What I'm Seeing Now

What’s that? It is one to which the old catch phrase applies – “Do unto others as you would have them do unto you.” Or is your business the cynical opposite? “Do unto others before they do unto you.”

I prefer the former. I meet both kinds of businesses and people. And worse.

A careful consideration of the chapter from which the catch phrase comes (the Biblical Luke 6) reveals much more. This is teaching is NOT only meant for those who accept or follow the Bible. It really is meant for everyone. It holds society to a higher standard. It holds us to a higher standard. WE ARE ALL IN THIS TOGETHER. The phrase, “And as ye would that men should do to you, do ye also to them likewise,” is in the middle* and is not the focus of the instruction.

What is the focus? Our enemies! In fact, especially our enemies. We are to be kind, we are to return good, we are to be gentle, and extend mercy, and not condemn, and … it goes on. Don’t think it means for us to take it and take it no matter what. There is a lot of wariness suggested too. We shouldn’t be dope punching bags. But we are to extend ourselves as examples of a higher standard and therefore not as blind guides. This is a very tough standard.

BUT …

Imagine a world in which that standard was the standard!!

• I would see insulation that is carefully installed, to last.

• I would see nails properly applied for that which they are intended.

• I would see doors and windows flashed so they would never leak.

• I would see shingles and flashing and gutters and downspouts installed so a house will be consistently dry.

• I would see careful carpentry, proper plumbing, smooth sheetrock, pretty paint, lovely lacquer, hearty hardware, flowing floors, exceptional electrical, healthful HVAC and sturdy stuff.

• I would see little things that are carefully-done things.

• I would see houses made for the long run.

• I would see…

• I would see…

• I would see…

And I would be proud. I would be proud to be able to say (finally), “You have an exceptional house here! I am so happy for you! It is safe, and dry, and beautiful to look at. Everyone has done their best!”

We can do our best and still screw up. Everyone needs room to grow. We are imperfect people. But an unintentional error is a million miles from schmuck work. A million miles from I-don’t-care work. Or it’s-not-my-job work. And I-sure-am-glad-this-isn’t-my-house work.

How should we do it? “Good measure, pressed down, and shaken together, and running over... for every tree is known by his own fruit.”

My recommendation:  That we make a New Year Resolution to conduct business unto others as we would have them conduct business unto us… The Rule is Golden for a reason. Imagine …

* The teaching begins with verse 27 and ends with 46, which really is the beginning of the next teaching. I had GREAT trepidation publishing this.

Being preachy is not my intention – if anything, I am venting. Hopefully you read it in that context.

I am doing at least one new construction inspection every week, either pre-drywall or final walk through.  In every case, the line, "You don't need a home inspection" comes up. 

It starts with the sales agent representing the builder.  "You won't need a private home inspection.  We are putting our best supervisor on your house.  He is terrific.  He will catch everything."  You would not believe how often my clients tell me this one...

From there it continues with the supervisor.  "You know, I am on site every day.  I see everything that comes into and goes up in this house.  You won't need a private home inspector - you have me."  Okay, never mind the fact that on most new home construction the supervisor changes two or three times.  Does the one communicate with the other?  I can tell you they didn't on my house.

The supervisors are also saying, "This house gets inspected every day by me.  The county also does a number of inspections.  You won't need a private home inspection.  By the time he shows up the house has had dozens of inspections."

Lately I am getting calls from clients wanting a pre-drywall inspection even after having been told by their agent that since the builder and county do so many inspections they simply won't need to "waste" their money on a private home inspector.  I suspect that kind of advice is coming from agents because of the weak market and they want to control any outside variables that might impede the sale.  But I don't know...  The client's most common question?  "What stuff do you normally see wrong on a pre-drywall inspection?"

There is no answer to that question!

Every house is different.  What do I see a lot of?

• Missing small sections of roof that the roofer was going to come back later for.
• Interior nails used in outdoor applications.  I see this ALL THE TIME.  The nails in some cases are three weeks old and already rusting.  The key word in the term "interior nails" is the word "INTERIOR!!"  As they rust the wood will rot.  And night will follow day...
  
• Improperly flashed windows and doors.  This sets them up to leak.  The leaking may or may not be discovered within the first year warranty period, but it will happen.
• Faux stone that is glued directly to substrate - no vapor retarder, no mesh, no scratch coat, etc.  Soon thereafter the faux stone is already cracking, the mortar separating, the "stone" sounding loose when tapped on.  Water WILL get behind this product, and it WILL cause the substrate to swell, and it WILL leak more, and it WILL cause rot and mold - there are so many variables that can go wrong, you know Murphy will take over and something will go wrong.  The contractor's experience and ability is essential.  It is often not present - you CANNOT pick up good subcontractors at the 7-11 and expect quality work.  In my opinion, this faux stone will prove to be the next EIFS and in the long run will prove to be a BIG problem.
• Insulation that is not stapled.  It WILL fall in the first year.  Rooms WILL be hot and cold.
• Generally unprofessional work - particularly drywall and painting.
  

How is it possible that with the aforementioned "dozens of inspections" that I can go to a property and in a couple of hours find dozens of problems?

Here is an exchange from the other day --

Me - "You are using interior nails outside on the wood trim and guardrails."

Supervisor - "We have always done that."

Me - "There is a reason they are called interior nails.  They should only be used inside.  They are already rusting and will quickly cause rot.  Why don't you use stainless steel, galvanized or dipped nails?   They are made for outdoor applications."

Supervisor - "Dipped in what?"

I REST MY CASE, YOUR HONOR!

My recommendation:  Get a home inspection!  Find a couple you trust and refer them to your client.  Your client can decide which to use, but recommend the inspection!   On new construction I recommend two - pre-drywall and the final walk through.  Of those two, the pre-drywall might be the more important.  But DO NOT discount the final!

I did an inspection as a follow-up favor for a realtor client. It seems her listing had an inspection which revealed moisture in the corner of a basement wall.

It is a 30 year old house and the seller is an older, single woman without much money. She needed to sell the house for financial reasons. I said I would look at the wall with my IR camera, no charge. The realtor is a long-time client and has sent me lots of business. The whole visit took not much time at all. The buyers were demanding that a "dry basement" company work up a solution to this "huge" problem.

Boy, did they work up a "solution!" They diagnosed a cracked block foundation. After suggesting much ditch diggage, French drainage, foundation wall sealage, indoor slab breakage, and new sump pumpage, they offered different prices for different "solutions." The prices ranged from $6K to +$20K. You know the drill, kill an ant with a sledge hammer.

My IR camera revealed moisture from what later proved to be a very slow, slight drip from a previously stubbed-out hose connection, no longer visible on the outside and apparently hidden when the house was re-sided. The foundation wall was not insulated and the drip was going straight to the sill plate.

I do not know if the "dry basement" company used an IR camera to diagnose the problem. I wonder what they would have done if they discovered the real cause of this moisture. Maybe they did! However, theirs was no solution at all and certainly very expensive. The true problem is easily corrected. There was no foundation crack.

My analysis was objective - I had no financial gain in providing a diagnosis/solution to this problem. The seller is happy. The buyers are happy. Both agents are happy. I have picked up a new client and further solidified an old one. You can give a happy-ending sigh now. A lot of business capital was purchased with very little effort.

I still have a little one at home who believes in Santa.

For one reason or another she procrastinated going to see him until today.

This morning she woke up very upset.  She had been thinking.  "Isn't it Christmas now on the other side of the world?"

(I have to say, the International Date Line would NEVER have occurred to me as a child... curses geography class!)

"Yes," I said, "it is."

"Then there's no point in going to the mall to see Santa.  He is not there today."

"But there will be a helper there."

"He is an impostor.  I only want to speak to Santa."

Okay!  Think quick.  What do you do?  You are free to help me at the end of this post!

Thinking I am very quick I said, "Santa understands that some children have the holiday tradition of seeing him on Christmas Eve.  So the helpers at the malls are all special helpers that have the ability to communicate with him after the children talk to them."

She isn't buying it.  "Then how does he make what they ask for?"

This kid is far smarter than I was at that age.

This kid is far smarter than I am at this age!!

What do you do when your kid is smarter than you are?

Any ideas?

Quick?

My daughter decided she wanted another book for Christmas. 

I needed to get it out today.

It was wrapped and put in a USPS "Flat Rate" "Priority Mail" box.

I went to the small local post office to mail it.  They are less busy and faster.

They were closed.  The sign said, "Closed.  Too busy.  Catching up."  Hmmm...

So I went to the large regional office nearby.  They have lots of representatives - it should go quick.

Finding a parking space was difficult.  After parking, I saw that here were people spilling out of the building and into the parking lot.

I went inside anyway.  There is a machine at the door, "Take a number."

Mine said 258.

They were serving 161.

There were three reps serving all those people.

I left.

I went to another place where I have an account.

The name rhymes with "Phedex."

They accepted my "Priority Mail" package!  I sent it ground.

It will get there one day quicker.

It was $4 cheaper than the USPS "Flat Rate" box.

I was in there 5 minutes, max.

I can hardly wait until they do health care...

What are "Bump Keys?"  Have you heard of them?

Bump keys are an easy, Internet-available way for non locksmiths to get into your home.  Or most any home. And they are proliferating.

Where are they coming from and how are they proliferating?  The photo to the right is of a set of bump keys.

Notice two things - they all seem to be cut with the same pattern.  They are.  And the silver key on the right is stamped "Mexico."  These keys are all "Made in Mexico."  These keys typically come from Central America and are used in untoward ways.  An American locksmith will have his own set, but will not cut a set for you.  They are a real problem in my area - metro Washington D.C.  They might be in use in your area too - right now!

The police say to watch out!

The keys on the right are patterned to fit various locks.  American door knobs, the ones on the front doors of most American houses, usually come in one of three patterns.  The keys in the photo fit a dozen.  The key, and another small tool, allows these locks to be "bumped" and opened.  There is NO evidence of a break in.  Detectives have used these for years!

How is it done?  Burglars and thieves are very good at watching neighborhoods.  They search for patterns of behavior and schedules.  It is easy to determine when someone is not home just by vigilant observation.  A van pulls into the driveway and backs up to the garage.  The van is clearly labeled, "________ Cleaning Service," or "________ Painting Company."  What neighbor watching out the window would question that?  They get out, go to the front door, and appear to go right in.  Obvious to the neighbor is that they have been given a key.

They have not!  A practiced bumper can get in with the first or second try, within seconds.  To anyone watching, it is a fluid and easy motion.  They are in.  What are they interested in?  Anything quick and easy, money or jewelry sitting around, but mostly your hard drive.  Within a couple of minutes your computer is out the garage door, wrapped in a drop cloth or whatever, and into the van.  There is someone there ready to forensically dissect your computer.  They want credit card information, bank accounts, you name it.  Once the credit card number, and password, or pin number, or 3-digit code on the back is obtained, they return the computer.  If they know you will be back soon they may take it altogether.  Mostly, it is returned to its place and they leave with no evidence they have been inside. The best bumps are those where you, or the police, have no idea someone has been inside.  Nothing has been stolen!

Within one hour your credit card information has been converted into a pirated card and is used on the street in Bangkok, Paris, Bogotá, Beverly Hills - wherever!  Or an ATM card, and your bank account is drained.  Or both.

YOUR IDENTITY IS COMPROMISED!  Good luck with that...

My Recommendation:  Call your local police department and ask if they suspect such keys are in use in your area.  Call a locksmith and ask his recommendations.  There are many.  On my house I have installed Medeco locks.  They cannot be bumped.  They are not cheap, but worth it.  The keys cannot be copied if lost.  The keys are registered to me.  I can take the locks with me should I move.  Those locks, and a good security system, protect me and my family, especially when away.

Look into it!  This problem is getting worse and fast.

There is a team of people needed before you buy a home. One of them is the home inspector. The inspector may be one of the cheapest members of the team, but a very important one.

Years ago I wrote a newsletter that I passed out to all the realtors in my area entitled “All Home Inspections Are Not Created Equal.” While very self serving, it pointed out the differences between me and all the other kids doing inspections. I did that because I thought my services differed, and they did. I wanted them to compare.

Usually people call me and simply ask what I charge.  Is that all you want to know?  That is not the best question to ask! A more important thing to know is, perhaps, have I ever done this before? Experience is important! What the inspector does is important! The report is important! There are many things that are important. But how do you inspect your inspector prior to hiring him?

You might want to find out a few things.  I have some suggestions:

• What is his experience? How long has he been in business? What did he do prior to becoming an inspector? Is he full time? How many inspections has he done?

• Does he have specialties? Your house might have special characteristics like EIFS, stucco, be historic, remodeling, etc. Ask.

• Is he the member of any associations? This may be more important than state licensing. I was disappointed many years ago when Virginia began licensing home inspectors. Many of us home inspectors were at the hearings.  A lot of what happened was to promote the self interests of a member of the state licensing bureau, (who obviously knew nothing about home inspections) more than to protect the industry or the consumer. In my opinion what they did was to lower standards and flood the market with inspectors. State tests are often watered-down versions of association tests. Check on the Standards of Practice and Ethics of his associations. Therein lie great bona fides.

• Does his association have ongoing education requirements? I am the member of five associations, all of whom require continuing education. Personally I perform over 30 hours every year.

• Does his association have annual recertification and testing? This is important. The industry changes as do building techniques and products, codes and laws. Information abounds and he should be in touch. Even an annual test can teach.

• Does his contract state what he does and does not do? His process should be thorough and comprehensive and his agreement define what he does do. Inspectors do not have X-ray vision, but there are great tools that can help.

• How does he do his report? By hand, checking off boxes? Computerized? Photos? My report cross references into our book – it is quite thorough. Does he back his work?

• Does he have a website? If so, it should be informative enough to allow your clients to do plenty of homework before they call for an interview or to hire him.

• Is he service oriented? One good indicator of that is what happens to your phone call. Who answers the phone? If he is not in the office, and no one answers, is it made clear how to contact him? Is he prompt in getting back? My wife answers the phone in our office. I can tell from what clients say that she is terrific to deal with, and I am sure preferred over me to schedule an inspection… Sometimes realtors will call, say hi to me and ask for her. Hmmm…

• Is he available for a pre-inspection interview? I have had clients interview me for over an hour before the inspection. No problem with that!

• Is he available for post-inspection counseling and questions? He should make this clear. And be available for years…

I am sure there is more. But that is a good start! Make your own list!

My recommendation: Inspect your inspector. Squeeze him, thump him, tap him, smell him and make sure he is ripe BEFORE you cut in!

This is my favorite time of year!

It is the season of light.  The Reason for the Season was announced with a new light in the sky.  This Reason is the Light of the world, a lamp unto our feet, and actually confounds darkness, which cannot stand in its presence.

I think we should all let our lights shine.

Such an opportunity was presented to me just this weekend.  I was driving in town, minding my own business, in the left lane of two.  A young lady pulled up beside me on the right, and as we drove together I saw she was saying things to me through the glass, which I could not hear.  At the same time she reached completely across her body and with a single finger of her right hand told me in no uncertain terms that I am number one!

I could only wonder what I did to deserve this great compliment!  Going too fast?  No, it is a 25 mph zone and I was not going fast.  Was she upset at my SUV?  No, it is a hybrid, so it couldn't be that.  I had no idea what I had done to deserve this emphatic number one!  But I thought, I AM number one!

We pulled to a red light together.  As I glanced over she was complimenting me with even more emphasis.  Our windows were closed so she was yelling, but I could not hear what she was saying.  And her gesturing now included an up and down motion with her hand!  Wow, what a compliment this had become!

I thought, "Gee, in this season of goodwill and peace I should return the favor."

So I did.  On the seat to my right lay an important tool.  I call it Enlightener.  It is a special flashlight, 1,000,000 candles in brightness, which can light up an attic space like no body's business!  It is so bright there is a little sticker on the front that could not have been written by a lawyer.  It reads simply, "Do not look directly into the light."

Well, I can tell you that this is true.  I have a couple of times, and they are right, you shouldn't look into it.  The spots go away after a couple of minutes, but it is one bright light!  Without looking, but out of the side of my eye, I could see that my new friend was still gesturing to me her very persistent message.  I picked up Enlightener, pointed it in her direction, and turned it on.  As I did, out loud I said, "Let your light so shine, Baby doll!"

Well, the cabin of my SUV lit up like it was suddenly filled with concourses of angels!  My surrounds filled with light!!  I glanced over and my new friend's gestures had been replaced with an odd assortment of squints and blinks.  I felt warm inside.  I had let my own light shine!  As the light turned green, and I pulled away, there was even more satisfaction upon hearing a series of blaring horns to my rear as, apparently, my new friend was wisely waiting for the spots to disappear.  Were they letting their lights shine too?  Well, it seems there was not much seasonal goodwill and peace behind her. 

And I thought, I AM number one!  And don't you forget it ... Baby doll!

This is my favorite time of year!

Let YOUR light so shine too!

And Merry Christmas to all...!

Did I say that the house is the house?  Well, sorry, I meant to say that the house is the house.  Sound the same?  It is.  That is something that never changes.

At the end of my last inspection the other day, but before the thermal IR exam to follow, my client said to me, "So, tell me the truth.  My agent obviously has a vested interest in whether or not I buy this house.  He recommended you.  So far you have told me that the house is in good shape.  I smell a rat."  The agent had to leave and did not hear this.

I have to confess, I really hate it when this happens!

My response to such a statement is typically low key and with a soft voice.  It was, "Lulabell (not her real name), the house is the house.  It is irrelevant to me whether or not you buy it.  My job is to see what I can see and tell you about it.  Straight up.  I am not an alarmist, but I AM very frank.  This is my fourth foreclosure inspection in the last two days.  Two decided not to buy because of the problems found.  One is still on the fence.  YOU, and your agent, have found what appears to be a great house.  Whether you buy it or not matters nothing to me.  But, please understand, the house is the house."

What you don't know yet is that outside the sellers had previously tried to extend the downspouts from the house.  They were poorly done.  One in particular bothered me.  It was in the corner beside a stairwell and under a tree which was too close to the house.  I explained to her that it was not well done, the tree will hold moisture against the house, that foundations don't make effective boats, and so on.  I also didn't like the way two window wells were drained.  There was also some cracking in the stone facade around two windows.  INSIDE there was no evident problem with any of that.  She thought nothing of my musings outside.

Back to inside - "Do you still want to do the IR sweep of the house?"  (That tacks another $300 onto the home inspection fee.)  "Yes."

Well, Holy Water Batman!  I found evidence of moisture at each of those locations!  Not a lot, just the beginnings, but obvious moisture.  Hopefully it is corrected before it becomes a major problem.  She was fascinated!  She virtually watched over my shoulder the rest of the time with the camera as I snapped digital IR images of each spot.  Suddenly bubbly.  Gushing really.  The bank will do nothing about it you know.  But knowledge is power, and NOW SHE KNOWS!

Later the agent called to say how pleased she was with the inspection.  She said that he could not have picked a better home inspector.  Aw, shucks...

I think she liked me.

I don't hate it when that happens.

The house is the house...

In this final Home Inspectors and Codes post, let’s summarize.

• In contrast to codes which specify minimum standards, nothing stops homeowners and builders from exceeding the code.

• A code-compliant structure may not satisfy needs – an upstairs office may be too heavy for the code.

• Home inspectors are generalists and simply cannot know all code details.

• Home inspectors identify and report on anomalies in homes in general terms. A precise risk evaluation of any identified flaw should be recommended to a specialist for further identification.

• Home inspectors do not enforce codes or even identify code deficiencies. That exceeds the scope of a home inspection, which is to observe and report.

• Home inspectors will rely on codes as general guidelines for reporting on something found during the inspection.

• A code deficiency found by homeowners is often corrected by builders after the local Authority Having Jurisdiction has been called and a violation declared.

• Code deficiencies are not violations until the AHJ has written a citation.

• Repairs and remodeling usually requires permits. Contractors know they probably won’t get caught doing work without a permit indoors. They may resist getting a permit or say it simply isn’t needed. Check with the local authorities! A contractor who wants to proceed without permits is considered suspect.

• It is usually the homeowner and not a construction “professional” that is ordered by the court to correct violations.

• On new construction, the supervisor on site and the subs hired determine how well the builder’s specs have been met.

• Home Owner Associations can stipulate things outside the local codes and those stipulations in effect becomes “The Code.”

• If it doesn’t feel right or look right – QUESTION IT! Remember – Mother Nature is the ultimate authority. She will enforce the principles underlying all codes WITH IMPUNITY !! Just look at her!  With impunity I tell you!

My Recommendation:  Your home inspector tries very hard to stay current and while he may not be specifically aware of all codes, he will be trained to observe and report ...  and be discriminating!  Hire one you can trust!