ hours. You don’t have to be present for the entire inspection, but a concluding summary review meeting can be very helpful. Sometimes a home owner will want to be present, but this may make the home buyer uncomfortable. Because the home buyer is commissioning the inspection, the preferences of the home buyer should be top priority. It may be that the seller’s real estate agent can be present in lieu of the owner, as an alternative. Try to have these kinds of details worked out with the respective parties involved before the inspection takes place.

5. Bring a Pen and a Pad – During the home inspection you can ask the inspector about any concerns and questions. Being able to take notes will be very helpful. You might also want to take some key measurements of the house for your own planning.

Conclusion

A home purchase is one of the riskiest and most important financial decisions a person or family can make. It’s important to approach the subject with a bit of due diligence and preparation. If you have any questions about buying a home or evaluating a home’s condition, please don’t hesitate to contact me at my email or cell number: 631.377.2046.

Tags: Prepare for Home Inspection, How to get ready for home inspection, how to buy a home, what’s included in a standard, licensed home inspection? environmental issues not included in a standard home inspection, How to prepare for a home inspection as a home buyer, What to do before an inspection? What to bring to a home inspection?

May 28

Should Brokers and Agents Recommend Home Inspectors?

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There are a number of questions regarding the recommendation of home inspectors by agents and brokers. Is it a good idea? Are there any preferred methods? Are there any concerns? Certified by the International Association of Certified Home Inspectors

First, it can be considered a valuable time-saving service to provide the name of a home inspector or a list of local licensed home inspectors. Real estate professionals basically earn their fee by helping their clients, so this can be seen as a helpful plus. A key to business growth is to never stop improving. Supplying some references of local home inspectors is a positive feature.

Second, there are a few methods for recommending home inspectors. One Southampton real estate agency offers an online list of local home inspectors to choose from. Another agency chooses to recommend one home inspector. And yet another chooses to print out and hand a list to clients.

Third, there can be some underlying concerns when it comes to recommending just one home inspector. The home buyer may be wondering, “Should I use a home inspector that has been recommended to me by a broker or agent?” The underlying issue relates to the objectivity of the inspector and the report. There are plenty of brokers and agents who regularly recommend one home inspector and there is nothing unethical about this if the report is objective. However, some clients may feel more confident if they are presented with a list of recommended licensed and insured home inspectors to choose from.  This option may be presented to a client. Some clients prefer to find their own home inspector on the Internet.

As a home inspector, I have both training in home inspection work and an architectural degree. I also have a lot of various construction work experience. These experiences add to my abilities as a home inspector. I’m licensed and insured and can offer a number of references. If you are interested in an objective and thorough report, you may recommend Southampton Home Inspections to your clients with confidence.

Tags: Should brokers recommend home inspectors? Real estate and home inspections, should a home buyer use a recommended home inspector, how to find a home inspector

Jul 16

Recent EMF Radiation Inspection in East Hampton

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I recently performed an EMF radiation inspection for a land purchase in East Hampton where there are some high voltage power lines. Not the huge metal towers, just thick, typical-looking power lines running down the street. Some of the EMF readings in the area came in over 100mG, which is pretty high considering that Sweden settled on 2.5mG as a safe limit after a 25-year study on the subject. In this post I’d like to give a little background on the issue and offer some reasons why you should probably know what the EMF readings are both in your home and in your yard. I know, I know, another thing to watch out for.

100 mG EMF reading in East Hampton NY

Background

EMF (or ElectroMagnetic Field) is a broad term which includes electric fields generated by charged particles, magnetic fields generated by charged particles in motion, and radiated fields such as TV, radio, and microwaves. Electric fields are measured in units of volts per meter or V/m. Magnetic fields are measured in milli-Gauss or mG. The field is always strongest near the source and diminishes as you move away from the source.

High levels of EMF air pollution can dramatically influence property values. Southampton Home Inspections (SHI) always offers EMF testing in conjunction with home inspections and will also perform independent EMF test services. In my recent inspection I took readings at 16 locations around the property and vicinity as a basis for an objective report on the conditions.

The manufacturer of the meter I use states that it, “Measures AC electric fields rapidly, such as from overhead power lines or improperly grounded equipment. Measures major RF/microwave sources such as leakage from microwave ovens, or the field near cell towers.” The meter manufacturer describes an error factor of 20%. EMF radiation from power lines is often referred to as an ELF, an extremely low frequency condition.

Reported “Possible” Health Issues

As far as reported health effects of EMF are concerned, A 2009 EU update confirmed the opinion of a previous 2007 EU report: “The previous conclusion that ELF magnetic fields are a possible carcinogen, chiefly based on childhood leukaemia results, is still valid.” Other potential health problems have not been considered as significant. In 1995, a major law suit was filed against a Texas Utility company regarding 8 cases of children diagnosed with acute lymphocytic leukemia who lived near high voltage power lines. The suit was filed by Joseph Jamail, one of the most successful—and richest—trial lawyers in America.

When I first began testing the microwave oven in our home and ones in other homes, we quickly decided not to allow anyone in the kitchen when the microwave oven is on. No matter how new the model, the radiation is usually high within 5 feet. Bedside alarm clocks, electric blankets (still selling at the Bridgehampton K-Mart) and, yes, cell phones also emit radiation that has not been emphatically proven to cause cancer. Yet, as recently as this past May, there is news that India will ban all cell phone sales of units that are not properly labeled. I’m not referring to the fine print in the box, but the cell phone itself. As noted, “The SAR value, which is the radiation emitted by a cellphone, will have to be displayed on mobile handsets.”

The US government presently does not regulate EMF levels in such things as power lines. However, the Office of Technology Assessment of the Congress of the United States recommends a general policy of “prudent avoidance” with respect to EMF. Prudent avoidance would mean measuring the levels, determining the sources, and acting to reduce exposure. Using an EMF meter, it is possible to know where the sources of EMF are in your everyday world and how strong these sources are.

If you are considering purchasing a home, land, a microwave, or a cell phone, I highly suggest that you do some research and learn what the EMF values are, if available. If you would like SHI to perform EMF tests for you, that would be a pleasure.

Tags: Hamptons NY EMF radiation testing, EMF survey, update of EMF health effects

Jul 07

Free Termite Inspections are Usually not Guaranteed!

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Often, home inspectors will offer “a free termite inspection” included with their home inspection price. Almost always, home buyers aren’t aware that such termite inspections come with no guarantee whatsoever! When a licensed pest inspector prepares an inspection report, the inspection is also usually not guaranteed, so that if termites are discovered after the home is purchased, the purchaser is not protected against paying for related repairs. They usually will, however, guaranty most houses if they are treating them with pesticides. Unless, for example, there is no moisture termite barrier on the foundation top under the sill plate.  Newsday published an article on this subject and outlined how real estate lawyers in many states will recommend an independent termite inspector:

“The engineer found no termites, but when he wouldn’t give a guarantee, I suggested [the buyers] bring in a licensed pest controller,” Minella said. With a written guarantee, buyers would be protected against paying for repairs in case termites were found after they moved in.”

In some of my home inspection cases, separate licensed termite inspectors found infestation problems and these reports were used as negotiation tools because the buyers wanted the houses regardless. The slightly higher cost for a separate termite inspection may be worth it for a number of reasons. Pest applicators that offer WDO (wood destroying organism) termite reports are usually competitively priced because the inspectors anticipate that some of these inspections will lead to work down the road. As a matter of fact, this gives them an incentive to make an extremely thorough inspection in order to find infestation. In one case, a termite inspector found a clean house but found infestation under a log right next to the house. In this situation, treatment was recommended in the report.

I became certified through InterNACHI to inspect for termites and other WDO (wood destroying organisms) that I offer for free along with a home inspection, using a separate WDO inspection form.

(Revised 12-07-16)

Termite photo by Scott Bauer

Tags: Long Island termite inspections, Home inspectors offer termite inspections, Hamptons NY termite inspectors, pests

Mar 15

New Video of Home Inspection in the Hamptons

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I recently completed a home inspection in East Hampton and because it seemed to be a typical Hamptons Style home I thought it would make for a good home inspection video. The house had the Hamptons Martha Stewart-esque decoration style and both the purchaser and owner were easy to work with as we walked through the house. Though I warned both of them that the inspection would likely take two hours, they were both very interested in the inspection process and going through the entire house together. I asked the seller if I could go back to the house to film a couple of key areas and he agreed. As a matter of fact, the owner said he would recommend my services to someone in his family who is looking to buy a house in the Hamptons.

The home purchaser seemed to know a lot about the house buying process and I was impressed when she asked the seller, “Do you know of any buried fuel oil tanks in the yard?”  This is a great question because buried and unused oil tanks are a nightmare to deal with, especially when they are found and documented by the city. The owner seemed to know how to buy a house in the Hamptons and wanted to be as thorough as possible. The seller immediately began addressing and repairing issues that were pointed out. I believe the detailed report helped to save the purchaser thousands of dollars and peace of mind. A home inspection is necessary and wise aspect of buying a house in my opinion and the purchaser seemed to hold the same view.

The following video is a very brief summary of some noted key points in the home inspection. Keep in mind that a two-hour inspection has been reduced down to about five minutes.

Tags: Home inspection in East Hampton, what to do when buying a home in the Hamptons, how to buy a home in the Hamptons, what is a home inspection? Is a home inspection necessary?

Feb 15

Recession Buster – $425 Guaranteed Maximum Fee for a 4BR Home Inspection!

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guaranteeSHI has lowered the fee for a basic home inspection of up to four bedrooms including a basement, for a limited time, with no extra travel fees or hidden costs for any location in Suffolk County NY! Because of inflation, this price will not be indefinite. So call at the time of your inspection to verify the current price. Give us a call at 631 377 2046.

Jan 31

Southampton Home Inpsections, and Beyond!

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My youngest son really loves his Buzz Lightyear toy. When you pull the string on the toy Buzz says, “To infinity, and beyond!” Like Buzz, we also don’t like limitations. SHI performs inspections throughout Suffolk County, so if you are buying a house and need an immediate home inspection, don’t hesitate to call us at 631 377 2046.

And, here’s a little trivia for you. Toy Story was the first fully computer-generated full-length feature film. Each frame took 4 to 13 hours to create. A good and thorough home inspection also takes time, at least two hours. But you as the buyer do not need to be present. Because you want you and your family to be safe and to by a home in good condition, a quality pre-purchase home inspection is a wise choice.

Tags: Sag Harbor home inspector, Amagansett home inspector, Montauk home inspector, Bridgehampton home inspector, Sagaponic home inspector, Riverhead home inspector, Hampton Bays home inspector, Westhampton home inspector, Springs home inspector, East Hampton home inspector, Southampton home inspector, Suffolk NY home inspector, Long Island home inspector, North Shore home inspector, pre-purchase home inspections, License #16000053978

Nov 27

Increased Home Inspections After Hurricane Sandy

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Grace-presbyterianThere have been some aftershocks of Hurricane Sandy in the real estate market that have been noted in the aftermath of the storm. For example, homes that had already been inspected have been reinspected – just in case there were any fresh damages caused by the storm. A press release from the Business Journals site describes the situations:

“Many home sales as well as contracts that are in progress will be put on hold until homes can be inspected or re-inspected for damages caused by the hurricane. If you’re selling your home, don’t be surprised if a buyer interested in your property wants a second inspection of your home. And if your home is under contract, be aware that properties in areas impacted by the hurricane may require another appraisal by the mortgage lender. Estimates at property damage range from $60 billion to as much as $90 billion to date on homes in seven states.”

The site lists a number of other factors as well: Fewer homes are listed, sales contracts are being put on hold, fewer people are looking to buy homes near the damaged areas, lower home prices, and, as a plus, there are lower interest rates. The article offers a summary of the situation:

“Hurricane Sandy has inflicted much damage to homes and businesses along the East Coast. It would be difficult to overstate the devastation of this storm,” Habib says. “To some, the storm could bear some bad news extending well beyond property damage. For potential homebuyers, lower home prices and continued low interest rates may offer a small silver lining to an otherwise distressing situation. Ultimately, buyers who were on the fence may find that the cost of purchasing a home has become even more attractive,” Habib says. “That means good news for both homebuyers and home sellers.”

Hurricane Sandy changed the landscape in more ways than one. I pray that the victims of the tragedy find a sense of peace and the help they need in this time of great need. About 50 members of Grace Presbyterian Church, who were able to go on a Saturday, went on a bus to Breezy Point, NY in order to help victims with the clean up of their homes. That’s the context of the photo of damages included in this post.

Tags: increased home inspections after Sandy, two inspections common after Sandy

Nov 11

Keys to Winterizing Your House

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winterizeAccording to CBS News, about 150,000 homes on Long Island, New York still do not have power. The storm was on the 29th of October. Today is November 11th. That’s about two weeks without electricity. I’m quite certain that most of those 150, 000 homeowners who still have no power have considered every possible manner of winterizing their houses for maximum warmth. And, even if you have have no break in your electricity, it’s never too late to winterize your home.

There are a number of websites that offer good advice on why and how to winterize various aspects of your house. Rather than reinvent the wheel, I’ve outlined what some of the top-rated articles have to offer and then added my additional two cents worth in the summary.

I. The Boston Globe summarizes, How to winterize your home: A procrastinator’s manual with 8 tips

Some notable tips include, 1) Make sure that your windows are all locked, which ensures the weather seal is tight. 2) Insulate the wood rim joist that separates the foundation from the upper wood framing. Most homes are uninsulated here. 3) Make sure the fireplace flue is closed when not in use. Even if you use your fireplace regularly, you can close it when not in use and add a note to the fireplace mantle.

II. MSN Real Estate offers, 10 ways to winterize your home — now

Again, some of these may seem obvious, but you don’t want to overlook them. 1) Clean the gutters. When snow and ice build up on your roof, the last thing you want is to have your gutters clogged so the eventual thawing water has no outlet. 2) Reverse ceiling fans. If you have high cathedral ceilings, all the warm air is up at the ceiling. Taking time to reverse the fan direction for the winter makes sense. 3) Use window coverings. MSN recommends thin plastic films. Personally, I would rather have some nice heavy wall curtains or insulated roll-down blinds. I’ve done some work installing European-style curtains and it seems it was not just the aesthetic that governed the use of the thick, lush fabrics of wall-height curtains.

III. About.com summarizes, Winterizing Your Home: Preparing Your Home for Winter

This website paints the picture of home winterization with a broad brush. 1) Empty gas from lawnmowers. Gas attracts water, which actually can produce harmful microbes and such in a gas tank and engine. Today’s gasoline has ethanol, which attracts even more water. If you don’t empty it, use a marine-type gas stabilizer in order to condition gas in any tank so it is ready for winter. 2) Trim trees and branches. If you were just hit with hurricane Sandy, it may already be too late for this advice, However, if you have some branches dangling over your house, now would be a good time to have them cut because a sever ice storm may be just around the corner. It may be work cutting down entire trees that may fall on your house. 3) Prepare emergency items. Again, if you’ve been a victim of a hurricane, you may have realized this need in hindsight. Emergency flashlights, batteries, matches, emergency water, canned/dry food. These are all common items. But you may want to take it a step further and get some wick laps that burn low-smoke oils (with some oil, of course), a generator, plenty of gasoline in 5 gallon jugs, a wood-burining stove, and, just in case, a bug-out bag, just in case you have to flee from your warm and cosy home due to some emergency situation.

A couple of options these articles overlooked include, firstly, winterizing the hatch to your attic. This is perhaps the greatest source of heat loss in many homes. Secondly, if you have the money and a flair for unique interior designs, consider beautiful cloth wall coverings in the rooms of your home. Many old European homes have unitized cloth wall surface coverings, sometimes known as wall fabric. It may have helped to cover cracking plaster, but you can choose it for its insulation value and its unique aesthetic. The installation may include a foam underlayment which will give a room an added warm and an extra sense of peace and quiet. This website offers some classic visual examples. A home in the Hamptons utilized Thibaut grasscloth wall covering, which may also be used on an insulated under-lament.

If you have procrastinated, it’s not too late to take some measures to winterize your home. Because I have a degree in architecture and design, and experience in interior design as well, I can also help you with selecting and implementing cloth wall coverings for your home. Why not winterize your home with a little bit of style?

Tags: tips for winterizing home, how to winterize you house, prepare your house for winter, make energy efficient house, most effective insulating techniques, winterize your home with style,

Thumb image of un-winterized home from Boston Globe.