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).