Whether you own an old home or a brand new home, there are a
number of things that can fall short of requirements during
a home inspection. The home inspectors in Utah County are
very fussy. In my estimate, I think about 75% of Utah County
buyers are requesting home inspections before buying a home.
If you wait until the home inspector flags these issues for
you, you will almost certainly experience costly delays in
the close of your home sale or, worse, turn prospective
buyers away altogether. In most cases, you can make a
reasonable pre-inspection yourself if you know what you're
looking for. (home inspections Utah County)
And knowing what you're looking for can help you prevent
little problems from growing into costly and unmanageable
ones. There are certain problems that seem to come up time
after time, especially if “Bob homeowner” or his dad or
sister has been doing the repairs. Here are some typical
repairs I see on inspection reports:
Faulty Wiring - Amateur
installations can create a real safety hazard. I see
ungrounded outlets with three-hole receptacles and multiple
outlets with reverse polarity. This kind of work shows it
was done by someone who didn’t know what he/she was doing.
It seems the weekend handyman has been busy. These are
simple repairs, but what else has been done wrong? Let's
hope nothing has been buried in the wall. A look in the
electrical panel often reveals improperly sized wires or
circuit breakers. Exposed splices and loose wires are
commonly found in attics, garages, crawlspaces and
basements.
Outdated Fuse Panels
- A lot of older homes in Utah
County still have the original fuse panels in use.
These are generally outdated by today's standards.
Times have changed, and we tend to use a lot more
electricity with the addition of computers, home
entertainment centers, and all the kitchen and
bathroom appliances. Most of the time, to keep the
fuses from blowing out with common use, people will
just put in a larger amp fuse. It is not uncommon to
find 30 amp fuses throughout the fuse panel. The
problem with this is that the wire size is too small
to handle the new amperage and will overheat before
the fuse will blow, creating a fire hazard.
Electrical and wiring problems are the most common
problems I see on homes. I have seen many buyers
start walking away from a sale because of wiring
problems.
On inspection day
It's best if you attend the inspection yourself. Inspectors
report all defects they find, no matter how minor. Home
buyers sometimes get excited about minor problems simply
because they don't have an understanding of what's really
wrong. Witnessing problems first-hand will give you a better
grasp of what is and is not an issue. I will only work with
Inspectors that do a walk-thru with my buyers before they
leave the subject property. I want the inspector to
personally explain the problems in person.
Tile, Tub, and Shower Pans -
These areas are notorious for leaking. A little known fact
is that grout needs to be sealed, and caulk needs to be
maintained regularly. If this maintenance is not kept up,
damage can occur behind the wall and out of sight. The older
shower pans did not have a waterproof membrane like we use
now, so it is only a matter of time before they will leak.
Once these leak you can have major damage. Even new
installations can and do leak. These leaks can be difficult
to determine in the early stages. Remember you must legally
disclose any defects with your property in writing on the
Sellers Condition Disclosure. Don’t just hide a problem and
then think it doesn’t need disclosing.
Toilets - Toilets are often
not fastened to the floor properly and the wax rings are
leaking. A wax ring that leaked in the past is often the
reason the toilet has not been fastened to the floor in the
first place. The floor may have rotted where the toilet was
bolted down so that when a repair was attempted, there was
nothing solid for the screws to grab. Toilets need to be
firmly secured to the floor with screws or bolts….not caulk.
Inspect your toilet. If you need a new toilet seat you can
pick one up at home depot for about $10-$15. It is simple to
change.
Furnaces - Furnaces need to
be serviced regularly. The same goes for other gas
appliances, which need tune-ups to keep them burning cleanly
and safely. If the basement or garage has been finished,
take into consideration that the combustion air source that
allows your furnace to operate safely may have been
eliminated or reduced significantly. Often the air filter
looks like it hasn't been cleaned in years. This can cause
stress on the system and potential overheating, which can
lead to premature wear on a furnace or even a cracked heat
exchanger.
Roof Leaks - Flashing is a
material used to protect the building wherever there is
penetration through the roofing. It prevents water entry and
is an integral part of the roof system. It is often missing.
Penetrations that are merely tarred or caulked should be
considered temporary repairs that need to be monitored and
maintained. Installing proper flashings is the permanent
fix. Remember the roof is protecting the house.
Stucco - 99.9% of our homes
here in Utah use stucco as the exterior finish. Stucco
cracks. Stucco is not a good product for the Utah climate.
We have extreme summers and winters. These extreme seasons
cause great stress on stucco. In my opinion, stucco is best
suited for warm, dry states like Arizona.
My brother can do it.
Some people truly do have a friend or family member who can
perform an inspection. But even though your brother may have
some building experience he may not have the equipment or
expertise required to do a thorough evaluation of the home.
What if he misses a major problem? Will it create hard
feelings within the family?
(home inspections Utah County)
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