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Dads Attending Inspections

A little bit about us: we always try to be accommodating of clients who want to attend their inspection, but things can get complicated when more people attend and an inspector’s liability anxiety meter can ping after we get a heads-up from the Realtor that “The Dad” will be there. We have some tips for you as a father who would like to be at the inspection:

  1. Help your family on-site
  2. Do research about the property
  3. Take a break
  4. Save all your questions for the end

 

The Realtor usually gives the inspector a heads-up when Dad is coming. The agent’s tone of voice changes and we can actually hear her posture change over the phone. We know now that we may have a helicopter Dad coming out to this inspection to pepper us with questions and we don’t want to seem rude, but we also don’t want to be distracted which not only would put our job at risk, but could put your kids in a bad way down the road if something crucial is missed.

 

Although it may seem exaggerated, let me paint the picture of this character as I have seen him many times before – and I know this is not most Dads, but in the words of “The Office” character Jim Halpert explaining the existence of Dwight to his roommate: “He is all too real.”

 

 

By the time we get to the inspection, Dad may have worn out his welcome with the agent, so as the inspector I give the benefit of the doubt to the Father because I know the agent is typically running on fumes by this point, and I’m usually correct in my assumption that Dad is just Dad. But every once in a while, a certain type of patriarch emerges and is involved in a very unhealthy way. Dad gives advice to the Realtor instead of the other way round. He has his buyer son and daughter-in-law circumvent the agent by making calls and appointments without communicating properly. Dad then believes his role at inspection time is to supervise the inspector and/or to help find things.

 

Obviously, this is less than ideal. For one, this process is supposed to be unbiased. You anything but. More importantly, shadowing the inspector presents a dangerous distraction that can lead to all sorts of problems in the inspection process including the inspector missing very important defects, or worse – you getting hurt.

 

The first step in preventing this is…not to attend. Depending on state law, you may not be allowed on the property anyway. Agents are required to be present if our clients are attending and it is impractical to expect the agent to use their day to drive to the house and sit there for three hours plus however long questions are going to take. There’s no discussing the inspection until the end of it, anyway so if you are coming out, then come at the end.

 

It should go without saying, but NEVER come out to a home inspection unannounced and without permission. You could be breaking the law and putting the buyers and the agent in an ethical predicament. Also understand that the code of ethics and state law prohibits us from sharing anything from the report with anyone who is not our client or our client’s representative. Unless your name is on the contract, we can’t share anything with you without permission from the undersigned.

 

As long as you go through the proper procedures of asking permission to attend the inspection and you have been allowed by the agent and the buyers (I know, it may be weird to get “permission” from your kids, but that’s where we are!) to attend, we welcome you! Now, here’s how you can help make this process not only smooth, but you can enhance it!

 

Help Out!

I always keep a spare measuring tape, but more than likely you would have brought one. Use it! Measure every room for furniture. Measure the laundry room and kitchen for needed appliances. Check out available storage space and the garage. Help your grown progeny vision cast for how to best use the space. If the inspector is so inclined, he may send you on a mission to check all the windows and hit the thermostat while he’s in the attic checking out the furnace. As an inspector, I have done this many times. (I once found a defective reversing valve one winter on a heat pump which is an above-and-beyond find that I could not have discovered alone.)

 

Do Research

Those areas that you measured for appliances – help shop for those appliances to make sure the right sizes are in the shopping cart. Next, research the local utility companies, the school district, where to go vote. Also, make sure to find out what day trash pickup is. Do they have yard waste pickup? What about curbside bulk pickup for when they pull out the old dishwasher to install the new one? Get a copy of the HOA bylaws. As a Dad myself, I would actually love this job.

 

Take A Break

You will be the hero of the day if you go out and get coffee for your kids and the agent. Chances are the inspector is already caffeinated or came equipped with nootropics, so don’t worry about him.

 

Save All Questions for the End

It may seem prudent to follow the inspector around to see what he is seeing or to ask him questions along the way, but this is not good. Inspectors literally have 400+ items to check and usually only a max of 4 hours to do it. We have to have a strict procedure to get this done and to do a great job, so any distraction can prove catastrophic. We also have to piece things together as we go with more complicated systems, and often research on-site, make a call, or send a text to a trusted expert to help us identify or better understand something or figure out how to best communicate our findings to our clients.

 

We always set aside time at the end to walk through everything, answer questions, walk around and look at stuff, etc. Save the questions for the end. Chances are your questions will be answered before you even need to ask them.

 

Two Other Tips: Watch Your Mouth; No Plus Ones

Homes today are under better surveillance than most government buildings. Watch what you do and watch what you say. Chances are high that you are being watched and listened to. Although this is very illegal for a home owner to do, it’s difficult to prove and it’s hard to stop them from doing it. This is one of the main reasons we highly discourage buyers from attending the entire inspection these days. Overheard conversations can turn against you when it comes time to negotiate.

 

Lastly, do not bring anyone else with you. Mom can’t come with you; aunts, uncles, cousins, siblings…this is where it would cross a line and, quite frankly, is very inconsiderate at best and illegal at worst. This is not time to show off the house, or to have a reunion, or to have your HVAC brother come “take a look at a few things”. Too many people in attendance during an inspection is a legal problem and insurance problem. This is a hard “no”.

 

You can really become an ally to the inspector for your grown kids. All it takes is a little humility and a willingness to be a teammate rather than a supervisor. Trust us! Not only are we professionals, we have kids of our own. We look forward to meeting you!

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Attending Your Inspection

Your offer on a gorgeous new home has been accepted and things are moving FAST! The pre-approval letter is in hand, contracts are signed, due diligence and earnest money checks are written, and the inspection is scheduled. As the prospective buyer of this home, you are all in and want to be informed and involved in the whole process – including being present at the inspection. That’s good! Now, pause here for a second.

Should You Attend Your Inspection?

The short answer is yes, but when to show up and how to attend an inspection is something to consider. Coming out on the day of the inspection has the added benefit of seeing the home again, and seeing it through a more investigative lens as guided by the third-party inspector and your agent.

 

As a first-time buyer, it’s especially important to attend the inspection so you can walk through and see with your own eyes where certain key components are (water shut-off, electrical panel, etc.) as well as items that are in need of correction or maintenance. Since you are in an emotionally vulnerable state, if you simply rely on pictures and narratives without professional human mediation, things may come across as more scary than they really are, or just result in confusion.

 

Another danger is to see something serious on the home inspection report, but gloss over it in the exhaustion of the buying process while simultaneously trying to juggle the rest of your busy life. Attending in person can really help you focus, and can put you at ease since you are seeing all of the inspector’s observations within the whole context of the home.

 

Even if this your fourth home purchase, this is not something you do with enough regularity to be fluent in inspector language. Attending gives you a chance to ask questions while you are on the property and get up close and personal with various parts of the home.

 

What Time To Show Up

The best practice is to arrive at the end of the inspection. This will provide a solid time window to ask questions and do a walk-through of the property which is plenty of time.

 

It is generally NOT recommended to attend the entire inspection. Most home inspections take between 3-4 hours with the inspector looking at literally over 400 different items.

 

Not only is there no extra benefit to shadowing your inspector and asking questions as you go, but it is an enormous distraction to the inspector who has not only a lot to report on, but a lot of professional liability. Inspectors rely heavily on a strict procedure in order to do a 400-point inspection within a relatively limited timeframe, and any distractions not only prolong the process, but add to the risk of the inspector forgetting or missing something. You are paying many hundreds of dollars to have a professional investigate the largest purchase of your life. Distracting them is quite counterproductive!

 

Buyers must also consider their real estate agent’s time. Most states require the buyer’s agent to present if the buyers are going to be on the property. This is for the obvious reason of this still being someone else’s house! Real estate agents are very busy people and it is usually not practical for the agent to take up their entire day chaperoning an inspection, nor is it always possible for sellers to vacate the home for an extended period to give the necessary privacy to discuss sensitive matters.

 

Who To Bring

Just you and your agent! No one else needs to be there. If you are doing this transaction without representation, you may want to bring a trusted friend or family member to help you ask the questions you can’t think of because you are overwhelmed by the fog of war.

 

For a couple, I recommend the both of you attending with your agent. If both can’t make it, I recommend whoever can come out in person have the other half on speaker or video phone so everyone has the opportunity to listen and ask their questions.

 

Do NOT bring outside family. This is not a good time for a family reunion or to “show off” the house. Remember: this is still someone else’s home. How might you feel if a crowd of 6 or 7 total strangers came trapsing through your house ignoring the signs of “please remove shoes” while looking through your closets and opening your drawers. If you think I’m being over the top, I see it every time a buyer brings extended family. It happens 100% of the time without exception and it’s incredibly rude to the sellers.

 

You may think your father who is a retired HVAC contractor is helpful in this transaction, but the reality is he is not a reliable source at this time for the simple reason that he is not unbiased. One of the key reasons that home inspectors are so valuable is they are unbiased and emotionally detached from the purchase. You want facts, not speculation. Professional family members, although usually quite well-meaning, can actually hinder this process, have a negative influence on your decision making, and even undermine your agent.

 

What If I Can’t Attend The Inspection?

That is no worry at all! Video calls from the property are always an option. We deal with out-of-state and busy buyers all the time in the Charlotte area and frequently do Google Meet calls later that evening or the next day while presenting the report and going over all of the details and photos.

 

Although lacking the tangible benefits of being physically present, there is the added benefit of not being rushed to get out of the house before the Showingtime appointment expires and the sellers have to come back home.

 

You still have the inspector at your disposal to ask all the questions, and this actually may be a better time to ask said questions since by this time you have had a chance to read through some, if not all, of the report.

 

 

Have a question about the home inspection process? Contact us by clicking any of our social media buttons!

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A Quick Guide to Crawl Space and Basement Issues

As a prospective home buyer, understanding the very basics of crawl space and basement issues is crucial.  Especially if you are new to the south east, where the humidity can rot a home from the foundation up, take note to know what to look for before you invest in a soggy bottomed “money pit”.

Signs of Moisture Problems:

  • Musty Odors: The smell of a vacant home will tell you the true story– if it’s musty, be forewarned, there could be some serious foundation issues (or roofing issues!)  
  • Visible Mold or Mildew: Look for mold around the baseboards as an indication of foundation moisture issues. 
  • Water Stains: Discoloration on walls down low or on floors can be a sign of water seepage.
  • Efflorescence: A white, powdery substance on the cinder block walls of a basement or inside a crawl space means that water is coming through the walls and leaving salt deposits behind.  
  • Peeling Paint or Wallpaper: Moisture can cause paint or wallpaper to lose adhesion.
  • High Humidity Levels: Excessive moisture in the air can indicate poor moisture control.
  • Condensation: Look for water dripping from ducts or pipes in the crawl spaces or basements- that means the air is damp, and should be addressed.

What can be done?

A house with a few signs of water damage is not the end of the world. But you should definitely seek a professional’s opinion about what is the ultimate cause of the issue, what can be done, and how much it will cost before purchasing.  Some things that a professional might propose: 

  • Exterior Maintenance: Keep gutters clean and ensure the landscaping directs water away from the foundation.  Some of this can be done DIY.
  • Interior Waterproofing: Includes sump pump installation, interior drainage systems (French drains under the house), or ultimately, a crawl space encapsulation and dehumidifier. DIY is not recommended.
  • Exterior Waterproofing: Involves exterior drainage solutions and the application of waterproof materials to the exterior walls of the foundation. DIY not recommended; much of landscaping near the home will have to be removed.

Understanding the Importance of Waterproofing

Crawl spaces and basements are prone to moisture problems due to their below-ground location. Excess moisture in these areas can lead to a host of issues, including mold growth, structural damage, and poor indoor air quality. Waterproofing these areas is essential in preventing these problems and maintaining the integrity of the home.

The Role of a Home Inspector

A home inspector plays a crucial role in identifying potential waterproofing issues. During an inspection, they will look for the signs mentioned above and assess the effectiveness of any existing waterproofing measures. Their eyes are better trained to look for such things and can give an unbiased report of all the signs of a wet foundation. 

 

About the Author: Erin Blackburn is the Marketing Director at Dry Otter Waterproofing and a former science educator. With a unique blend of expertise in both science and marketing, Erin brings a diverse perspective to her current role. She’s not just passionate about her work; outside the office, Erin loves crafting, hunting for vintage thrifts, and cherishing moments with her husband and little boy. Driven by a mission to educate people about all things interesting – from the wonders of nature to the critical importance of maintaining a dry foundation – Erin weaves her knowledge and passions into her writing, offering readers both informative and engaging content.

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Roof Leak at the Chimney?

Chimneys, especially of the masonry variety, are not nearly as popular as they used to be, but if you have an older home, there are things you need to know about proper maintenance, particularly in regards to the flashing around where the chimney comes through the roof.
 
It’s an easy enough fix to reinstall improper flashing or to sure it up with a little roofing cement. Installing counter-flashing is also a common thing that is missed by some roofers. Even with these items in place, you might still have a water entry problem if you have a chimney that is more than 30 inches wide at the downhill side.
 

Why Is There A Leak At My Chimney?

 
A common thing I see missing on wide chimneys is a cricket. Cricket flashing is a miniature roof installed at the backside of chimney to divert water around it.
 
 
 
Without this simple design, the chimney acts as a dam and can hold water for a long period of time behind the chimney. That water eventually finds its way beneath the shingles, behind the flashing, and into the attic.
 
Here is an example of chimney in need of a cricket:
 

 

When is a cricket required?

 
The general rule is when a chimney is over 30″ wide, but it is possible for chimneys less than that to need one. If you are experiencing trouble with debris, puddling, or freezing water behind your chimney, a cricket may need to be installed. Hire a home inspector or a roofing contractor to inspect your chimney.
 
The process of installing a cricket is relatively simple and a good roofer will be able to do the job for you. It sure beats hiring someone to repair and replace roofing materials after a prolonged leak.
 
Check out this article from the Journal of Light Construction on how it’s done.
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Improve Your Crawl Space

 
 
The crawl space. It’s the nether regions of a home that almost everyone wants to ignore. In the southeastern part of the US, they are quite common – especially in older homes – and the standard vented crawl space has been deemed an inferior foundation type. What do you if you have one?
 
If you live in a home with a crawl space, you can’t very well pick the house up and replace the foundation with a slab or a finished basement. But you can take steps to maintain your crawl space or drastically improve it.
 

Access Door:

Make sure it closes securely to keep out varmints, rain, and debris. Replace if decayed or doesn’t close tightly.

 

Vapor Barrier:

More accurately, vapor “retarders”, these can be polyethylene, roofing paper, asphalt, or even concrete. Poly sheeting is most common for those with a dirt or gravel floor. The vapor retarder should be installed with seams sealed together cover the soil completely, and be free of holes and tears.

 
Side Note: The crawl space floor should be free of storage and debris – keep it clean! Debris can attract unwanted pests, wood-destroying organisms, and/or microbial growth.
 

Ventilation: 

Codes vary, but generally in a crawl space with a vapor barrier, one sq ft of net venting is required for every 1500 sq ft, with one vent located within 3′ of a corner. Without a vapor barrier, it’s one sq ft of venting for every 150 sq ft of space.

 

Insulation:

If installed in the crawl space “ceiling”, the vapor barrier goes against the floor above with the fuzzy side facing down toward the crawl space. Also, the insulation should fill the full depth of the floor joists. A common improper installation is an R-19 batt (5.5″ thick) installed flush with the floor joists (9.25″ deep), leaving a sizable gap between the subfloor and insulation, allowing for condensation to build up. Insulation that is falling and looks like it’s raining down to the floor is indicative of a moisture issue.

 

Improvements:

  • “Smart Vents” open and close with water movement to prevent the build-up of hydro-static pressure.
  • Sump pumps are often installed to safely drain water from the outside or from a condensate line.
  • Replace the vapor barrier if yours does not cover the entire floor, is torn, or is less than 10 mil thick.
  • Encapsulation is by far the best way to improve your crawl space as it completely seals it off from the outside and effectively conditions the space. Here’s a look from a recent inspection.
 
A good first step to making any improvements is to get an inspection by a waterproofing specialist. 
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How To Inspect + Maintain Your Home Air Conditioning

At the start of each cooling season, a licensed professional should perform inspection of the Air Conditioning System. However, homeowners can do a lot of this work themselves.
 
Clean the Exterior Condenser Unit & Components
That large box on the outside of your home is the condenser unit. It is designed to move warm air from inside the home to the exterior. Coils of pipe are surrounded by thousands of tiny metal fins that allow the coils more surface area to exchange heat. Power off the unit and follow these tips:
 
Remove any debris from the unit’s exterior and trim back any vegetation several feet for proper airflow.
 
Remove the grill cover to clean out any debris from the interior – you can use a garden hose.
 
Straighten out bent fins with a fin comb.
 
Add lubricating oil to the motor – check your owner’s manual for instructions.
 
Clean the evaporator coil and condenser coil – again, see your owner’s manual.
 
Replace the insulation on the refrigerant line if corroded or beginning to deteriorate.
 
 

Other tips include:

  • Inspect & clean the condensate line. If equipped with a secondary line, a clogged primary line will be evidenced by water coming out of the secondary line which may be connected to the overflow pan under the interior unit (air handler). If you don’t know where either of your condensate lines terminates, ask the technician when you schedule a routine tune-up. For systems with a condensate pump, clean the pump according to the manufacturer’s instructions.
  • Replace the air filter once per month, or wash if reusable. Most households need to replace their air filter at least once per month, even for the filters that claim to be “90-day” air filters. Some units will have a washable filter at the main duct line that connects to the air handler. Clean according to the manufacturer’s instructions.
  • Be sure to deactivate the cooling system in the winter. If you have a heat pump, this is especially important. If activated when the outside temperature is below 60 degrees F, the compressor can be damaged. You can also cover the outside unit during the cold months when it’s not in use to keep out debris and to further protect it from the elements.
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