Winter Promotion 2010 - 2011

We just ordered a bunch of these to hand out during the Edina Realty Expo in January. Feel free to use this promotion when ordering your next home inspection!

Minnesota Home Inspectors
Scheduling 651-489-4633

Clear the Snow and Ice From Your Gas Meter

Pictured above is a gas meter, with an arrow pointing to the meter’s gas pressure regulator vent.

Keep the vent dry and clear of snow and ice at all times to avoid the potential for dangerous indoor natural gas buildup.

The vent can become plugged when ice and snow melt during the day and refreeze at night.

Xcel Energy recommends keeping the entire meter assembly clear of snow and ice as well. Accumulated snow can prevent the meter from operating properly by stopping the flow of natural gas. Gently remove snow or ice from the natural gas meter and any associated piping. Carefully shovel around a meter and move snow away from it. Avoid using a snow blower near a meter. A snow-covered meter, in addition to being potentially dangerous, can also lead to a loss of service and freezing of inside pipes as a result of lost heat.

minnesotahomeinspectors.com

Scheduling: 651 - 489 - 4633

New MHI website is up and running!

Thanks to the templates provided by 1&1 internet and my limited knowledge of GoLive CS2 the new website is up and running.

Can you believe my old employer refused to reimburse me for my $9.99/month web hosting fees? One of the many reasons for the new website.

Let me know how you like it.

A New Company

After many years of service to my old company I was let go on Monday because I didn't attend a conference call, but instead performed a home inspection for my client.

Time for a new start...Minnesota Home Inspector LLC. Ready to do your home inspection or radon test!

Same pricing as the old company and I'll match their promotional prices...even the one they sent out after I left offering a huge discount to people who have referred me in the past.

Give us a call 651-489-4633 or 612-220-0630

Finding the Right Home Inspector

So you've searched for and found a house and your offer was accepted, congratulations! Now you have to find a home inspector. Your agent may offer some suggestions, you might search the internet or the yellow pages. You find the terms NAHI, NACHI, INTERNACHI, ASHI and a ton of others you don't know. What do they all mean?

They are the associations the inspectors belong to. See, many states including Minnesota do not require licensing or any other certifications of home inspectors. You could literally hire someone to inspect your $300,000 investment who has never shown competency in the home inspection industry. They may literally be inspecting their first house...yours.

Not all associations are the same. Some provide "online certification" in as little time as 30 minutes. Some only require you pay a fee and they're instantly a member.

ASHI, the American Society of Home Inspectors is a national professional association of home inspectors and building professionals who examine and report on the physical condition of existing buildings, with focus on residential properties including single family homes and smaller multi-family dwellings.

ASHI certification requires a combination of education, specialized training in home inspection topics, experience, passing a certification exam, maintaining continuing education credits, and agreeing to abide by a national code of ethics for home inspectors.

• · ASHI is the only home inspection association to achieve this accredited status.
• · ASHI Certified Inspectors are the only home inspectors who have completed a recognized certification process.
• · Third-party certification validates ASHI member qualifications and professional competence.

Keep in mind there are differences in ASHI members. Make sure your inspector is an ASHI CERTIFIED Home Inspector. The others may only be Candidates or Candidates with Logo Use. The latter two have not passed the educational, experience or exam requirements that the ASHI Certified Home Inspectors have.

http://www.minnesotahomeinspectors.com

How Safe is your Deck?

Your deck is the perfect place to enjoy the warm weather with friends and loved ones. But an unsafe deck could possibly collapse, causing serious injuries to you and your guests.

The number of deck failures and resulting injuries has been increasing at an alarming rate. Between 2000 and 2008, there were at least 30 deaths reported as a direct result of deck collapses, and more than 75 percent of people on a deck when it collapses are injured or killed. With 40 million decks in the United States that are more than 20 years old, it's important for homeowners to check their deck.

The North American Deck and Railing Association is dedicated to increasing public awareness of the necessity for regular inspection and maintenance of existing decks and proper installation of new decks.

A key element of enjoying your deck for years to come is making sure it is safe and code compliant. NADRA's "10-Point Consumer Safety Checklist" is an efficient way to take a good look at the different parts of your deck, with an eye to what might need maintenance, repair or replacement. Safety first, fun second -- make sure your deck is safe to enjoy.

You might also consider a professional inspection. "A professional inspection will examine every inch of your deck, provide information on your deck's capacity limits, identify any dangerous problem areas and give you a map of what to keep your eye on in the future. If your deck is older, this might include a regular deck inspection schedule," says Mike Beaudry, executive vice president for NADRA.

Older decks require closer scrutiny. Many of these decks were built before code requirements were in place to protect consumers. Some of these decks may have deck-to-house attachments using only nails. If your deck is older, it is even more important to have it inspected by either a home inspector (NADRA recommends ASHI-certified home inspectors) or a knowledgeable deck builder (see the listing at nadra.org). NADRA member deck builders are required to adhere to a code of ethics and comply with state licensing and insurance requirements.

If you find your deck is not safe to enjoy, NADRA advises taking immediate action to have it repaired or rebuilt as necessary.

To choose a deck builder, NADRA offers the following tips:

* Ask friends and family members for referrals and contact state and local licensing authorities and trade associations such as NADRA.

* Meet with and carefully evaluate all potential deck builders. Ask to see a portfolio and some samples of the decking and railing materials they prefer to use. Good builders take pride in their work and will be enthusiastic about the possibility of creating a relationship.

* Pay attention to the deck builder's experience, licensing, insurance coverage and professional references.

When hiring a deck builder, there is more to consider than just price. In addition to the tips above, NADRA recommends homeowners contact their city or county building department to speak with an inspector knowledgeable about deck construction.

For more information visit www.nadra.org

Minnesotahomeinspectors.com

Wet Basement?

Our View of Basement Seepage

Given the right condition, any basement can leak. No one can predict if a basement will leak in the future, and in many cases, it's not even possible to tell if a basement has leaked in the past. Basement seepage is the result of water concentration along an exterior foundation wall - which then seeks an entry through foundation cracks. It's important to eliminate the cause, not just seal the entry point. Over time, neglected moisture intrusion problems can create significant structural and indoor air quality problems. However, the majority of wet basement problems can be eliminated, or at least reduced to a tolerable level, by improvements to exterior grading and proper performance of gutters and downspouts. The most common cause of wet basements is poor surface and roof drainage. In fact, our experience indicates the vast majority of wet basements are simply caused by surface rain water from improper drainage or slope. Keep in mind, a 1,000 square foot home with an attached garage will have over 1,100 gallons run from it in a one-inch rain. That's a tremendous amount of water. Imagine a downpour on a home with blocked gutters. Conditions change, foundations move, gutters become blocked, landscape changes, and extended periods of drought or rain occur -- all of which can cause changes in the basement. Wet basements are a major concern -- but shouldn't necessarily kill a deal.

While basement seepage is a critical issue, often simple remedies are available and are well within the scope of most homeowners/buyers. Not only do our inspectors fully examine the basement and explore any potential defects , we present this information in a manner that helps our clients keep the issue in perspective.

For basement seepage, we recommend the following before seeking a
specialized contractor:

Make sure the land around the house slopes in the right direction. This can require as little
as a couple of bags of topsoil or as much as a new driveway.

Pay attention to localized low spots like gardens, window wells and the space between
sidewalks and foundation walls. Be sure to check the grading below decks and porches
as it is often bad.

Examine gutters and downspouts. Gutters must be sloped properly to drain. Downspouts
must be frequent enough (every 35 feet) to prevent overflow in heavy rain.

Look where downspouts discharge. If they go into the ground, the below-ground portion
of the drain may be broken or plugged. This almost guarantees a wet basement in the
vicinity of the downspout.

Malfunctioning integral gutters can be very serious. The water leaking out of the gutters
usually ends up in the structure, causing rot and other damage. It is best to have downspouts
discharge onto the lawn -- preferably six feet from your home.

BPG Inspection / Home Warranty
Scheduling 800-285-3001
www.minnesotahomeinspectors.com

Our View of Being Cool

Cooling systems can be a major concern for most people because they are complicated and expensive. Understanding how these systems are intended to work can help buyers and sellers keep their cool during negotiations. Not only do our inspectors visually inspect and run the heating and cooling systems, we present our findings in a manner that helps clients keep things in perspective.

Concerns about inadequate cooling are especially common during the hot summer months when temperatures and humidity are both high. Most systems are designed to lower the humidity while maintaining a 15 to 20 degree differential between the indoor ambient temperature and the air being re-circulated through the system. If this differential and reduced humidity is achieved, the house should feel relatively comfortable. Variances in this differential could indicate potential problems that should be explained and further evaluated.

A Breath of Fresh Air about Common Problems Cooling systems need to breathe fresh air - just like we do. Most manufacturers recommend changing filters at least every three months to avoid operating systems with plugged or missing air filters -- which cause approximately 40% of all service calls. Also, be sure to keep the exterior component condensing coils clean using either a yard blower or garden hose -- dirty coils can lower cooling efficiency over 25%. During the inspection, the system is checked for signs of current or past maintenance neglect including an evaluation of refrigerant lines from the outdoor unit. It's important to make sure the exterior component of the cooling system has plenty of room for air circulation and is secured to a flat level platform. The component helps to remove heat and humidity from the home while bushes and vines that are too close restrict air flow -- making the system work harder than needed and potentially reducing the system's normal life span.

A Bigger Problem - or a Smaller One

A more serious problem may be present if the system has not been sized appropriately for the home. Cooling load calculations can be difficult and encompass many factors like the size of the area to be cooled, amount of insulation in the house, temperature and humidity ranges for the area, amount and type of glass used in windows, and other exterior factors. Some contractors and many well-intentioned homeowners add or replace systems that are not properly sized for the home. Determining cooling capacity is outside the scope of an ASHI or CREIA inspection.

A cooling system that is too large may cool the house quickly but will cycle off before the house can be adequately dehumidified - resulting in a cold and clammy environment. In addition, systems that are too large will cycle on and off more frequently - potentially causing premature compressor failure. Properly sized systems run longer to achieve the same drop in temperature, leaving a cooler and drier environment. This also means fewer equipment stops and starts, and therefore, a potentially longer life.

Homeowner Recommendations

In addition to our thorough inspections, we provide 12 months of our Extended Advice so our clients always have a direct source for accurate information about their homes. Clients even receive a customized maintenance plan to make sure they stay cool

all season long.

We’re working to be your expert -- we’re working to earn your business.

The Importance of C.L.U.E. Reports

If you want to know more about a home's history of property damage, you can ask the seller to provide you with a copy of his or her C.L.U.E., or Comprehensive Loss Underwriting Exchange report from LexisNexis at www.choicetrust.com. These are the very same reports most major insurance companies use when a new policy is written on a home.

According to Traci Reese of Brian P. Reister Insurance Agency they are seeing numerous new policy applications where recent claims have been made and in many cases the repairs have not been made. In these cases policies cannot be written.

As an inspector I've seen numerous houses in the past few years with obvious storm damage to the exterior. In these cases I always advise my clients to obtain a C.L.U.E. report from either the seller or their own insurance agent. In the majority of these cases there is documentation that a previous payment and claim has been made.

If a recent claim has been paid but the repairs have not been made, be prepared to negotiate the repairs with the selling party before an insurance policy can be issued.

www.minnesotahomeinspectors.com

Poison Ivy - The Chameleon of Plants

Poison Ivy, Toxicodendron radicans, has many leaflet forms. Sometimes the edges will be almost smooth (Photo 1), but there can be few (Photo 2) or many edge serrations (Photo 3).

The defining characteristics, however, are common in all versions:

• Compound leaves with three leaflets
• Symmetrical center leaflet serrations
• Larger serrations at the bottom sides of the two lower leaflets than on their upper sides
• Upper leaflet stalk is longer than stalks on the two lower leaflets

The vines can vary in color from green to red. Greyish white berries can be found on the plants and birds eat these berries without any problems. Humans, however, can be extremely sensitive to urushiol, the oil in the plant.

Professionals should remove this plant, but if you choose to remove it, we recommend first spraying with a systemic plant killer, such as Brush-B-Gon. After it dies back, wear
protective clothing and gloves, and place the plants in sealed plastic bags for disposal - urushiol is still present. Discard the gloves and wash remaining clothes, using a hot water cycle. Urushiol remains wherever located for a long time, i.e., for several years. Never burn this plant - the oil is in the smoke.

Radon Testing and the Real Estate Transaction

“Handling radon properly may enhance the real estate transaction - rather than being a deal killer.”

- Ralph Holmen, Associate GeneralCounsel,

National Associate of Realtors® (NAR)

We agree. Handling radon properly enhances the real estate transaction.

Since radon is here to stay and it is a health risk we, as professionals, want to help our clients understand radon and their options. Radon has existed since the beginning of time and occurs in the ground naturally from the breakdown in uranium in the soil. The colorless, odorless gas that is drawn into our homes through cracks in the foundation and is undetectable to humans. According to the Environmental Protection Agency (EPA) high radon can be found in homes in all 50 states.


What are the Health Risks?

According to EPA estimates, radon is the second leading cause of lung cancer next to smoking. Radon is responsible for about 21,000 lung cancer deaths every year. On January13, 2005, Dr. Richard H. Carmona, the U.S. Surgeon General issued a national health advisory on radon. To understand if a home is at risk of high radon concentrations we recommend radon testing by a professional.

Which Homes Need Testing?

High radon can be found in homes of all types: old homes, new homes, drafty homes, insulated homes, homes with basements and homes without. Even homes right next door to each other can have different concentrations of radon. According to the EPA, elevated levels of radon-- more that 4.0 pCi/L (pico curies per liter) have been found in every state. Recommending a radon test by a professional will protect buyers both from the potential health effects of living in a home with high radon and from the financial impact of paying for a mitigation system should their home test high when they sell it.


How Does Radon Testing Work?

A testing device is set in the home to monitor the radon concentration over a period of time (usually 2-5 days). Then, the results are analyzed by a professional. Radon testing is not obtrusive to the homeowner, the testing device is typically placed an area that won’t impact the current owners. Normal exit and entry to the home is permitted during testing, but the testing professional will advise the homeowner of simple steps to take for “closed house conditions” to ensure the radon test is con- ducted properly. An expert will evaluate your test and will advise you of the radon level in your home.


What if the Radon Test Indicates a High Concentration?

The good news is that even if a home has high radon levels, radon mitigation is relatively simple. Qualified radon mitigation contractors can install a radon mitigation system that provides a permanent solution. A typical radon mitigation system includes a suction point that addresses the soil under the structure. A pipe is sealed in the home, which forms a suction point. the pipe is routed out of the structure and terminated about the eave line. A continuously operating fan is placed in the pipe outside the living area. The fan maintains suction on the soil under the structure, thus preventing the structure from drawing the radon indoors. Typical radon mitigation systems can cost between $800 and $2500 depending on your home’s structure and the contractor selected to perform the work.

For more information about radon, call us. We know radon.
Minnesota Home Inspectors 651-489-4633

Inspecting A New Home During The Construction Process Makes Sense

Building a Home is a Complicated Process

Even though most builders are quality-oriented, mistakes can sometimes happen simply because there are so many steps and people involved in building a home. Most builders welcome periodic review of their construction process by qualified inspectors -- everyone wants to make sure the home will provide lasting value.

Consumer Advocates Recommend Inspections

Many consumer advocates recommend an independent inspection during various phases of the construction process. An independent inspector who works directly for the homebuyer will add considerable peace of mind and can help when problems arise.

Why Choose BPG?

We have inspectors who are specifically trained in new building methods and evaluating specific phases of the construction process. Our inspectors help both the home buyer and builder keep issues in the proper perspective -- sometimes it’s a major defect and sometimes it just talking through a particular construction method to make sure it’s acceptable.

If you plan to work with an independent inspector during your construction project, make sure you negotiate this with your builder up front. In many cases, your builder will require your inspector to be code-certified or hold certification with the American Society of Home Inspectors (ASHI®) or another professional affiliate, and carry the proper E&O and General Liability insurance.

Normally, you’ll want to hire an inspector before construction begins to make at least three visits during construction. Your inspector will be looking at the property to ensure it meets code standards as well as manufacturer recommendations and installation requirements. Manufacturer recommendations are crucial because if they are not followed, it can void the warranty due to improper installation.

Foundation (Pre-Slab) - A Solid Foundation is Crucial

Typically this inspection is performed before the slab or basement walls are poured. Your inspector will look at the site excavation, footings, foundation walls (or slab), backfill and compaction. Careful attention at this stage can prevent future issues with moisture intrusion and structure due to improper grading, soil compaction, backfill or footing installation.

Pre-Drywall Stage - No X-Ray Vision Required

Many issues can be identified before being covered with drywall; if these issue are not discovered they may not manifest into actual problems until after your builder warranty period has expired. In many cases, it is much less costly (for both you and your builder) to have problems addressed during this stage. During the pre-drywall stage, your inspector will be looking at the structural walls, floors and roof for the quality of framing; truss installation; AC / heating ductwork; all above grade plumbing; wiring and roof surfaces and flashing.

Final Inspection- The Big Picture

The final inspection should occur just before your pre-closing “walk-thru” so the home will be complete with operating utilities and all appliances. During this inspection, your inspector will carefully examine any structural changes made since the prior phase and will complete a final review of the electrical, plumbing and mechanical systems.

We’ll be there throughout the construction process (and beyond) as your trusted adviser.
www.minnesotahomeinspectors.com

Our View of Knob and Tube Wiring

Knob and tube wiring was installed in homes until the 1940's. The name is derived from the small, round, ceramic wire mounts that look like knobs and the ceramic tubes which protect the wire when it's run adjacent or through wooden studs and joists. It is a two-wire system with no ground wire; the hot and neutral wires are run separately to each outlet, switch and fixture. The connections are typically not in junction boxes unless newer wiring has been added to the circuit; thus, knob and tube wiring connections are visible splices that are soldered together and wrapped in electrical tape. Knob and tube wiring was and still is a functional and safe system when maintained properly with appropriate fuse and/or breaker protection.

The Need for More Power

Knob and tube wiring was used before WW II because homes did not require as many circuits or as much power as we need today. It was typically used with 30 or 60-amp service. Today's home is usually built with 200-amp service. The wire size dictates the circuit capacity. Third wire grounding throughout the home was not required until 1965, thus local code occupancy requirements are the same for knob and tube as non-grounded Romex and NM cable. Most of these issues are resolved with GFCI devices.

How to Proceed

We know of no improvement requirements if the knob and tube wiring is installed and used properly. However a significant number of insurance companies now consider it unsafe and a higher risk. They may decline coverage or require a higher premium. We suggest you talk with your home insurance carrier regarding their policy requisites. Based on our inspection experience, special attention should be taken to ensure :

• The wire and insulation has not become brittle due to overheating
• Appropriate fuse or breaker protection has been installed
• Repair or remodeling installed proper connections, junction boxes and sizing
• Proper circuit protection or connections were used to combine new and old wiring

We also suggest that you replace knob and tube wiring whenever possible as part of any remodeling project in order to make the transition to grounded circuits. As always, only fully qualified persons should perform any electrical work if some form of upgrade is desired.

Pre-Listing Inspections

It’s a Buyer’s Market

Just a few years ago it was a seller’s market -- quick turnover and multiple offers were not uncommon. In today’s market, buyers have the opportunity to be choosy and are looking for homes in pristine condition. Having a property thoroughly inspected before it goes on the market may be a smart strategy.


It’s a Matter of Condition

Sometimes having a home inspected by an independent professional helps both the current homeowners and prospects have a better understanding of the home’s true condition. Providing a professional inspection before the house goes under contract allows both sellers and buyers to objectively consider the property without worrying about hidden issues that could ultimately kill the deal.

While your local government may mandate a Truth in Sales of Housing (TISH) or similar inspection, these are extremely limited and will not include aspects of the home the buyers may be concerned about. Our pre-listing inspections go beyond the scope of the local government required report to disclose all observed conditions of the property.


It’s a Matter of Value

Having a property inspected before listing can help in establishing a fair, competitive price. Some homeowners may have an unrealistic view of the condition of their homes and after a pre-listing inspection will have a better perspective.

Having the home inspected before the listing helps to eliminate any last minute surprises (and costly repairs) that could derail a transaction. Plus, it provides an impartial, professional assessment of the condition of the property so you keep things in perspective with your clients when recommending a listing price. Repairs and estimates to correct critical items can be considered in the pricing process to avoid having the buyer discount the asking price after the contract is written.


It’s a Matter of Time and Money

By having a property inspected before the listing, the seller has time to carefully shop for the best value in repair contractors and not be forced to make rash decision in order to meet a buyers contract deadline. The savings in both money and stress can be significant. Logically, it just makes more sense to carefully manage any required work repairs -- and not be forced into making quick repair decisions with vendors that you don’t know or trust.


It’s a Matter of Liability and Disclosure

One critical area of litigation in the real estate arena is the failure to disclose property deficiencies. Even after living in their homes for many years, sellers often don’t have full understanding of their homes to make accurate disclosures. By inspecting a property before it is listed, the inspection report can be used to create a more accurate seller’s disclosure statement and help reduce the potential liability risk for sellers and their agents. In fact, based on our experience many buyers waive any additional inspections if the pre-listing inspection was performed by a reputable inspection company. Our pre-listing inspections help protect both the seller and the buyer.


It’s Matter of Distinction

Professional information and disclosure creates a higher level of trust, differentiates your home from competitive listings and eliminates some of the unnecessary tension associated with the purchasing process. By prominently displaying copies of the pre-listing inspection you can relieve some of the natural concerns potential buyers have when considering a purchase. We also recommend you provide any repair receipts to create a powerful package. In fact, at BPG we offer a special pre-listing bundle that includes our standard 90-day inspection guarantee, a 12 month home warranty, and a full year of our Extended Advice -- to help your buyers and sellers on any issues that may arise after the inspection.

For more information about our pre-listing inspections feel free to call us. -- We’re working to be your expert--we’re working to earn your business.


www.minnesotahomeinspectors.com

Mold, Mold, Mold -- It’s Everywhere

Mold has become a high profile issue over the past few years as homeowners and insurance companies wrangle over the veracity of health issues and the responsibility of cleaning up mold problems. In an unusual case in Texas, a jury awarded a homeowner a million dollar settlement for damages from mold found in their home. For obvious reasons, this has gotten the attention of everyone involved in the real estate transaction process. Currently, there is no agreement among health professionals on what levels of mold are acceptable in a home. However, most homeowners acknowledge that the potential risk of mold-related health problems warrant special attention and action.

Excess Moisture is the Primary Cause
Mold requires a food source (building materials like wood or drywall cellulose) and water or moisture. By eliminating the source of moisture (water leaks, excess humidity, condensation, etc.) you can stop mold from growing in your home or building. It’s that simple.

A Thorough Home Inspection will Help Identify Moisture Intrusion Problems
While specifically conducting a mold inspection is outside the standards of practice for a home inspector, a good inspector will examine the property for any signs of moisture or moisture intrusion issues. Any mold issues (observed or potential) should be discussed and clearly stated in the inspection report. Our inspectors are trained to identify moisture-related problems. These problems, if any, are presented in a manner that helps our clients keep things in perspective, yet realize the potential risks of not correcting moisture intrusion issues. In many cases, homeowners can safely clean mold from the building surfaces on their own and make simple repairs to prevent further moisture intrusion. In fact, the Environmental Protection Agency (EPA) says:“If the mold area is less than about 10 square feet (roughly a 3 foot by 3 foot patch), you can handle the job yourself.” Remember, it is important to eliminate the cause of mold rather than simply clean or mask the problem.

When is a Specialist Needed?
While mold is an important issue and may be a health concern for certain individuals, it can often be remedied without major expense or inconvenience. When signs of extensive mold are found however, a professional should be consulted for proper remediation. In addition, should a homeowner or potential homeowner have specific health-related concerns mold testing can be conducted to determine the types and quantity of mold spores -- although no official standards have been established for unsafe levels. The EPA has guidelines for cleaning mold, but
also suggestions about how to prevent the problems in the first place. For more information about mold please reference the EPA website at: www.epa.gov/iaq/molds/index.html


www.minnesotahomeinspectors.com

How to Learn More About a Home; C.L.U.E. Reports

If you want to know more about a home's history of property damage, you can ask the seller to provide you with a copy of his or her C.L.U.E., or Comprehensive Loss Underwriting Exchange report from LexisNexis at www.choicetrust.com.

A Home Seller's Disclosure report lists claims for property losses, such as fire damage, from the last 5 years as reported by insurance companies at the stated address, but doesn't disclose personal information such as the homeowner's social security number or date of birth. The seller's disclosure report can tell you about problems that might affect the availability or price of homeowners insurance, including claims for fire or hail damage. It costs $19.50, but homeowners also can obtain a free annual personal property report, which lists a 7-year history of losses associated with both the property and the individual, under the federal fair credit act. No claims in the last 7 years will produce a clean report.

A similar loss report, called A-PLUS, is available from the Insurance Services Office, Inc. or 800-627-3487.

www.minnesotahomeinspectors.com

WHOSE REPUTATION ARE YOU STAKING YOUR REPUTATION ON?

NOT ALL HOME INSPECTORS ARE ALIKE.
Only an ASHI inspector provides your customers with a professional, personalized inspection that combines 29 years of nationally recognized technical standards along with a code of ethics and the very best in customer service, education and satisfaction.




www.minnesotahomeinspectors.com

How to Select the Right Home Inspector

Our Answers to Question posted on eHow; How to Select the Right Home Inspector

Step 1
Are you licensed?

The following states require a license to be a home inspector: Alabama, Alaska, Arizona, Arkansas, Connecticut, Illinois, Indiana, Kansas, Kentucky, Louisiana, Maryland, Massachusetts, Mississippi, Nevada, New Hampshire, New Jersey, New York, North Carolina, North Dakota, Oklahoma, Oregon, Pennsylvania, Rhode Island, South Carolina, South Dakota, Tennessee Texas, Virginia, Washington, West Virginia, Wisconsin.

The following states do not require a license to be a home inspector: California, Colorado, Delaware, Florida, Georgia, Hawaii, Idaho, Iowa, Maine, Michigan, Minnesota, Missouri, Montana, Nebraska, New Mexico, Ohio, Utah, Vermont, Wyoming.

Step 2

Do you belong to any trade associations? I have included links to the major home inspector trade associations at the bottom of the page in the links section.

Step 3

Can I see a copy of your home inspection report? At a minimum the home inspection report should include items relating to the foundation of the property, plumbing, electrical issues, roofing, appliances, doors, windows, patios, decks, basements, etc.

Step 4

Experience is crucial. Ask them what qualifies them to be a home inspector? How long have they been doing residential home inspections? Don't ask them how long, ask them how many. You want a home inspector who has performed several thousands of home inspections. Our current inspectors in MN have performed about 12,000 home inspections.

Step 5

When will I receive my home inspection?
Some home inspectors carry laptops, cameras and printers and can give you a report on the spot. Some choose to email or fax to you within a day or two.

Step 6

Do you also offer other services?
Some home inspectors also offer termite inspections, radon and/ or mold testing. You may be able to negotiate a discount if you have all your inspections done by the same individual, not to mention time.

Step 7

How long will the inspection take? The time will depend on the size of the property, but typically a home inspection should last between 2-3 hours. We're pretty thorough so our inspections generally will take at least 3 hours depending on the age and condition of the property.

Step 8

Do your due diligence. Check the Better Business Bureau for complaints and make sure to do a google search for the name of the inspector and the name of the company to check for negative remarks. Ask for references and check them. We agree 100% with this statement.

Step 9

How much will the inspection cost? Ask the price beforehand and get him/her to stick to that price. Many home inspectors charge by the size of the property. They may ask you questions such as square feet or is it a condo or townhouse or single-family house? I have seen prices ranging from $250 - $500.

Step 10

Are you or your company covered by errors and omission insurance? They should have errors and omissions insurance in case they miss something. This is a great question. Most home inspectors are sole proprietorship and carry little or no insurance.

Step 11

A note about home inspectors recommended by real estate agents. Most real estate agents will recommend a few home inspectors. Typically they have worked with them in the past and have had a good experience with them. If you do not feel comfortable using these home inspectors there are plenty of other qualified home inspectors available to you. If you do decide to go with one of these inspectors, they should have to pass the same vetting process as any other home inspector. So where do you get qualified candidates if you will not be using your agent's suggested list? Start by going to the trade associations listed below or by going to your states licensing board to get licensed home inspection candidates.

How to Select the Right Home Inspector | eHow.com

To schedule your next home inspection call 651-489-4633


Minnesotahomeinspectors.com

Electrical Panel; Federal Pacific Stab-Lok

Federal Pacific “Stab-Lok” Electrical Service Panels Can Be Problematic
NOTE: The following only applies to Federal Pacific Stab-Lok panels as there are many Federal Pacific panels that were not Stab-Lok models and have no history of being problematic. The words "Stab-Lok" will generally be stamped on the face of the panel behind the door, or on the doo r itself.

What is the Issue?

Past manufacturer, field and lab testing on Federal Pacific Electric (FPE) "Stab-Lok" panels have established that the panels and breakers have a significant failure rate. Failure to trip properly with overload and short-circuiting, are the basic safety defects of this type panel. In over one-third of the panels tested, breakers would not trip when overloaded.

Some homeowners may believe that breakers never trip and therefore serve little function. In fact, the simple purpose of a breaker is to prevent overheating and overloading of circuits, which can lead to fires. If the breaker does not operate or trip properly, the potential of fire increases. Additionally, Stab-Lok panels can also have interconnection problems that can lead to a higher risk of overheating.

How Do I Know if My Home is Affected?

It has been suggested that there are as many as 28 million FPE Stab-Lok breakers in use in the U.S. which means that in some conditions as many as nine million of them may fail to provide the proper breaker protection. Most
homeowners whose houses are served by these panels are unaware of the hazards. Because most homeowners do not order periodic electrical safety inspections, the prescence of these panels is often undiscovered until an inspection is made in the course of renovation or selling a property.

If My Home has a Stab-Lok what Action is Needed?

Annual breaker testing is recommended for all name brand panels, however, this is especially important with Stab-Lok. To check breakers, turn on ceiling fixtures, a lamp or radio that is plugged into an outlet on the breaker circuit to be tested. Then turn the breaker off and make sure the fixture/appliance shuts off. Stab-Lok panel/breaker failure, in most cases, cannot be determined visually unless chronic overheating has already occurred. If a definitive determination is desired, technical evaluation is required. This dictates removal and testing of the breakers, which is beyond the scope of any field evaluation and must be performed by certified personnel or a testing facility. In reality, this is not economically feasible. Thus, while there is no requirement for panel replacement, it is our perspective that Stab-Lok panels should be replaced. Electrical contractors have taken this position due to safety considerations and the general unavailability of FPE replacement parts. The average replacement cost of a panel is approximately $1,000 - $2,000.

We know adding real value means being there for you. For more information about Stab-lok panels feel free to call us. We’re working to be your expert--we’re working to earn your business.



To schedule your next inspection call 651-489-4633
Minnesota Home Inspectors

Our View of Radon Testing

“Handling radon properly may enhance the real estate transaction - rather than being a deal killer.”

- Ralph Holmen, Associate GeneralCounsel,

National Associate of Realtors® (NAR)

We agree. Handling radon properly enhances the real estate transaction.

Since radon is here to stay and it is a health risk we, as professionals, want to help our clients understand radon and their options. Radon has existed since the beginning of time and occurs in the ground naturally from the breakdown in uranium in the soil. The colorless, odorless gas that is drawn into our homes through cracks in the foundation and is undetectable to humans. According to the Environmental Protection Agency (EPA) high radon can be found in homes in all 50 states.


What are the Health Risks?

According to EPA estimates, radon is the second leading cause of lung cancer next to smoking. Radon is responsible for about 21,000 lung cancer deaths every year. On January13, 2005, Dr. Richard H. Carmona, the U.S. Surgeon General issued a national health advisory on radon. To understand if a home is at risk of high radon concentrations we recommend radon testing by a professional.

Which Homes Need Testing?

High radon can be found in homes of all types: old homes, new homes, drafty homes, insulated homes, homes with basements and homes without. Even homes right next door to each other can have different concentrations of radon. According to the EPA, elevated levels of radon-- more that 4.0 pCi/L (pico curies per liter) have been found in every state. Recommending a radon test by a professional will protect buyers both from the potential health effects of living in a home with high radon and from the financial impact of paying for a mitigation system should their home test high when they sell it.


How Does Radon Testing Work?

A testing device is set in the home to monitor the radon concentration over a period of time (usually 2-5 days). Then, the results are analyzed by a professional. Radon testing is not obtrusive to the homeowner, the testing device is typically placed an area that won’t impact the current owners. Normal exit and entry to the home is permitted during testing, but the testing professional will advise the homeowner of simple steps to take for “closed house conditions” to ensure the radon test is con- ducted properly. An expert will evaluate your test and will advise you of the radon level in your home.


What if the Radon Test Indicates a High Concentration?

The good news is that even if a home has high radon levels, radon mitigation is relatively simple. Qualified radon mitigation contractors can install a radon mitigation system that provides a permanent solution. A typical radon mitigation system includes a suction point that addresses the soil under the structure. A pipe is sealed in the home, which forms a suction point. the pipe is routed out of the structure and terminated about the eave line. A continuously operating fan is placed in the pipe outside the living area. The fan maintains suction on the soil under the structure, thus preventing the structure from drawing the radon indoors. Typical radon mitigation systems can cost between $800 and $2500 depending on your home’s structure and the contractor selected to perform the work.

For more information about radon, call us. We know radon.

Minnesota Home Inspectors 651-489-4633

Rybak, Coleman announce $41M for first-time homebuyers - Minneapolis / St. Paul Business Journal:

Minneapolis Mayor R.T. Rybak and St. Paul Mayor Chris Coleman on Monday announced $41 million in new funding for first-time homebuyers to purchase homes in both cities.

The funding comes available through the CityLiving Program, which offers below-market interest rates on mortgages as well as downpayment and closing-cost assistance. CityLiving Program is part of the HFA Initiative, a program which Fannie Mae and Freddie Mac have purchased bonds under an agreement with the Treasury and the Federal Housing Finance Agency.

In order to quality for the funding, homebuyers’ household income cannot exceed $92,290 and the purchase price (for a single-family home) can’t be greater than $276,870.

“More people owning homes in Minneapolis and Saint Paul means more prosperity, more civic engagement and more vitality in our Minnesota’s core cities — and that’s good for everyone,” said Minneapolis Mayor R.T. Rybak in a statement. “For nearly 30 years, Minneapolis and Saint Paul have worked together through the CityLiving program to help 30,000 first-time homebuyers enjoy the benefits of city life.”

In addition, each city has $500,000 available for assistance with downpayments and closing costs.

Our View of Aluminum Wiring

Based on our research and inspection experience, the use of aluminum wire should not be a reason to avoid buying a house. There are, however, some cautions about aluminum wire that should be discussed with potential buyers. Not only do our inspectors examine the accessible electrical system per ASHI® (American Society of Home Inspectors) standards, we present this information in a manner that helps clients keep the issue in perspective.

Brief History
Builders began using aluminum wire in around 1965, when the price of copper wire skyrocketed. A considerable number of homes have aluminum wiring -- in fact, in most areas of the United States the use of aluminum wire is still code permitted.

Many studies have shown that electrical problems are more likely to occur with aluminum wire than with copper. However, most concerns are restricted to single strand aluminum wire used in branch circuits not the stranded heavier gauge wire used for service entrance and large appliances. Single stranded wire tends to work loose at the screw terminals causing overheating, malfunctions and occasional fire. Correcting these problems led to changes in installation methods around 1973.

New Technology
Homes constructed with aluminum wire since 1973, have "new technology" wiring that comply with electrical codes requiring UL listed circuit breakers, receptacles, switches, and wire nuts ( i.e., aluminum compatibility labeling: CO-ALR or CO-AL). Installed properly, these devices keep the connections tight and should greatly reduce any potential problems. If an outlet or switch ever needs to be replaced, replacement devices should be labeled "CO-ALR".

Old Technology
Unless upgraded, homes built between 1965 and 1973, have "old technology" aluminum wiring. There are few documented cases of house fires caused by aluminum wiring - with the majority of problems involving mobile homes and recreation vehicles. "Old technology" aluminum wiring will usually perform satisfactory if properly installed. There are no code requirements to make improvements and typically insurance companies will not refuse to cover a home with aluminum wiring. However, homeowners should watch for warning signs and consider some form of upgrade from an electrical specialist.

Homeowner suggestions include:
With every inspection we provide 12 months of our Extended Advice program so your clients always have a direct source for accurate information about their homes. For aluminum wire, we recommend the following:

• Be aware of warning signs: excessive light dimming, arcing at switches, warm cover-plates at switches or outlets, strange odors, burnt wires or corrosion on electrical connections, or faulty outlets or circuits.
• Periodically check the connections at outlets and switches to make sure wires are tight and there are no hot spots. Hot or warm outlets and switches indicate a need for repair.
• If you wish to be proactive or have a concern, upgrade old technology by replacing switchesand outlets with the labeled CO-ALR devices.
  

We’re working to be your expert -- we’re working to earn your business.
Minnesota Home Inspectors

Xcel Ordered to Fix Gas Lines

The Minnesota Department of Public Safety has ordered Xcel Energy to identify and fix any gas lines in the state that have broken through sewer lines, or face a $1 million fine.

Earlier this week, a gas explosion destroyed a St. Paul home while a plumbing contractor was attempting to clear a clogged sewer pipe that had a natural gas line running through it.

The gas line pierced the home's sewer line during an infrastructure project that took place in 1999.

State officials say there may be quote "imminent risk" to homeowners in the area of this week's explosion in St. Paul's Highland Park neighborhood.

Public Safety spokesman Andy Skoogman said state officials want to know how widespread the problem is, and how Xcel will fix it.

"We believe that Monday's home explosion needs to serve as a wake up call this is an issue that the Department of Public Safety was told had been addressed and our order makes it very clear that this is a problem that Xcel Energy must identify and fix in order to prevent another explosion from occurring," Skoogman said.

Xcel Vice President of Operations Bill Kaphing said the company is aware of the issue and is working on the problem.

"There is no threat whatsoever unless they are having work done on their sewer pipe and we have repeatedly sent that message out there to call us if they are going to have that kind of work done and we will arrange for a camera crew to come look at their sewer," Kaphing said.

Xcel plans to begin checking lines in the area near where the explosion occurred on Monday and they are urging customers having work done on their sewers to call 1-800-895-2999.

Advice to Homeowners Following Gas Explosion

WCCO - *


The head of Minnesota's Office of Pipeline Safety is calling Monday's explosion and fire at a house in St Paul a "wake-up call." Elizabeth Skalnek says, during the 1990s, some sewer lines and gas lines were relocated - and sometimes intersected - causing a potentially dangerous situation, particularly when plumbers tried to clean out sewers. Skalnek says there have been five other similar cases since the 1990s. In Monday's explosion and fire, homeowner Trista Meehan and her plumber escaped the house prior to the fire, with the plumber suffering minor facial burns. She says homeowners with questions about their sewer lines and gas mains should contact their utility. (In St Paul that would be Xcel Energy).

How To Pass a Home Inspection

A home inspection is an independent third party evaluation of the house. It is not based on a pass / fail system, but is simply intended to inform the buyers about the house they are buying. But there are things you can do to make the home you're selling more attractive to the buyers. So here's some tips to make the home inspection process go smoothly for you.

Disclose, Disclose, Disclose.

If you know of problems in your home disclose them. A buyer is less likely to come back to you with issues raised during the home inspection if you've already told them about them. If you've done work to the house and didn't pull the appropriate permits disclose it. Most home inspectors and / or real estate agents are going to check anyways, so be up front about it. If you have to add 10 pages to the disclosure report do it. Buyers would rather see a full list of items than a blank sheet of paper.

Repair, Repair, Repair

If you know of problems in the house, fix them prior to the inspection. I see it all the time. Sellers living in the house and the kitchen sink drain leaks. Covers missing from electrical outlets and junctions boxes. These are literally less than $1 at the local big box store and they come with the screws. Take a half a day and walk through the home making a list of the small repairs you can tackle yourself and do it. While these small repairs may be minor in the eyes of the inspector those first time home buyers may very well be overwhelmed by the long list of small items.

If you know of a larger problem, such as a cracked foundation call your local foundation repair company and have them give an estimate in writing. They'll generally do this for free. Then either have the repairs done or disclose the problem and provide the estimate.

Oh yeah, have your furnace cleaned and tuned up. You know you've never had it done and it should be done yearly. It's only about $100 to $150 and if you haven't had it done recently I can almost guarantee the buyer will ask you to have it done after the inspection. Make sure the company you hire to do it leaves the evaluation sheet taped to the furnace so the inspector will see it.

If you're unsure of what to look for when your walking through the house making your list keep in mind, "if it doesn't look right it probably isn't". You could also hire your own home inspector to have the house pre-inspected prior to putting it on the market. You may use this report as a punch list to fix the items around the home or as a supplement to your disclosure report. Buyers love to see that the house is pre-inspected. However, here in Minnesota many cities require a pre listing inspection. These inspections are not home inspections. They are evaluations of the property to make sure they meet the cities ordinances. They are extremely limited and generally only take about a half hour while a true home inspection will take a few hours depending on the size of the house and the condition of the property.

Move Your Stuff.

George Carlin has a great bit about people and their stuff. A home inspector cannot move your stuff. It's not that they don't want to, it's that we're not allowed to. So if you've got a television blocking access to your water meter, clothing blocking access to your attic and a stackable washer / dryer blocking your electric panel, move it before the inspector gets there. If you don't the inspector will indicate in his report that the item was not accessible due to personal property and suggest further review after your stuff is moved. Guess who's going to end up paying for the inspector or "qualified contractor" to come back after you've moved your stuff? It won't be the buyer.

Don't Try to Hide Things.

A good home inspector will know if you're trying to hide something. I see it especially on "flipped" houses. There is nothing worse than the home inspector finding a hidden problem and the buyer asking, "Do you think the seller was trying to hide it?" Remember, we're hired to give an independent third party evaluation of the property and we're going to be honest with our clients. If we think the answer is "Yes", that's exactly what we'll tell the clients.

Meet Our Minnesota Home Inspectors

Ken Rowe

• ASHI Certified Inspector #242887
• Member of Southern Twin Cities Association of Realtors / St Paul Area Association of Realtors
  
• 7 years experience as a full time Home Inspector with; Premier Inspectors of America, Land America Property Inspection Services, and Buyer's Protection Group
• Approximately 4,000 Home Inspections performed
  
• 17 years in residential and commercial construction.
• Lives in St Paul and services the 11 county metro area.

Heather Rowe Radon Manager

• Member of the Southern Twin Cities Association of Realtors / St Paul Area Association of Realtors
• Follows USEPA guidelines and procedures for residential radon testing
• Lives in St Paul and services the 11 country metro area

To schedule your next inspection call 651-489-4633

Winter Promotion Reminder

Reminder; our Winter Promotion goes until the end of February. $100 off or a free radon test with your home inspection. Call 800-285-3001 to schedule.

www.minnesotahomeinspectors.com

Finding the right home inspector

So you've searched for and found a house and your offer was accepted, congratulations! Now you have to find a home inspector. Your agent may offer some suggestions, you might search the internet or the yellow pages. You find the terms NAHI, NACHI, INTERNACHI, ASHI and a ton of others you don't know. What do they all mean?

They are the associations the inspectors belong to. See, many states including Minnesota do not require licensing or any other certifications of home inspectors. You could literally hire someone to inspect your $300,000 investment who has never shown competency in the home inspection industry. They may literally be inspecting their first house...yours.

Not all associations are the same. Some provide "online certification" in as little time as 30 minutes. Some only require you pay a fee and they're instantly a member.

ASHI, the American Society of Home Inspectors is a national professional association of home inspectors and building professionals who examine and report on the physical condition of existing buildings, with focus on residential properties including single family homes and smaller multi-family dwellings.

ASHI certification requires a combination of education, specialized training in home inspection topics, experience, passing a certification exam, maintaining continuing education credits, and agreeing to abide by a national code of ethics for home inspectors.

· ASHI is the only home inspection association to achieve this accredited status.

· ASHI Certified Inspectors are the only home inspectors who have completed a recognized certification process.

· Third-party certification validates ASHI member qualifications and professional competence.

Keep in mind there are differences in ASHI members. Make sure your home inspector is an ASHI CERTIFIED Home Inspector. The others may only be Candidates or Candidates with Logo Use. The latter two have not passed the educational, experience or exam requirements that the ASHI Certified Home Inspectors have.

http://www.minnesotahomeinspectors.com

Our View of Basement Seepage

Given the right condition, any basement can leak. No one can predict if a basement will leak in the future, and in many cases, it's not even possible to tell if a basement has leaked in the past. Basement seepage is the result of water concentration along an exterior foundation wall - which then seeks an entry through foundation cracks. It's important to eliminate the cause, not just seal the entry point. Over time, neglected moisture intrusion problems can create significant structural and indoor air quality problems. However, the majority of wet basement problems can be eliminated, or at least reduced to a tolerable level, by improvements to exterior grading and proper performance of gutters and downspouts. The most common cause of wet basements is poor surface and roof drainage. In fact, our experience indicates the vast majority of wet basements are simply caused by surface rain water from improper drainage or slope. Keep in mind, a 1,000 square foot home with an attached garage will have over 1,100 gallons run from it in a one-inch rain. That's a tremendous amount of water. Imagine a downpour on a home with blocked gutters. Conditions change, foundations move, gutters become blocked, landscape changes, and extended periods of drought or rain occur -- all of which can cause changes in the basement. Wet basements are a major concern -- but shouldn't necessarily kill a deal.

While basement seepage is a critical issue, often simple remedies are available and are well within the scope of most homeowners/buyers. Not only do our inspectors fully examine the basement and explore any potential defects , we present this information in a manner that helps our clients keep the issue in perspective.

For basement seepage, we recommend the following before seeking a
specialized contractor:

Make sure the land around the house slopes in the right direction. This can require as little
as a couple of bags of topsoil or as much as a new driveway.

Pay attention to localized low spots like gardens, window wells and the space between
sidewalks and foundation walls. Be sure to check the grading below decks and porches
as it is often bad.

Examine gutters and downspouts. Gutters must be sloped properly to drain. Downspouts
must be frequent enough (every 35 feet) to prevent overflow in heavy rain.

Look where downspouts discharge. If they go into the ground, the below-ground portion
of the drain may be broken or plugged. This almost guarantees a wet basement in the
vicinity of the downspout.

Malfunctioning integral gutters can be very serious. The water leaking out of the gutters
usually ends up in the structure, causing rot and other damage. It is best to have downspouts
discharge onto the lawn -- preferably six feet from your home.