Let's Go Home Inspections

02/02/2017

Stucco is an important wall covering that if not installed or maintained properly can wreak havoc on a home. This instance was poor installation, but sealing cracks as you find them is a good maintenance habit.

01/17/2017

Occasionally I come across AC condensers that are installed directly on the ground. Good installation practices state that the condenser should be installed and securely attached to an elevated pad.

When a unit is installed directly on the ground it's subject to accidental movement and deterioration. Accidental movement can stress refrigerant lines. When refrigerant lines are stressed they are susceptible to leaking. Leaking causes a unit to not work properly and can be expensive . The average unit holds several hundred dollars in refrigerant

The compressor inside the condenser is required to be mounted in a level position for proper operation as well.

When this condition is present, I'm sure to note it on your inspection report.

01/14/2017

Today's Helper on a re-inspection !!

12/09/2016

Winter pre-listing inspection special $295
Valid on inspections booked on or before 1/31/2017

Benefits of a Pre-Listing Inspection
It allows you to see your home through the eyes of a critical and neutral third party.

It alerts you to immediate safety issues before agents and visitors tour your home.

It may alert you to items of immediate concern, such plumbing or roof leaks, dated equipment that is at or very near the end of its useful life, such as air-conditioning components and water heaters.

It permits you to make repairs ahead of time which can afford you the time to be more discerning on costs and issues won’t become stumbling blocks after a contract has been written.

You have the time to get reasonably priced contractors or make the repairs yourself, if qualified.

It helps you to price your home realistically.

12/06/2016

Most builders offer a 1-year warranty on a new home. Let’s Go Home Inspections will come out during the 11th month and perform a full home inspection before the builder’s warranty expires. It is really common for people to lose track of new home warranties and miss the opportunity to take care of problems that may have presented since moving in. Below is a list of items reviewed during our builders warranty inspection. If you’re coming up on your 1 year anniversary since closing give us a call, were happy to help.

Warranty Inspection Scope
• Heating & Central Air Conditioning Systems
• Plumbing Connections & Fittings
• Electrical Outlets, Wiring & Panels
• Lighting
• Attic
• Insulation
• Floors
• Windows & Doors
• Drywall, Walls & Ceilings
• Fireplace & Chimneys
• Roofing
• Gutters & Downspouts
• Foundation and Exterior Wall coverings
• Appliances, for operation

11/08/2016

Cast Iron waste lines are quite popular in the Tampabay area. The material isn't used any longer and has since been replaced, by PVC, in modern construction. If your house was built prior to 1970 there is a pretty good chance you have some. It's life expectancy is often quoted as 70-90 years but in Florida, it's common for it to fail well before that. The pictures below show some that was installed in 1961 with heavy deterioration and a crack that has severed one branch of the system. Signs to look for are flaking layers, blobs of material that protrude outward and cracks. When present and visible I always note the condition of visible portions.

10/25/2016

If you're having a condo inspected and the air conditioner is on the roof, it's always advisable to contact the building manager prior to the inspection for access. Some requests take a day to process while others happen more quickly.

10/21/2016

Many homes have low sloped roofs often referred to as flat roofs. While this type of roof is common it is not without its drawbacks. These roofs often develop low spots that allow water to pond. If the spot is low enough it can collect and hold enough water that it’s difficult for it to drain. If water sits on a surface long enough, eventually it can find a way in. There are coatings that can be applied and generally these can help a bit and may even extend the useful life of the surface by a few years in some cases. You can see in the photos that both roofs pictured have had some efforts made to limit the damage caused by ponding of water. In the cases below, unfortunately the corrections weren’t enough to stop water from entering through the roof materials. When I see ponding or evidence of ponding, I’m certain to check the ceiling below for evidence of moisture intrusion.

10/15/2016

10/13/2016

A Wind Mitigation inspection is designed to identify features of your home that harden it against events like tropical storms or hurricanes. The results of the inspection are submitted to your insurer and can result in discounts in your insurance premiums. Not all homes qualify for all available discounts and in some cases a home may not have any features that qualify for discounts. The inspection can also be used to identify areas were improvements can be made which can result in a safer home during high wind events. The inspection starts at the homes exterior. This portion of the inspection identifies your homes roof shape characteristics and features such as impact rated widows and shutters. The remainder of inspection takes place in the homes attic. This portion identifies characteristics of your homes construction methods. All the information is compiled into a report that can be emailed to your insurer. The inspection is reasonably priced and takes roughly an hour to complete. The inspection is valid for 5 years, so any premium discounts your home qualifies for are often substantial when viewed over the 5 year period. Because homeowners need to be present during the inspection, mainly for access to the attic, I often schedule these inspections in the evenings or on the weekends for convenience of the occupants. We proudly serve Pinellas, Pasco and Hillsborough. If you have any questions or would like to have your home inspected for its qualifying features, give us a shout were happy to help!

10/13/2016

Live bats in one of today's attics !

10/11/2016

Zinsco and Sylvania electrical panels were popular in the 60’s and 70’s. Throughout the years there have been a higher number of reported failures when compared to other manufactures. Fast forward to today. If this type of panel is present in your home, one could argue that it has stood the test of time. A quick google search will return pages of reasons why this panel should at a minimum be evaluated by an electrician before closing and replacement will likely be recommended. When this type of panel is present in a home, in most cases, it is an insurance concern so it is always recommended that you check with your insurer about their specific policies. When inspecting a home and this type of panel is installed, I’m usually back at the house a week or so later to document the installation of a new panel. I’ve included a few photos of what they look like so while you’re house shopping you may be able to spot one. If you do spot one, don’t be discouraged, I see them replaced all the time prior to closing.