OK…. Your real-estate agent has given you two or three residential home inspectors to choose from, or maybe you’ve got a list of referrals from friends, or maybe you were surfing the internet for suggestions. How do you narrow it down further? We suggest a phone interview. Call up the inspector and find out how he/she responds to some key questions. You’re not only looking for the “right” answer, but you’re also looking for someone who communicates well. Remember your inspector has to be able to explain clearly to you any problems with your property. He/she needs to be able to put items into context (is this a big deal or not?). Here is a standard “Q&A script” to give you some structure for that interview.

We feel that there are two major reasons for a home inspection. Foremost is the opportunity for you to be informed of the maintenance that is required and necessary repairs for your property (or prospective house). It is also a chance to identify issues with your property that need to be resolved before settlement.  Every property has some problems. It is the residential home inspector’s job to find the significant ones and put them in the proper perspective for you to be able to make informed decisions and for you to be equipped to maintain your home in good working order.

2. What do you look for in a home inspection?

A home inspection is primarily a visual inspection. We can’t see into walls, but we’ll look for available clues for the health of the house. We evaluate the foundation, structure, roof, plumbing, heating, cooling, and electrical. We also look at the grounds and exterior for safety and long-term maintenance items.

3. What standards do you follow?

Our inspectors follow the standards set by CREIA, the California Real Estate Inspection Association, the leading authority in the building inspection industry in California. CREIA requires obtaining initial training, passing a rigorous exam, and mandatory adherence to professional standards of practice and participation in continuing education.

3. How long will your inspection take?  How do you report your findings? When can I expect the report?

Our inspections take two to three hours on average.  We like for you to participate in the home inspection. Walk around with us, ask us a bunch of questions, make sure you’re comfortable with your new home.  We provide you a detailed report via e-mail with accompanying photos of problem areas noted.  The report will be sent out within 24 hours of completion. 

4. Why should I choose you over another residential home inspector?

West Coast Home Inspections provides you a thorough inspection from qualified home inspectors. Our goal is not to get done quickly; our goal is give you the inspection you need to make an informed decision. This is a big move for you and we want to provide you with the most thorough support we can. We are available after the inspection to answer any questions or concerns you may have.  Our inspections are a long term investment!

5. How much does the home inspection cost?

Note: If you’re shopping for cost, be careful. Choosing the cheapest (or most expensive) may not give you the best inspection. It seems logical, however, to ask the residential home inspector this question. In our area some inspectors charge by a percentage of the sales price, some charge by square footage.

We charge by the finished square footage of the property.  Feel free to call me at (818) 266-2267 or our office at (818) 755-9791 for pricing.  Payment is due at the completion of the inspection. We accept only cash or check.

Call me at 818-266-2276 or check our website link below for further details or any information on our home inspection services.

Shawn Blaney,

President,

West Coast Home Inspections

http://www.westcoast-inspections.com/

Home inspection for the home buyer can make your dream home a worry-free reality. This is our mission statement at West Coast Home Inspections.

The recent change to rainy weather might spur you to have your gutter system inspected.  There are several causes of overflowing gutters. It could be that they are clogged, rusted or leaking at the seams. They might also be loose or sloped in a poor direction for drainage. To find out for sure what the problem might be you need to climb up on a ladder to inspect your gutters or even better yet, have your gutters inspected by a gutter expert.  It’s suggested to have your gutters inspected at least twice a year.

Overflowing gutters can cause problems worse than just stained siding. The repeated flow of water from overflowing gutters can cause wood siding to rot. A more serious problem can be caused when gutters overflow and water backs up under roofing shingles and flows down inside the wall cavity. Moist conditions like these can also increase the likelihood of termite infestation.

Blaney Sheet Metal can fulfill your gutter needs – feel free to call them at 818-755-9797 to schedule an appointment.

Call me at 818-266-2276 or check our website link below for further details or any information on our home inspection services.

Shawn Blaney,

President,

West Coast Home Inspections

http://www.westcoast-inspections.com/

Home inspection for the home buyer can make your dream home a worry-free reality. This is our mission statement at West Coast Home Inspections.

Before you bid on a home, check for potentially dicey, and pricey, problems.

In most states, home sellers must disclose any defect they know about that could affect how desirable — and marketable — their home is before they sign a purchase contract. Even in the six states that lack a “mandatory seller’s property condition disclosure” (Alabama, Arkansas, Kansas, Vermont, West Virginia and Wyoming), the state’s licensing agency may require real estate agents to tell buyers what they know. In all states, real estate agents who belong to the National Association of Realtors are obligated by their code of ethics to disclose any defects they know about.

But you may have fallen in love with a house, and spent hours preparing a purchase contract, before the disclosures are made. You should always make your purchase contract contingent on a professional home inspection ($300 to $350). Home inspectors could miss hidden problems, however, such as a basement that floods during a downpour.

Poor water pressure. Aside from issues of comfort and convenience, low water flow may indicate plumbing problems, such as corroded pipes that will need to be replaced down the road. Tearing out old plumbing and replacing it with copper pipes can run $2,000 to $15,000 or more in a typical 1,500-square-foot home. A less costly alternative is cross-linked polyethylene (PEX) piping, which unlike rigid copper piping, is flexible and easier to install (approved for potable use in all U.S. model plumbing and mechanical codes, but may not be approved in local building codes).

Among tests you can do: Run water in a bathroom sink and check for weak flow. Flush the toilet while the water is running. Does the faucet flow drop off during the flush? In the bathroom located farthest from the water heater, turn on the hot water. Is there an unduly long delay before the water turns hot?

Ceiling stains. Something’s leaking. If the stain appears beneath a bathroom, odds are the shower is leaking. It may merely need recaulking or regrouting, but it could also require ripping out tile and replacing the shower pan, a much more costly process (about $1,500). Most roof leaks result from neglected flashing that seals “valleys” in the roof or around a chimney or vents (cost to repair: $200 to $500). But roof leaks may also mean it’s time to replace shingles — at $100 to $350 per 100 square feet for asphalt shingles and $210 to $1,000 for wood shingles.

Troublesome doors. Are the doors hard to close? Do they swing open by themselves or fail to open fully? If you have one bad door, it may simply have been installed incorrectly. But more than one may indicate a serious structural issue, such as a foundation that has settled or framing that is deteriorating. Fixing this problem can require structural and geotechnical engineering reports and thousands of dollars in repairs.

Overloaded electrical outlets or lots of extension cords. Today’s electrical demands may exceed the capacity of homes built as little as a decade ago, says Kuhn. You’ll spend $75 to $250 to have an electrician add a 120-volt outlet to an existing circuit. Or, if the electrical system is very outdated, it may require a new electric panel. A new, 100-amp panel will cost $1,500 to $2,500.

Exterior features that slope toward the home. A porch, patio, driveway or grading that slopes toward the home all but guarantees water in the basement. And that may lead to structural decay, mold and insect infestation. In the basement, a musty smell may indicate previous flooding or ongoing moisture problems. Check the walls for stains, dark or light, which are tell-tale signs that water has penetrated the walls.

Solving the problem may be as simple and cheap as adding gutter extensions or re-grading soil away from the home, or it could require thousands of dollars to excavate and build drains. Some homes may require exterior drains (one at the bottom of a sloped driveway, for example) as well as buried drains.

Odors. Cigarette smoke and pet odors can be hard to get rid of. And if a home smells too clean — heavy with the scent of cleaning products (especially bleach) or plug-in deodorizers — the seller may be trying to cover up an odor, such as mold or urine. If so, you need to inquire further, says Richardson, of the American Society of Home Inspectors.

Synthetic stucco siding. This must be installed precisely or else moisture will be trapped behind it, resulting in mold and decay. In the worst case, the siding will have to be replaced. For a medium-sized house (1,250 square feet of exterior surface area), replacing vinyl siding can cost $2,500 to $8,750, while wood or fiber cement siding can cost $5,600 to $10,000 or more. Especially in humid climates, you may want to pay for a special inspection.

If you find out before you close your purchase that the seller deliberately misrepresented or failed to fully disclose the home’s condition, you may have the right to rescind the contract under state law. If it’s a done deal, you’ll probably have to sue the seller to recoup your damages. In some states you can also seek repayment of your legal costs. Consult with a lawyer who specializes in real estate fraud. If you have reason to believe that the seller’s agent was negligent, you can take it up with the local Board of Realtors (www.nar.com, click on “local and state associations”) and the state’s licensing agency (to find yours, visit the Web site of the Association of Real Estate License Law Officials).

Call me at 818-266-2276 or check our website link below for further details or any information on our home inspection services.

Shawn Blaney,

President,

West Coast Home Inspections

http://www.westcoast-inspections.com/

Home inspection for the home buyer can make your dream home a worry-free reality. This is our mission statement at West Coast Home Inspections.

Many Californians swear by Feng shui (English pronunciation: fung?-shway), an ancient Chinese system of aesthetics believed to use the laws of both Heaven (astronomy) and Earth (geography) to help one improve life by receiving positive qi (an active principle forming part of any living thing), so I did a little research on the subject. As feng shui is becoming more and more popular in countries far away from China or Chinese influence, it is worth looking at its history and understand how feng shui started and why feng shui is bringing such powerful results when properly applied.

Feng Shui has a history of many thousands years, some say 2,000 years, some go as far as 5,000 years. As an organized body of knowledge feng shui was practiced since Tang Dynasty, where we can find early recordings about employing feng shui masters in selecting auspicious sites, as well as about feng shui texts being required reading for imperial exams (court of Emperor Hi Tsang, 888 A.D.)

Throughout his writing, Master Yang emphasized the importance of selecting an auspicious site that has dragon’s energy, or dragon’s breath, thus the careful examination of the shape of land formations - mountains, hills, valleys, as well as water formations and specifics. The vital energy, or Chi, contained in specific earth locations was described as finding the dragon and its lair, and natural formation where symbolic of animal shapes and energies, such as green dragon, white tiger, etc.

In time, almost a hundred years later, another feng shui school of thought - the Compass Feng Shui School - gained strength and popularity. The main influence in this feng shui school was a Feng Shui Master by the name Wang Chih who developed his teachings during the Song Dynasty.

In late nineteenth century, after a period of existence as two separate schools, the two feng shui schools of thought - the Landscape, or Form Feng Shui School, and the Compass Feng Shui School - merged, thus providing for a body of knowledge of unique depth and wisdom in reading the environmental energy patterns.

The level that creates a lot of confusion about feng shui applications is the symbolic level of feng shui.

Love & Marriage Feng Shui Symbols

·                         Dragon and Phoenix

·                         Mandarin Ducks

·                         The Double Happiness Sign

·                         Peony Flowers

Wealth Feng Shui Symbols

·                         Gold Arrowana or Koi Fish

·                         Chinese Coins

·                         The Three Legged Toad

·                         Golden Ingots

·                         Sailing Ship

Good Fortune Feng Shui Symbols

·                         Chi Lin, the Dragon Horse

·                         Golden Cicada

·                         The Red Bat

Health & Longevity Feng Shui Symbols

·                         Sau, the God of Longevity

·                         Lucky Bamboo

·                         Wu-Lou, Gourd

Feng Shui Symbols were used for centuries in feng shui applications because of the power of symbols and associations, as well as because of the energy certain items embody. If a certain feng shui symbol does not resonate with you, feel free to chose one that works for you, expresses the same energy, and it is from the culture you grew up in.

More detailed information on Feng Shui, I’d suggest you do a search on Wikipedia, Google or Bing.

Call me at 818-266-2276 or check our website link below for further details or any information on our home inspection services.

Shawn Blaney,

President,

West Coast Home Inspections

http://www.westcoast-inspections.com/

Home inspection for the home buyer can make your dream home a worry-free reality. This is our mission statement at West Coast Home Inspections.

With today’s economic climate, everyone wants to save some money!  Some of the simplest ways to save money during energy spikes include weather stripping and programmable thermostats. But you may also want to consider more expensive attic fans, high-efficiency windows, and reflective roofs.

Rising fuel costs ripple through the economy, and could spark inflation in the price of materials and labor. Home equity loans are an attractive way to finance costly home projects, and the ability to write off the interest paid on home equity loans and lines of credit may make these loans palatable for you and your family. Other benefits include possible tax credits and low-interest loans for energy-saving home projects; check with your state government to see if you qualify.

Improvements to boost energy efficiency offer other benefits. Insulating pipes reduces energy lost during hot-water delivery in case your main heating system fails. And a high-efficiency natural-gas fireplace can become a valuable backup to oil or electric heating systems.

Call me at 818-266-2276 or check our website link below for further details or any information on our home inspection services.

Shawn Blaney,

President,

West Coast Home Inspections

http://www.westcoast-inspections.com/

Home inspection for the home buyer can make your dream home a worry-free reality. This is our mission statement at West Coast Home Inspections.

Anyone who has ever spent any time looking at home inspector websites has probably noticed the overused “10 Questions you should ask before you choose a home inspector” lists. These lists have always seemed like the inspector is telling the client what he or she should be looking for (ie: “if your inspector isn’t a member of XYZ Association he is unqualified”, “if your inspector doesn’t have my particular background he is unqualified”, etc).  Anyone could easily tailor a bunch of questions so that the proper responses make them seem like the perfect inspector, so why not ask the questions you want answers to?

I encourage anyone who has questions of their own to either call me (818-266-2267), e-mail me at  sblaney@mindspring.com, or visit my website (link listed below). Only when YOUR questions are answered should you decide who will be YOUR home inspector.

Shawn Blaney,

President,

West Coast Home Inspections

http://www.westcoast-inspections.com/

Home inspection for the home buyer can make your dream home a worry-free reality. This is our mission statement at West Coast Home Inspections.

1.       Confirm that water, electric and gas service are on, with gas pilot lights burning.

2.     Ensure pets won’t hinder the inspection. They should be removed from premises or secured outside. Tell your agent about any pets at home.

3.     Replace burned out bulbs to avoid an “inoperable” report that may suggest an electrical problem.

4.     Test smoke and carbon monoxide detectors, and replace dead batteries.

5.     Clean or replace dirty HVAC air filters. They should fit securely.

6.     Remove stored items, debris and wood from foundation. These may be cited as “conducive conditions” for termites.

7.     Remove items blocking access to HVAC equipment, electric service panels, water heaters, attics and crawl spaces.

8.     Unlock areas the inspector must access such as attic doors or hatches, electric service panels, closets, fence gates and crawl spaces.

9.     Trim tree limbs to 10′ from the roof and shrubs from the house to allow access.

10.  Attend to broken or missing items like doorknobs, locks and latches; window panes, screens and locks; gutters, downspouts and chimney caps.

Call me at 818-266-2276 or check our website link below for further details or any information on our home inspection services.

Shawn Blaney,

President,

West Coast Home Inspections

http://www.westcoast-inspections.com/

Home inspection for the home buyer can make your dream home a worry-free reality. This is our mission statement at West Coast Home Inspections.

Quick fixes before selling a home always pay off, but which repairs bring the biggest return? Specific answers to this often-asked question largely depend on a variety of factors such as:

·                    Time of year

·                    Location of the home

·                    Market temperature

·                    Competing inventory

Here are some suggested home repairs that can add to your profit margin when selling your home. 

Flooring Fixes

·                    Hardwood Floors
If your home has hardwood floors, that’s what buyers want, and it would pay to have the carpeting removed and the floors refinished.

·                    Carpeting
If your sub-floor is plywood, then replace the carpeting with light tan. Neutral carpeting is your best bet for resale.

·                    Ceramic
Replace chipped or cracked tiles. Clean or replace the grout. But don’t install ceramic (it’s too expensive) unless it’s for aesthetic reasons in an entry way.

Paint Ceilings & Walls

Buyers spend more time than you would think staring at ceilings. They are looking for signs of a leaky roof, but what you don’t want them to see are stains from grease or smoke and ceiling cracks. Ditto for walls. Nothing says freshness like new paint, and it’s the most cost effective improvement. Use fiberglass tape on large cracks, cover with joint compound and sand. Paint a neutral color such as light tan - think of coffee with cream.

·                    Wallpaper
It’s not that all buyers hate wallpaper. They hate your wallpaper - because it’s your personal choice, not theirs. And they hate all dated wallpaper. Get rid of it. The easiest way is to steam it off by using an inexpensive wallpaper remover steamer.

·                    Wood paneling
Even if your wood paneling is not real wood but composite, you can paint it. Dated paneling must go. Older wood paneling such as walnut, mahogany, cedar and pine, it’s all gone out of style. Paint it a neutral and soft color after priming it.

·                    Textured ceilings
Older popcorn ceilings with the “sparkles” often contain asbestos and if disturbed are health hazards. Say goodbye to it. But even recently sprayed ceilings turn off buyers. It’s not expensive but it is time consuming to remove. Lay down drop cloths and scrape it off. You will need to repaint.

Kitchen Improvements

Appliances and cabinets are typically the most expensive items to replace in a kitchen. If you don’t have to replace them, you’ll save a ton of money. However, if your cabinets are dated and beat-up, your house might not sell if the cabinets aren’t replaced.

·                    Cabinets
Resurfacing is your best option. This involves attaching a thin veneer to the surface of the cabinets and replacing the doors and hardware. If your cabinets are painted, add a fresh coat of paint and new hardware.

·                    Counter tops, sinks & faucets
Granite counters are not necessary. Simple laminates, newer faucets and sparkling sinks sell. Buyers don’t want leaky faucets or stained sinks.

Bathrooms

New floors, fixtures and lights payoff.

Roofs & Exterior

If your home needs a new roof, bite the bullet and do it. Even though most roofing tear-off jobs take one to two days, buyers shy away from buying a home if the roof needs to be replaced.

·                    Patch cement cracks in sidewalks

·                    Resurface asphalt driveways

·                    Plant flowers

·                    Caulk windows and doors

·                    Replace doorknobs and locks

·                    Fix or paint fences

Conclusion

Overall, buyers want to buy a home that has no deferred maintenance, newer appliances, updated plumbing, electrical and heating (including a/c), modern conveniences and is ready to occupy.

Call me at 818-266-2276 or check our website link below for further details or any information on our home inspection services.

Shawn Blaney,

President,

West Coast Home Inspections

http://www.westcoast-inspections.com/

Home inspection for the home buyer can make your dream home a worry-free reality. This is our mission statement at West Coast Home Inspections.

Deadly Mistake #1: Thinking you can’t afford it.

Today, buying the home of your dreams is easier than ever before.  Many people who thought that buying the home they wanted was simply out of their reach are now enjoying a new lifestyle in their very own new home.

Real estate values have always risen steadily.  Of course there are peaks and valleys, but the long term the trend is a consistent increase.  This means that every month when you make a mortgage payment the amount that you owe on the home goes down and the value typically increases.  This “owe
less/worth more” situation is called equity build-up and is the reason you can’t afford not to buy.

Even if you have little money for a down payment or credit problems, chances are that you can still buy that new home.  It just comes down to knowing the right strategies, and working with the right people.  

Deadly Mistake #2:  Not hiring a buyer’s agent to represent you.

Work with a buyer’s agent who has a keen understanding of the real estate business and who is on your side.  Buyer’s agents have a fiduciary duty to you.  That means they are loyal to only you and are obligated to look out for your best interests.  Buyer’s agents can help you find the best home, the best lender and the best inspector.  Best of all, in most cases, the buyer’s agent is paid out of the seller’s commission, even though he/she works for you.

Trying to buy a home without an agent at all is, well… unfathomable.

Deadly Mistake #3:  Getting a cheap inspection.

The California Real Estate Inspection Association (CREIA) provides education, training and support services to its members and the real estate community.  Only Certified CREIA Inspectors who have successfully passed a comprehensive written examination of the property system and who maintain 30 hours of continuing education each year may use the CREIA logo, indicating that the inspector has been tested and qualified to CREIA’s Standards of Practice and Code of Ethics. Most inspection services promote their business with brochures through real estate offices. Many claim their reports meet or follow CREIA Standards of Practice. Do not be fooled; look for the CREIA emblem on these brochures. Only inspectors who have met CREIA’s rigorous professional and educational requirements may qualify as a Certified CREIA Inspector and display the CREIA emblem.  CREIA’s Code of Ethics requires a high degree of professionalism and integrity and that a Certified CREIA inspector act fairly and impartially.  To find out more about CREIA please visit their website at www.CREIA.org.  You would be very wise to utilize the skilled Certified CREIA inspector.  They do more, they deserve more, and yes they generally charge a little more.  Do yourself a favor…and pay a little more for the quality inspection you deserve.

Call me at 818-266-2276 or check our website link below for further details or any information on our home inspection  services.

Shawn Blaney,

President,

West Coast Home Inspections

http://www.westcoast-inspections.com/

Home inspection for the home buyer can make your dream home a worry-free reality. This is our mission statement at West Coast Home Inspections.

When you’re preparing your home to be shown to prospective buyers, it takes a lot of effort to make it presentable.  Buyers spend more time than you would think staring at ceilings. They are looking for signs of a leaky roof, but what you don’t want them to see are stains from grease or smoke and ceiling cracks. The same applies to your walls. Nothing says freshness like new paint, and it’s the most cost effective improvement. Use fiberglass tape on large cracks, cover with joint compound and sand. Paint a neutral color such as light tan - think of coffee with cream.  Here are some suggestions for quick fixes for ceilings and walls:

Wallpaper
Not that all buyers hate wallpaper; they hate your wallpaper because it’s NOT theirs. Get rid of it. The easiest way is to steam it off by using an inexpensive wallpaper remover steamer.

Wood paneling
Even if your wood paneling is not real wood but composite, you can paint it. Dated paneling must go. Older wood paneling such as walnut, mahogany, cedar and pine, it’s all gone out of style. Paint it a neutral and soft color after priming it.

Textured ceilings
Older popcorn ceilings with the “sparkles” often contain asbestos and if disturbed are health hazards. Say goodbye to it. But even recently sprayed ceilings turn off buyers. It’s not expensive but it is time consuming to remove. Lay down drop cloths and scrape it off. You will need to repaint.

Call me at 818-266-2276 or check our website link below for further details.

Shawn Blaney,

President,

West Coast Home Inspections

http://www.westcoast-inspections.com/