According to house inspectors in Alabama, most of their clients are people buying foreclosed properties or newly-built houses that have been unoccupied for more than one year. They also said that they are detecting common problems such as mold, leaking roofs, moisture, poor air conditioning and heating systems, faulty water heaters and nonfunctioning attic fans.

Home inspector John Glover said that most houses his firm has inspected suffer from lack of maintenance. He said that a lot of homeowners do not spend money to maintain their homes.

In Baldwin and Mobile counties in Alabama, home inspection fees can start from $175 up to a high of $500. Good inspectors list the parts that must be fixed and potential problems that can be addressed in the near future.
Bill Hinton said that he has been advising sellers to fix several problems instead of making a big costly improvement. On the other hand, he has also been advising his buyers to check the more important things such as the foundation, the roof and the attic, and not the cosmetic stuff during house inspections.

Bob Grafe, owner of a Daphne house inspection firm that has been operating for 15 years, said that he has cut down his inspection prices to remain competitive. He added that despite the importance of inspection, some people have been forgoing inspections to save on costs.

Another inspector, James Porter Elder, said that even newly built homes need to be inspected, especially if these properties have been unoccupied for several months. He explained that with the air conditioning and heating systems turned off, mold damage could develop during summer or burst pipes could occur during winter.

According to Elder, who also owns a home inspection firm and who works with the American Society of Home Inspectors, house inspectors will soon participate in a nationwide program of introducing energy-saving systems and green-built houses to American consumers. Elder said that the U.S. Department of Energy will soon launch a program that would educate homeowners about energy efficiency and that would involve house inspectors.

Indeed, the business of house inspections thrives during the downturn especially for home inspectors who do their work efficiently and who make themselves updated with home inspection trends and industry developments.

The pre-market house inspection report can guide the seller about needed repairs and the current conditions of the major systems of the house. The owner can then decide whether to leave the conditions as is and give discounts to the buyer or make the needed repairs so that the maximum price can be asked.

The ready certified house inspection report can also be used as an additional marketing tool when talking with prospective buyers. The report will generate immediate positive feelings about the sincerity of the seller to be honest with buyers.

Future claims or lawsuits regarding the true condition of the house would also be avoided if there is a pre-market inspection report. Any condition of the home that puts the safety and security of current owners and prospective buyers at risk would also be addressed immediately.

Most buyers oftentimes still want their own inspection even if there is already an inspection paid for by the seller. If this is the case, owners should require the inspector and seller to be responsible for any damage directly caused by the inspection.

For both buyers and sellers, hiring a certified, experienced and recommended inspector to carry out the home inspection is important. There have been countless cases throughout the country in which inspectors do not know how residential systems work and are not able to determine the crucial defects that should be detected.

Oftentimes also, inexperienced inspectors record defects that are not really defects and deem some systems as completely non-functional when just a minor part needs to be replaced. An HVAC unit, for instance, needs only its faceplate, a part costing just $95, to be replaced to function well again.

In states that do not require licensing for home inspectors such as California, sellers and buyers should see to it that they hire inspectors who are members of house inspection organizations.

In California, they should choose among members of the California Real Estate Inspection Association or the American Society of Home Inspectors. These associations issue certificates to persons who complete their training modules and pass their inspection examinations.

When hiring home inspectors, sellers and buyers should also be clear about what parts of the house are going to be inspected, what parts are excluded, what kind of home inspection report is going to be accomplished and when the report would be given.

Starting January 1, before house inspectors can carry out their home inspection tasks, they need to first register with the Kansas Home Inspector Registration Board and increase their liability limit to $2,000 or higher. They must also comply with educational requirements and residential inspection standards.

According to members of the board, they surveyed house inspectors across the state before they created regulations. They said that after Kansas lawmakers approved the Home Inspection Certification and Financial Responsibility Act, they worked with house inspectors to develop residential inspection standards and continuing education requirements.

They conducted public meetings in Topeka, Kansas City and Wichita to talk with homebuyers, real estate agents and house inspectors and obtain inspection input.

To help homeowners and prospective homebuyers, board members also developed a set of detailed home inspection guidelines so that clients would know what are done during inspections, which parts are inspected and which parts are not.

Despite the opposition of some inspectors to the new home inspector regulations, a lot of house inspectors welcomed the new registration and liability rules. They understood the rationale behind the registration program, which is to make house inspection a more respected profession.

With registration, certification and continuing education, incompetent house inspectors will be prevented from practicing, thereby reducing the number of people destroying the image of house inspectors.

According to registration advocates, the profession of house inspection should be regulated because it is one of the most crucial parts of home buying and homeownership. Buying a home entails large amounts of money, credit records, families and emotional investments, so the persons inspecting the homes to be purchased should be able to describe the real conditions of the properties and identify potential problems.

If house inspectors fail to see major problems in the properties, buyers would be buying homes that they must repair at high costs within months of their purchases or immediately after their move-in.

For prospective homebuyers looking for house inspectors to hire, they need to check not only state certification, but also membership with reputable state and national house inspection associations, such as the American Society of Home Inspectors.

House inspectors with background in home construction are oftentimes preferred because they know how things are put together, but homebuyers also need to ensure that the chosen home inspector does not identify defects and then volunteer his contracting service to resolve the problems.

As vacant foreclosure homes continue to rise in the two cities and as mortgage lenders fail to maintain the properties, Burnsville crafted an ordinance that assigned a group of house inspectors to monitor the conditions of foreclosed properties and then assess maintenance costs on the owners of the properties.

But due to decline in tax revenues that ultimately forced Burnsville to cut its budget, the ordinance authorizing a team of house inspectors to supervise foreclosure properties was rescinded. Now, only one house inspector in Burnsville is monitoring foreclosed properties. Likewise, Lakeville has also reduced the number of its inspectors to only one.

Because of the reduction, Ron Anderson, a real estate inspector for the city of Burnsville for about ten years, is now overwhelmed with work because of the continued rise in foreclosure activity in the area.

Dave Olson, director of the Lakeville Community and Economic Development, said it has been a challenge for city personnel, particularly for the city home inspector, to monitor and maintain vacant foreclosure properties because the activities do not generate revenues for the city.

According to Olson, his team gets its list of foreclosure sales monthly from the Dakota County Community Development Agency so it can continue monitoring foreclosed properties. The foreclosure sales are conducted by the county through sheriff’s sales.

As of September, the county has sold a total of 1,349 housing units through sheriff’s sales. Last year, more than 2,000 units were sold by the county. About 300 units were located in the cities of Apple Valley, Eagan, Burnsville and Lakeville.

Olson explained that mortgage lenders are responsible for maintaining properties once they are foreclosed, but the 6-month redemption period gives lenders the leeway not to comply because property owners can still redeem the property within the allotted period.

He added that some banks are more responsible, particularly those that are located in the area. But out-of-state banks have been harder to pursue for maintenance.

Another problem faced by the city is the right to inspect once a property has been secured. He said that the city home inspector cannot just enter a property to look into a water problem causing a street flooding problem without first getting a court order.

PEARLS stands for Purchase Efficient Affordable Homes and Rehab, Lease and Sell. The homes acquired under the program need to be rehabilitated well before they are sold or rented out to families that cannot afford to buy homes without help from other parties.

It was last year that NeighborWorks started purchasing foreclosed houses, fixing them and then renting them out to families who do not yet have the capacity to own homes, but who can work towards home ownership in the near future. The scheme is similar to the rent-to-own or lease option schemes being offered by other developers to potential homebuyers.

According to Roy Nash, CEO and president of NeighborWorks, it has already acquired 20 vacant foreclosed homes in the Waco metro area in Texas and all of them are already occupied or are being prepared for move-in.

Nash said that the repairs and other construction work have been stretching the budget for the homes, but efforts have paid off. He added that the selection process for the purchase of foreclosed properties is stringent in order to maximize its funds. Every home acquired by the program must first pass a building inspection process conducted by the construction unit of NeighborWorks before it is purchased.

For instance, in McLennan County, Texas, a foreclosure company offered more than 127 foreclosed units, but NeighborWorks chose only a few. Nash explained that the nonprofit has been choosing the units with the best potentials to reduce repair costs and to ensure the homes have great values for renters and homebuyers.

Based on a report from the Real Estate Center of Texas A&M University, the city of Waco is a good market for rentals because the home ownership rate is only around 43 percent, much lower than the national home ownership rate of 67 percent.

To help renters prepare for home ownership, NeighborWorks conducts home ownership sessions that enable participants to learn about credit, financing, insurance and home buying.

If the renter is ready to buy the house under the PEARLS program, NeighborWorks provides a zero-interest loan to help the renter make the down payment.

According to Nash, the PEARLS program has a very low default rate because of the firm operational systems and strict building inspection policies of NeighborWorks.

For radon testing, look for certified radon testers at neha.org, the web site of the National Environmental Health Association, or at nrsb.org, the web site of the National Radon Safety Board.

Radon, which can cause cancer, is a radioactive gas found in every house. The amount of radon inside a house should not exceed 4 picocuries per liter. You can call the EPA hotline for drinking water about testing radon in water.

For information on lead, you can call the National Lead Clearinghouse. Many houses constructed before 1978 have paints containing lead, which can harm children and babies. Your inspector will use either a chemical test, which is cheaper, or a radioactive device, which is a very expensive equipment.

Asbestos can be found in insulation materials and other building products used for houses built before the 1970s. But generally, asbestos materials are not harmful if they are in good condition because they do not release fibers that you can inhale. Any asbestos material that shows damage such as abrasion, tearing or water damage must be removed by a home inspection company experienced in removing asbestos materials.

Carbon monoxide testing is among the cheapest types of environmental testing, so many home inspectors oftentimes offer this testing for free to attract clients. Carbon monoxide, which arises from combustion, should be vented properly from a house because this gas can kill. Since this gas is odorless and invisible, it can only be sensed by an electronic carbon monoxide detector.

There are only a few home inspectors that provide full septic inspections, so make sure you are hiring an inspection company that also perform complete septic inspections. For initial testing, some inspectors overload the system with large amounts of water and put some dye to spot leakages and check for odors.

Professional septic inspectors, on the other hand, make diggings to inspect the tank and the leaching field. If you are buying an old house, ask the seller to empty the septic tank so you do not need to worry about septic-related problems.

When choosing a home inspection company, choose one which provides standard house inspection services in addition to the specialized environmental testing that you need so you can reduce your total inspection costs.

A professional home inspector will be able to determine any problems in your home. As soon as the inspection is done, you can discuss with him which should be addressed first.

In addition, you will be able to have a clear picture of the total cost, giving you time to look over your budget and plan it accordingly to accommodate all the necessary repair work.

Obviously, the first thing you will have to tackle is the defect which can pose health hazards. For this particular problem, you might want to hire a licensed contractor to fix it in time for the home sale.

For the minor problems that a home inspection reveals, you can choose to hire a handyman or do the repairs yourself. Your decision will basically depend on your budget as well as skills.

If you think you cannot handle the job, do not hesitate to admit it. You might be able to save more in the long term if you leave the work in more capable hands.

As you complete each repair, you should make sure that all pertinent paperwork is kept. You will have to show them to potential buyers when the time to sell your home comes.

Also, you will need to make sure that after every problem has been addressed, you will take care of the property by doing preventive checks and maintenance. This way, any new problems can be discovered before they got worse and turn off the buyer.

Ordering a home inspection and repairing all home defects is a smart move for anyone who considers their home as investment. Despite the fact that you have no plans of selling the property in the near future, you will be able to enjoy peace of mind knowing that when the time comes, you and your home are ready.

Typically, distressed properties have defects and damages, but you would want to ensure that these issues are not major and do not entail a lot of money and time to repair.

Here are some tips and information from real estate professionals and home buyers that could help you work with a house inspector.

Sandy Coyer of North Carolina, who has been acquiring foreclosures for clients since 2000, advises homebuyers planning to buy a home in an auction to hire a house inspector to examine the property before the auction. Homes sold in auctions are sold as is, but auctioneers allow serious home buyers to conduct a scheduled inspection on a property before the auction.

Coyer said that paying between $300 to $500 for a house inspection is not costly compared to peace of mind.

Additionally, she advises buyers to check with the Better Business Bureau if the firm holding the auction is reputable.
J. Scott Steinhorn of Georgia also advises buyers to always hire an experienced home inspector when buying a foreclosure. He said that in his years of selling foreclosures, he has seen a lot of defects that may not be immediately visible, so a professional home inspection is needed.

Steinhorn also explained that buyers should not rely on the disclosure form when looking at defects. In many states, lenders are not even required to provide disclosure statements and if they are, oftentimes, they are not able to describe accurately the condition of the house.

Short sellers meanwhile do not disclose the real level of maintenance they did on the furnace, air conditioner, hot-water heater or the roof. Steinhorn says that a house aged 15 to 30 years typically needs costly maintenance. He also advises buyers to check if the house is located in a flood-prone area.

Another realtor, Brendon DeSimone of California, advises home buyers to ask the seller if the renovations on the home were all approved by city regulators.

Lastly, Steinhorn advises buyers to ask repair estimates when the home inspector finds a problem and then make online research later about renovation costs. Buyers are further advised to make calculations to get the final purchase and repair costs so they can decide wisely whether to pursue their home purchase offer.

• Since you will be using your boiler, furnace or stove during the cold days, it would only be wise to check the flue, chimney or vent and look for any signs of damage or blockage. Any damage to these parts is considered to be health hazards since you can be susceptible to carbon-monoxide poisoning. On the other hand, if you are using a fireplace, make sure that it is also working perfectly to minimize the risk of fire.
• Inspect if your smoke detectors and alarms are working. If needed, replace their batteries.
• Check your gutters and roof for leaks or other damages. This is also the time to have them cleaned and repaired since the cold temperature will make it difficult.
• As far as your heating system is concerned, homeowners should consider hiring a professional to conduct the inspection houses. The inspector will check the system’s efficiency as well as safety.
• Inspect the attic’s insulation. If your attic is poorly-insulated, you are actually letting warm air escape. Check local building codes and determine if you meet the minimum insulation requirements.
• Check your doors, windows and other openings for cracks and broken glass.
• Make sure you inspect the foundation of your home for signs of plumbing leaks, decayed wood, pest entry and other damages.
• Replace lights especially those located outside. You would not want to do this during a snowstorm or other unfavorable weather conditions.
• Remove and store garden hoses to avoid faucets from getting damaged which could lead to interior leaks that may not be discovered until too late.
• Change the filters in your furnace since this could be source of heating inefficiency. In addition, you and your family will enjoy cleaner air.

If you are worried about other possible defects in your home which could make your winter problematic, do not hesitate to call someone who is considered to be an expert in inspection houses.

Such discounts are not enough if you are serious about reducing the amount you have to pay in insurance premiums. One effective way is to hire a wind mitigation inspector who can check if your roof can withstand strong winds and storms.

In Florida, there is a particular legislation which will allow homeowners to enjoy some savings as well as rate differential if their home’s roof was constructed using techniques that is able to minimize wind damages.

The basis of the law is simple — the stronger your roof is, the less money that the insurer will have to pay you in the event of a hurricane.

If you think that your roof is too old to have wind mitigation devices installed, think again. A lot of inspection homes expert have been reinforcing homes with such devices, even those that were constructed before Hurricane Andrew.

In addition, some of these old houses already have hurricane clips. Once a home inspector verifies its existence and reports it to the insurer, the homeowner can certainly enjoy significant savings.

Experts are advising homeowners to have their roofs checked and professionally inspected to determine the presence of wind mitigation devices. Usually, homes constructed after 1994 and 2001 meet certain Florida building codes that makes you qualified for credit.

There are also other things which a professional inspection homes can include as part of its mitigation device verification. These include design of the garage doors, window protection and roof construction. Not only will you enjoy savings on insurance premiums but you also get to learn about the weak spots in your home.