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