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It's a great day at Michael Leavitt & Co Home Inspections!
We are doing the best we can here in Utah to stay out of the rain
and snow. The weather can't make up its mind. More storms are
predicted. With the stormy weather comes a different approach
to inspecting. 
This
past week found me on top of a snow covered 3:12 pitch 3-story,
2-level rooftop trying to figure out what was going on with the
gutter system. The $400,000 home had an integral gutter system
that had the enclosed aluminum siding soffits covering the rain
gutters. These were not your typical nail on additions to the
fascia. Instead, they were built into the lower 18" of the
roof and were currently frozen up and it looked like ice damming
was occurring. The evidence of leaking gutters came in the form
of icicles on the underside of the soffits. I found myself on
the roof getting a closer look in spite of the 10" snow cover
and long way down if the snow did by chance give loose. I should
have taken pictures of the leaking gutters, but I didn't want
to chance walking back out on the snowy edge of the roof with
my camera.
NEW HOME INSPECTION FEEDBACKLast week's issue of the MMM dealt with New Home Inspections. I urged each of you to consider the topic and share any added points of interest. I really am interested what other things you encountered on new home inspections??? What conditions do you encounter on homes under 4 years of age??? What did I miss in my list of important things to consider on new homes??? I appreciated the feedback from Jon Gudnason on the topic.....
"Michael, Thanks again for a great piece of work that you were willing to share with us all. I will be using a lot of your ideas and, with your permission, some of your language to produce a marketing flyer.
SQUEAKY SUBFLOORS - Although not as prevalent in newer homes, squeaky subfloors will occur in the major traffic areas. Most builders now use plenty of construction adhesive to prevent this. Better builders will also use grabber type screws instead of nails to secure the subfloor material to the floor joist. Regardless of the method, it is best to spell out in the warranty that floor squeaks will be repaired.
Be careful with this one. The subfloor is often used as a structural diaphragm for shear strength in a home. The engineers will specify nail size and spacing. Screws typically do not have the same shear strength as the nails specified and are usually not a proper fastener in engineered plywood diaphragm construction unless specified in the design." Jon Gudnason - Placerville, CA
Thanks for the feedback, Jon. I have revamped the paragraph to say.......
SQUEAKY SUBFLOORS - Although not as prevalent in newer homes, squeaky subfloors might occur in the major traffic areas. Most builders now solve this issue by using liberal amounts of construction adhesive to prevent squeaks during the subfloor installation. When squeaks begin to occur, the solution that many builders will employ is to add grabber type screws to resecure the subfloor material to the floor joist in the squeaking areas. It is important to specify in the warranty that floor squeaks will be repaired.
I was surprised I didn't hear from any of you regarding my sample PUNCH LIST. It wasn't so many weeks ago that Andy Karpenko asked on the AII INSPECTOR HOTLINE.......
"I Inspected a house on 12/21/98 that was 37 years old. Overall it was in good shape with a new roof added 2 years ago and new flashing and gutters, a new paint job inside. The question I have is with a "fix-it list." The Realtor says: "I usually get a list of fix-it items to present to the seller." The Buyer said, "Ok with us."
On the cement patio there is evidence of water going into a crack running the length of the wall. The whole house is on a slab. In the Master bedroom on the other side of this wall, about 8" of tile is curling up and/or loose and/or brittle to the touch for the length of the wall. There is also a corner of this wall that is curling up and loose in the Dining Room as well. Having shown the buyers all this on our walkthrough, they wanted to know what can be done. I explained that this is outside our scope of expertise. It would need to be evaluated by a specialist.
A few other things, a two wire electrical system, except in kitchen where there is 3 three wire outlets. No GFI anywhere. ** Question: Is it okay to make out a specific list on all this, or shouldn't they get this all from the report? ** In talking with the buyer, they are more comfortable if I write this list and give it to the Realtor. Is it a question to ask the Realtor?
I appreciate all responses. Thank you in advance." Andy Karpenko - Antelope, CA
The Fix-It-List question drew several responses. Jim Corbin shared.......
"Hi Andy, In answer to your request for a "fix-it list"...I have not had a request for a list as such. The buyer and agent get together with my report and highlight whatever they desire to use in their discussions. Putting together a "list" is beyond what we do and it would be double work.
Using the report, which is computer generated, it is quite easy for them to accomplish a listing with a highlighter or tabs and they have the text with them to use in the discussion. So far this has been quite acceptable. Hope that helps." Jim Corbin - Bow, WA
Ken Ives responded loudly, from the rooftop, if you will........
Andy, Think back to your original A.I.I. training. Repeat what you do for a living......
"Hi, my name is (fill in your name) and I perform Pre-purchase home inspections. I evaluate a property based on the simple criteria...... (can we all still say this????)"... If you look at a home's component, and deem it to be in a condition that is no longer Durable or Serviceable, then make that notation, and what would be needed to return it to normal operable condition. If the item is to the point where it's installation or current condition is creating a Health or Safety issue, then strongly recommended that it be repaired as soon as possible.
You don't know, and hopefully don't
care, what other "negotiations" have taken place up
to this point.
Is this an "AS IS" purchase?? Is it being sold way below
market value because of it's present condition?? etc...etc...etc.....
Refer to the proper professional services for more information,
collect your well-deserved fee and go home.
Again, remember what you do for a living (Everybody repeat in unison, LOUD AND PROUD!!)" Ken Ives - Sacramento, CA
Good points, Ken! I question your comment... "then make that notation, and what would be needed to return it to normal operable condition." I don't spend a lot of time stating what it takes to bring something back into normal operating conditions, but sometimes I do. I always give the client a course of action, such as..... Monitor, Repair, Seek further evaluation by a licensed professional, etc., etc. I agree wholeheartedly with returning back to that first memorized paragraph..... "Hi, my name is (fill in your name) and I perform Pre-purchase home inspections. I evaluate a property based on the simiple criteria..... The real question is how many of you can finish the paragraph from memory without going back to look at your manuals???
Jim Lucas was very definative on the topic of Fix-It-Lists.....
"Andy K.: No, You may not provide a "fix-it" list and still conform to the Standards of Practice you were taught by AII™! Remember the Umbrella Philosophy we taught you. This item falls under the category of Realtor/ Buyer responsibility. We are trying to keep you out of potential litigation. The more you commit to, the more liability you assume.
Should the deal fall through because of YOUR fix-it list, then who do you suppose the "DEAL KILLER" will be? Certainly not the seller, buyer or buyer's agent----IT'S YOU, BUBBA!!!!
I am glad you folks are asking questions like this. I was not aware so much good training was not reaching home. At least we have a medium to set our philosophy straight.
Ken Ives is correct when he says if there is indeed something that requires the attention of another professional, then recommend that trade. Otherwise, it is unprofessional to step under the "umbrella" of the Realtor (they would love you to take responsibility). If there are those out there foolish enough to provide "fix-it" lists, then let them shoulder the responsibility---- they won't be in business very long." Jim Lucas, AII Trainer - Camino, CA
It is Jim's strong opinion that led me to believe that there would be more controversial feedback to my PUNCH LIST portion of last week's MMM. Is not a PUNCH LIST a Fix-It-List? Or is the difference just the name of the list??? With the 3-D Report Writer software you can label each comment that is a reportable condition with a SUMMARY NUMBER. From there it will take each of these SUMMARY ITEMS and merge them into a summary document of your creation. It makes it extremely easy to compile the reportable conditions into what some would consider a Fix-It-List, yet I agree with all of you that it should in no way be titled a Fix-It-List. Maybe "Reportable Conditions", ala Bill Ball's Home Inspector Code Book (HICB), is the best title for this summary document. I am thinking out loud here........ In fact, the more that I read the latest version of the HICB, the more I appreciate the inspection philosophy that is espoused within its pages. I encourage all of you to purchase the latest edition from Bill directly at BillsDesk2@aol.com
Ken Jones piped in with....
"Good one, Andy. You hit a hot topic. I think your priorities may not be the same as the buyer. I would explain to the agent that they must be crazy, and for the agent to do their job and talk to the buyers and see what THEY would like done and get a pen and paper and make a "list".... (this road is not recommended, as some feel this is too direct and not good for the industry), OR just take the advise of the posts on this topic which were all very good. Good Luck!" Ken Jones - Accurate Home Inspection - Palo Cedro, CA
Jon Gudnason also shared dislike for Fix-It-Lists with.........
"I don't like the idea of a "fix-it list" either. However, I do know a lot of inspectors that create a summary at the end of their reports. Some put in what they perceive to be the "big" items, I personally put in everything that could be considered a "reportable condition" that is, something wrong. Anticipating a ton of negative response to this idea, I will list the negative aspects.
I am sure there are other good reasons not to do it but I still do and most people seem to like it. Just my opinion." Jon Gudnason - Placerville, CA
Jim Lucas responded to Jon's remarks with a good question.....
Jon---- A lot of feedback from your local Realtors seems to tell me they do not like a summary list. However, I can see how it would make a nice list to browse through. Do you make a statement like: "This is not intended to be a fix-it list." Jim Lucas - Camino, CA
I think that Jim hit the nail on the head. How do you create the summary list and not turn it into the list of demands??? With New Home Inspections I think that it is just that. On anything other than a brand new home inspection I think that it should be anything but a Fix-It-List. Quite a contrary perspective would you agree. In the new home we are the eyes and ears of the Finishing Touches Police. In the typical Home Inspection, we are just responsible to the Reportable Conditions Police. Whatever they do with the summary list is completely at their discretion. Isn't this Home Inspection gig a wonderful paradox???
TECHNICAL TIPA while back we discussed on the AII™ Inspector Hotline different wiring designs for subpanels in different locations. As sometimes is the case when you stir up a topic, many of the members walked away from the issue with their heads spinning around, being more confused after the discussion than before it took place. In an effort to clear the air, Jim Lucas compiled a well written explanation regarding the wiring for subpanels. Much appreciation is given to Jim, as well as the valuable input by Doug Hansen, Jon Gudnason and Ron Cloyd. This Technical Tip was composed especially for the MMM..... Thanks again.
NOTE: This article was compiled from input from Jim Lucas, Doug Hansen, Jon Gudnason and Ron Cloyd. Its purpose is to help the residential building inspector understand the difference between different subpanel wiring arrangements.
DEFINITIONS: For clarity the following definitions are offered:
WIRING POSSIBILITIES:
AII™ BOARD MEETING
February
8, 1999QUOTABLE QUOTES: "Everybody likes a kidder, but nobody lends him
money." Arthur Miller
The
Cutest Little AngelsThis may be a biased evaluation, but facts are facts. Both Jessica (8) and Haily (3) bring so much joy into our household.
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AII™
Web Site: www.INSPECTION.org