Why order additional Tests/Inspections?
What are some examples?
This guide is intended to help inform buyers how to make the most of their due diligence time and money. Everyone knows that a Home Inspection is a must when buying a house but what about some of the lesser known tests and inspections? The lender may require the buyer to order them but what if they don't? Read on to learn more about Radon, & Water Testing, and Pest, Well, Septic, & Chimney Inspections.
RADON TEST (Certified, Independent testing)
Most home buyers order a radon test with a home inspection. because radon gas is a thing in our region- it comes from decaying Uranium in our mountains. Radon is a heavy radioactive gas that seeps up into our living area and emits alpha particles. Almost all houses in our area have some level of radon gas in the home but we are looking for a high average-- we are seeing that about 13% of the results are high. The EPA says that radon is the second leading cause of lung cancer after smoking. The repair usually costs between $1100-1500 and it is generally a good negotiating item-- the seller pays for it. We are seeing that all foundation types can have high radon but houses on slabs or with basements tend to be higher. Testing is highly recommended if children, elderly or persons with a history of lung disease will be living in the home.
The test will be performed by an insured and Certified Radon Testing Technician. WE DO NOT PERFORM MITIGATION REPAIRS and our results and recommendations are unbiased. We conduct the radon tests using a RadStar Continuous Monitor device or the Airchek Charcoal tests. The testing equipment is placed in the lowest finished space of the home for 2-4 days and takes readings every hour. One of the advantages of the continuous monitor is that it produces 48-96 readings instead of just one with the charcoal/cartridge tests. The additional information is used to produce graphs that show radon spike and tampering events. Results are back in 2-4 days after home inspection.
MOLD TESTING / INSPECTION (Certified, Independent Testing)
Testing Cost: $349 for basic package Inspection Cost: $499
Mold testing is recommended when we suspect that moisture/fungi is located in hidden areas or inside the walls/framing. Our mold testing basic package includes an indoor and outdoor air sample and 2 additional samples (tape lifts/swabs/ air sample). Additional testing is $50/sample. The test is performed by an insured Certified Mold Inspector. We DO NOT MITIGATE and our results and recommendations are un-biased.
For the best results mold testing is done with a home inspection. When the testing is not done during a real estate transaction we can do a Mold Inspection which is essentially a Home Inspection with an emphasis on mold. We inspect nearly all the components of a house- grading, drainage, siding, roofing, flashing, doors/windows, attics, basements, crawlspaces, framing, HVAC, duct work, ventilation, insulation, interiors and more. The inspection includes a full report with photographs, illustrations and recommendations.
Most buyers order a pest inspection with a home inspection. Recommended for all wood framed houses. This includes houses with brick and stone veneer. Highly recommended for older homes, or homes with wet basements/crawlspaces, discolored/damaged/stained sub-floors or when insect damage is suspected.
The WDIR inspector produces reports that may also contain a treatment plan and estimate. Our partners are professional, experienced, economical, and don’t up-sell our clients services they don’t need. Reports are back the same or next day after inspection.
Cost: $95 for Bacteria-only $195 for Full Scan
Recommended for any house with a well, spring or rain catchment system that supplies water to the house. The Bacteria-only screening is the most basic test. The Full scan screening tests for bacteria, metals, pesticides and more. Highly recommended for older wells/older equipment or when no filtration equipment is present.
WE DO NOT SELL WATER TREATMENT SYSTEMS OR REPAIRS and our results and recommendations are unbiased. We use an independent laboratory for analysis. Results are back in 1-2 days after home inspection.
Cost: $349 for Level 2 Inspection, $199 for additional flues
Recommended for any gas or wood-burning stove or fireplace with a flue. Highly recommended for any masonry chimney with a clay flue liner that is being used to vent a gas or wood-burning fireplace.
Our partners perform a Level 2 real estate inspection that may include a cleaning if necessary. Also includes a camera inspection of the flue, inspection of chimney cap, chimney masonry, flashing, fireplace, firebrick, flue, foundation and more. Reports are generally back the next business day after the inspection.
SEPTIC TANK INSPECTION
Cost: $349 with camera. $599 with pump.
Recommended for any house with a septic tank system. Highly recommended for older/larger houses with a septic system or when the Home Inspector asks for further evaluation.
The septic tank is pumped for the inspections, which is a benefit. The inspector searches for cracks and other defects. If the home inspector is scheduled at the same time then pictures can be taken. The report is generally provided 1-2 days after the inspection.
Recommended for older homes and/or older pump and equipment or when Home Inspector asks for further evaluation. Highly recommended for older equipment, leaks or defects are observed by the inspector, or it is required by the lender.
Our well inspection partner is able to determine the approximate depth, flow and recovery for the well and also inspects the pump and pressure tank.
When possible homebuyers should schedule the inspections the same day as their scheduled home inspection. Aside from giving access to the other inspectors the Home Inspector can take pictures and gather more information to present to the buyer. If a radon test is ordered, the Home Inspector typically returns to the house 2 or 3 days later to retrieve the radon kit. This is another opportunity to coordinate further testing without paying another site visit charge. As a convenience to their clients Builder Buddy Home Inspections schedules and coordinates the other inspections and presents it in one invoice- making due diligence easy.
Have more questions? Contact Builder Buddy: Inspections and Testing
828 335 3930
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HOMEBUYERS and AGENTS in the Asheville area:
We are proud to announce a new HVAC inspection service designed for real estate sales with our partners at Quality Air (Air Conditioning and Heating). I’m getting great feedback from this service- it really is an excellent value. Read on for more information:
Who should get an HVAC inspection? This service is highly recommended for all equipment that is not still under warranty (generally older than 1 year) and for all houses within 30 miles of Asheville (within Quality Air’s service area). Nearly every homebuyer would benefit from this service. Most HVAC companies generally do not perform real estate inspections, as they only want to work with the current homeowner. As far as I know, we are the only home inspection company that is currently offering this level of HVAC evaluation for homebuyers.
Quality Air will come and perform a full HVAC real estate inspection for our clients as long as it is scheduled with us a couple of days before the home inspection.
How much does it cost? This service costs $120 per heat pump/ AC unit/ Furnace. Some larger homes have 2 or more systems. This is an excellent value considering new heat pump/furnace equipment could cost anywhere between $7,000 and $19,000.
What’s included in the inspection? HVAC evaluation by home inspectors is limited. We do not have the special equipment or knowledge that HVAC contractors do. Quality Air is able to check important HVAC functions such as refrigerant pressures, heat exchangers, electric heat strip amperages, gas pressures, and runs a full combustion analysis to check efficiency and carbon monoxide output of fossil fuel systems.
This is an incredibly thorough evaluation- see the sample report below. An oil furnace, for example, can take up to 4 hours to fully evaluate!
What are the advantages of getting an HVAC inspection?
Defects found in the report can be used as negotiating items and the buyer will learn more about the system’s maintenance and repair needs/costs and can budget accordingly. This is also a great opportunity for buyers to establish a relationship with a local reputable HVAC company—Quality Air.
How do I order an HVAC Inspection? If the equipment is older than 1 year and the home within 30 miles of Asheville, you can select the HVAC inspection on our online submission form here, or request it by phone or email 2 or more days in advance of the home inspection.
ABOUT QUALITY AIR:
Quality Air is a locally owned company based out of Asheville and has been in business for over twenty-five years. They offer financing plans through Wells Fargo. Quality air has an excellent membership maintenance program as well—see the attached document for details.
Yesterday in the Shiloh neighborhood of Asheville I inspected another unique house. The owner, as you can see from the pics, had a thing for trains.
Imagine how all this looked in it's full glory? Dioramas were built at the front and back yards and on custom soffits in all of the living areas inside the house.
When I was a kid my Great Uncle Chuck built a similar train world up in his attic. He'd get in full uniform and would drive that train with as much seriousness as any real conductor-- more smoke billowing out of his tobacco pipe than his model train engine. As a kid this was pure magic.
I wonder how many children's lives this guy affected with his creations? Those children are probably adults now like me. And how many of them are going to carry on this tradition? Speaking for myself it's tempting.
How calming it must be to check into a miniature world of order where the train only goes forwards or backwards and the Ticket Inspector is always smiling at the station. We are in political turmoil right now but imagine what was going on during their time? Vietnam, Cold War, Gas shortage, Nuclear Arms race... When news from the world got crazy they probably just turned on the ballgame, fired up the wood stove and started painting a new tree for the meadow. Train dioramas are like the Western version of the Japanese Bonsai tradition- it's Zen, and I completely respect it.
Realistically i will probably never have the patience and discipline for this kind of work but it was nice to inhabit this space yesterday even if just briefly.
Just as a fun exercise let's take a look at the house on Zillow's mobile app splash screen. Do we see any potential issues? I'm seeing a yellow flag at the foundation area. If we zoom in a little (see photo below) we see a concrete slab sticking out beyond the siding. The foundation is not supposed to stick out this way, so what is happening here? Evidence suggests this slab was an old porch/patio and the owners decided to build an addition into this area--peeking through the window it looks like it was renovated into a large open plan kitchen and dining area. I would look for confirmation of this in the crawlspace/basement- there probably isn't any access under this area. Here are a few reasons why this is an important observation:
1. Typically siding should be installed to direct water away from the framing but in this case the siding terminates right at the foundation slab. The slab is level and not sloped away from the house and water will sit there decaying the siding, sheathing and framing. I would scrutinize the outside and inside perimeter for water damage.
2. Patio slabs are usually not adequate for addition foundations. Patio surfaces are often sloped, thinner and do not have water proofing, insulation or conduits/chases for electrical/plumbing and ductwork. We do not know for certain this is the case but I would be looking for more evidence to support this theory (based on experience there is a high probability this is the case) Depending on what other defects I find I may ask the buyer to verify the construction permits for this addition.
3. I would be looking closely at how heating/cooling, electricity, and plumbing is provided to this area. I would also be looking at the framing, insulation and ventilation of the attic area. If the general contractor was careless enough to build a kitchen/dining room on a patio slab they probably made other amateurish errors and I would be looking closely for them.
Feel free to send me any other high profile house pictures that may have issues- this was fun! As always, if you are buying, selling, or maintaining a home be sure to hire a Home Inspector with renovation experience that can recognize patterns like this.
These FAILS are all from my home inspection reports, Many of these situations look harmless from the outside but in at least one example in every Fail the related damages in the finished walls, basements and crawl spaces caused the buyers to back out, In most cases the sellers lowered the asking price, sometimes by tens of thousands of dollars. All of these issues could have been prevented for cents on the dollar. If you are buying, selling or maintaining please read on and if your home is within 40 miles of Asheville consider calling us for an inspection.
FAIL #9: Splash blocks, perforated drain pipes and other fails:
Run-off should be directed at least 6 feet away from the house and splash blocks are inadequate for this purpose. An exception might be at a concrete or asphalt patios/driveways that are well-sloped away from the house. Downspout drain pipes should slope downhill and away from the house. The downspout drain pipes should not have any holes in it. The perforated types are for French drains only.
FAIL #8: Leaking gutter corners and seams:
Drip, drip, drip- it's water torture for your trim, siding and house foundation. All the seams, corners and end caps should be re-caulked or re-sprayed every 3 years.
FAIL # 7: Leaking downspout elbows and connections:
This subtle leak caused major framing damage in the crawl space- water entered between the siding and brick and down the wall. The lower section of the downspout should always be larger than the upper section. There may be leaks at the fasteners and seams. Check for corroded sections- especially with older copper downspouts. Clogged gutters and downspouts make these leaks worse.
FAIL # 6: Clogged sub-surface drains:
Sometimes all that can be seen is some erosion near the downspout. When the sub-surface drains clog the run-off typically overflows at the foundation areas. Because this can be difficult to see, the damages can be catastrophic over the years. Homeowners can test their downspouts drains by slipping a garden hose into them at full pressure for up to 5 minutes- try to find where the drain exits. The water should not overflow. Clogged black corrugated drains usually cannot be fixed or snaked- I'm seeing they have an 8 to 15 year life expectancy which is not good. I recommend upgrading with PVC pipes that do not easily break, clog or compress and they can be snaked-- these are lifetime products and well worth the minimal extra material and labor cost.
FAIL # 5: Missing splashguards at roof valleys
A lot of water collects a the roof valleys and heads toward the gutters at high volume and high speed. Splashguards help to prevent overflow and directs the water back into the gutters. The photo above was taken of a house with an expensive roof and gutter system. Overflow at the valley caused major structural damages to the main level and finished basement.
FAIL # 4: Missing, damaged, mis-aligned, and disconnected downspout drains
Any one of these is bad bad BAD for your foundation! I find these at almost every house I inspect. A little prevention goes a long way with roof drainage. Sometimes these fails can be very subtle or hidden by shrubs-- inspect these connections carefully.
FAIL # 3: Gutters, gutters, gutters!!
Trees over or near a house often create maintenance issues for the gutter system. Arborists should be hired for regularly trimming at houses with trees in close proximity. Old asphalt roofs shed granules which can also clog gutters. Clogged gutters overflow and damage the siding, trim, and foundation areas. Gutters should be cleaned in the Spring and Fall, sometimes more than once a season depending on the conditions. Check out this excellent article on gutter guards by Tim Carter: https://www.askthebuilder.com/gutter-protection-vs-gutter-cleaning-cost-analysis/
In most cases gutter installation is an art best left to the professionals. Gutters should slope adequately toward the downspouts but not too much or they will overflow. Special flashing is required where gutters terminate at walls and the gutter should always be spaced 1" from the siding. Loose gutters will allow water to damage the trim and framing behind the gutters.
FAIL # 2: Defective rain catchment systems
There are a lot of DIY and amateurish rain barrel systems out there. I am seeing that over 90% of them are creating big issues for the homeowners. Usually they don't have a very good overflow system (what happens to the water when the barrel fills?). In the example in the photo the finished room at the other side of this barrel needed to be fully gutted.
FAIL # 1: Missing gutters and downspouts
Even small sections of roofs without gutters can cause oversized damage to the home. Gutters and downspouts are really inexpensive compared to the damages that improperly managed roof drainage can create.
In Asheville rain catchment systems are a popular and eco-friendly way to capture and use rainwater- primarily for irrigation. The main advantages are that the water doesn’t contain chorine/fluorine added by county treatment plants and the homeowner can reduce their public water consumption and expenses.
Unfortunately most of the installations that I see while performing home inspections in the Asheville area are defective and can, if left un-repaired over many years, cause structural issues, water penetration, mold, rot, and air quality issues in the crawl space/basement. Before installing a rain catchment system homeowners should understand that they are modifying important components of the house drainage system- the downspouts and sub-surface drains- which are designed to protect the home from water damage. It’s not enough to run downspouts into a barrel because they will inevitably overflow during big rain events. Improperly installed systems will negate any water savings by causing expensive foundation repairs which is why a licensed landscaper and/or a rain catchment specialist should install these systems. Owners of these catchment systems should budget for regular maintenance and repairs and they should inform gardeners/maintenance workers, and renters/occupants about how the system works so they don’t move or damage the components.
The picture was taken at the Asheville Earth Fare at the Westgate Mall (a local institution and one of my family’s favorites).
According to the most recent U.S. Census Bureau's data, an American's median net worth at age 70 is $225,000, but excluding home equity that number drops to $69,000. As the graph shows, Home Equity is, by far, the largest contributor to our net worth across all age categories.
This is why Buying, Selling and Maintaining a home are the most important financial decisions we make in our lifetime.
A house is a sanctuary and can also be a vehicle to real wealth if we take care of it. Unfortunately homes with undiscovered issues can lead to financial calamity. For example, un-checked water penetration and structural issues in a finished basement can lead to repairs in the 6 figures (quite common in our area). These costs could wipe out a homeowner's entire retirement savings.
Beyond considering location, valuation, timing, and cash flow Americans should consider the 3 Don'ts of Real Estate to enjoy the full financial benefits of home-ownership and minimize risks:
The 3 Don'ts of Real Estate:
Before buying or selling a home, or letting another year go by without a maintenance inspection, a home owner should hire a qualified Home Inspector to prevent and anticipate expensive issues When it comes to an objective and knowledgeable evaluation of a house, the independent Home Inspector is the homeowners best ally. Not all home inspectors are the same-- a good home inspector has real renovation and construction estimation experience and can recognize the difference between easy fixes and costly repairs.
Once defects are discovered, the home owner should work with a qualified general contractor to help prioritize, budget and to generate a repair plan.
It's hard to put a price tag on the enjoyment we get from our home but statistics also show that more than any other asset class every dollar and drop of sweat invested in our homes will pay us huge dividends later in life, especially for those that buy, maintain and sell well.
Owner of Builder Buddy Home InspectionsRSS Feed
An Asheville area Real Estate Agent and Home Inspector tackle the question