WE do Inspections in Central Florida: Steve Edmonds (WE Home Inspections, Inc. - Serving Oviedo & Central FL)

Thermal Imaging or IR or Infrared are different titles for the same process.  The Infrared spectrum of light is just outside of human range and paradoxically provides more "sight" than any human could hope for.  Utilizing the density and reflectiveness of materials, IR combines temperature differences with standards for heat transfer to calculate and the visually represent the thermal heat images of most materials. 

Wow that sounds neat! But what does that mean for the realtor and consumer?  If knowledge is power than thermal imaging is currently the most important tool in the industry.  I talk a lot about disclosure and the fact that knowledge of a property far exceeds the condition of the property.  You can fix a roof, or a leak, but repairing a relationship is much more difficult and many times more costly.

Thermal imaging saves everyone time and money.  One scan of a house gives the realtor the knowledge of what needs to be disclosed.  In the lucky event that no defects are found, the confidence in that property is much higher than the one that has been looked at by a dozen inspectors without the benefit of an IR camera. In the event that you find multiple defects, you now have the power of disclosure.  Force the homeowner to make the repairs or quit wasting you and your client's time.  There is plenty of supply out there.  Worried about how that foreclosure has decayed while sitting for more than 12 months?   If you combine an InterNACHI inspection agreement with the accuracy and insight that IR provides, then you have almost eliminated your liability all together.

Ultimately the person that benefits the most is the client.  Never before have inspectors been able to examine and identify potential problems with this kind of accuracy.  The piece of mind and surety that comes with an infrared inspection is second to none.  It's not "X-ray" vision but it certainly allows me to "see" through walls.  Identifying water intrusion and leaks, finding electrical hot spots, scanning condenser units for irregular fluid flow, and discovering energy leaks and deficiencies are just a few of the advantages.  A great video on the advantages to the consumer can be found here.

If you are looking for the most comprehensive inspection possible, then make sure that your inspector is certified and carries an infrared camera.

Can you see what I see?

Steve Edmonds

In today's reality of working twice as hard for half the money, time management is more important than ever.  Proportionately, time management is more difficult with the increase in business labor.  Central Florida has been hit extremely hard by the housing crash and by extension the home inspection market has not fared too well either.  Like most professionals in our industry, I find myself seeking as many alternatives or opportunities as possible to market and keep my market share.  Subsequently, attention to previous projects (like ActiveRain) suffers for the lack of time resources.  Allowing the reduction of attention to producing projects is not a smart business move.  However, not utilizing the networking opportunities presented is equally detrimental.  Thus, one has to become more.  This is why your parents told you adversity builds character.  Finding the way to increase your attention to marketing while doing the regular business activities is what defines success or failure in markets such as these.  There is no set tool, secret, organization, or system for making this occur.  The only constant in any workable solution is discipline.  Find the management tool you are most comfortable with and make a 100% commitment to utilizing its incorporated devices.  For some it's the old fashioned written organizer. (My wife uses Franklin).  For others, the organization and regimentation can be facilitated by electronic organizers, phones, PDA's.  The extremely fortunate will have a highly regimented and anal retentive assistant that can handle their own particular personality quarks.  Then there are those like myself that have an iPhone, Outlook, two written calendars, and several scraps of paper that precariously balance the load between a couple of businesses, some community activism and a surprising amount of family events.  I am learning to schedule my blog writing, posting and monitoring of several networking sites, but I am sure I will always find time management troublesome.

Steve Edmonds

For those of you not used to Florida's seasonal rain fall, this may be a soaking experience.  For the first time in many years we are finally experiencing the afternoon showers and thunderstorms.  Florida has been in a water shortage situation for several years.  Part of it is due to recent years' lack of soaking rains.  Unfortunately, more is due to usage or consumption, poor planning, and lack of viable recharging areas.

But, Steve, Florida is surrounded by water?  Sure it is,... salt water.  Salt water intrusion into our aquifer is one of the primary causes of our water shortages.  When the aquifer is low, the underground plumbing becomes available to saltwater entering through a wide variety of sources.  This of course taints the over-all freshwater that is available.

OK back to the rain.  With all of this rain we should see some relief?  Unfortunately, that will not be the case.  Storm water management is usually centered on diverting the water and channeling it away from the communities.  This means systematic diversion away from the ability to recharge the aquifer.  Much of it is diverted ultimately back to the sea.

Still, there is enough water that is produced through rainfall to sustain the state if it were properly managed and conserved.  In my county the Seminole Soil and Water Conservation Board is an entity that is trying to educate on water conservation.  Most counties and cities around the country have at least one government entity that can be used as a source of information.  With the green movement building solid momentum, now is an opportunity to focus on using conservation to an advantage.

Three great ways to conserve are:

Flow regulated fixtures for showers and toilets.  New technology has gallons per minute way down without the loss of pressure performance.  I know that I can't stand a weak shower, but my new shower head uses 1/3 the water and performs better than my old one.  Toilets have gone from 2-3 gallons a flush to 1.4.  Not only do save water....you save money.

A sometimes HOA controversy is the use of cisterns or collector to catch rain and re-use for irrigation or washing or even flushing.  These devices can range from complicated tanks and pumps to a simple rain barrel.  Approximately 6000 gallons of water will fall off an average roof in a regular afternoon storm.

Finally, another HOA controversy that has been worth fighting is the idea of xeroscaping or water wise yards.  Around my neck of the woods, the fight has been settled in most cases with adopting variances to lessen to use of St. Augustine grass and allow for large areas of landscaping that utilize native and drought tolerant plants.  It allows for less water to be wasted on keeping a lawn green.  Because native plants are used, there is less need for fertilizers or pesticides.  This is my personal favorite because it allows for keeping ascetics - not concrete lawns and gives flexibility for some creative uniqueness in each yard and most importantly saves water.

Just because it's raining, it doesn't mean we are saving water.  We will always need and welcome the rain.

Steve Edmonds

Chippendale Railing is an old Georgia term associated with a type of pattern worked into the crafting of handrails for all sorts of applications.  When time allows I like to continue my education by working with skilled trades people.  Last week week I had such an opportunity.

When I arrived, Paul had a majority of the old rotting railing removed from a small sized dock in the middle of Winter Park's chain of lakes.  Paul Wilson is a long time friend and Master Carpenter.  In his field for over 25 years, he has done it all when comes to residential buildings.  I stepped up to the dock and was instructed to observe the previous work on the main house that we were going to match on this project.  Paul Wilson Carpentry, Inc. did the reconstruction of  the entire rear facade off the building five years prior.

The neat thing about this pattern is that it adjusts to the spans it has to cover.  That means that each panel is hand cut to maintain the over all "look".  LOTS of cuts and coordinated measuring and the careful use of a finish nailer, combined with skills that are hard to find create a unique pattern that enhances any property.

Once the initial pattern takes form, it gets a little "easier".  Five and half panels and a small gate later, the new railing was complete.  The painter will finish up in the next day or so.

I really enjoyed working with Paul on this project. Its nice to help create something from nothing.

Steve Edmonds

Number 10:  Let the Inspector do his job.  I don't mean stand aside and not participate or ask questions.  I mean let the inspector do their routine.  I make most of my mistakes when people pull me over to "check this out" real quick.  Have your list of "can you take a look..." ready.  If the inspector does not cover the issue, ask about it when the routine is done.

Number Eight:  Talk to the neighbors to gather any history you can on the area and the house.  When was the last major storm?  Do you remember seeing regular service vehicles?  Did you ever see the old owners working/maintaining the house?  Share your intelligence gathering with the inspector.

Number Seven:  When you book the inspection, provide the inspector with your disclosure and information sheet.  Many times agents will guard this information as a litmus test for the inspector.  The fact is that most people will only disclose what they feel they must.  The clues that are in the disclosure will help the inspector perform a more comprehensive evaluation.

Number Six:  Encourage the seller to be somewhere else.  A proud owner can be a huge distraction to an inspector.  The chance of misdirection and omission is amplified by a chatty homeowner trying to be helpful.

Number Five:  Be aware and educated as to your regional concerns.  For example, in Central Florida, you should be concerned about roof construction for wind storms; aware of polybutylene in homes built in the 90's; and concerned about Federal Pacific Energy components (mains and circuit breakers) for any house built before the mid 70's.

Number Four:  Research the history of the house, its renovations, and particularly the builder.  Again, in Central Florida, there are a handful of builders that have earned special considerations by inspectors.  The latest builder trend includes walls and windows that do not withstand water.

Number Three:  Utilize your conversation skills on the seller.  Try and ascertain the type of maintenance that may have been performed on the house.  If the seller is a single traveling business person that was hardly at home, then you have two distinct possibilities.  The house will be maintained impeccably or not at all.

Number Two:  Have a set list of specific questions to ask the inspector at the end of the routine.  This is different than the "check this out" list.  This is a list that you will create, edit, and adjust on a regular basis.  You should ask the same questions at the end of every inspection.  They should include questions on typical service.  ie.  "When was the last time the septic was serviced?"  The inspector obviously will not know, but it will force the question of the owner or their agent.  It will also let you know if the inspector has considered that component.  Finally, it can be used as a simple test - especially if the property is on public sewer service.

Number One:  Regardless of state laws or requirements, be sure that your inspector is qualified through state licensing (if available) certifying organizations, and or accredited schooling.  NACHI certified means that the inspector has passed an industry standard test on a yearly basis and continues education at a rate of 24 credit hours per year.  Other organizations exist - be sure they have national standards and continuing educational components and requirements.

Following these ideas will help you continue the premise of the Active Rain organization which is to provide collaborative, helpful, and positive information.  By doing so, you will also create the maximum disclosure that helps find the win/win situation you are looking for.

Steve Edmonds

To inspect means to observe.  Anyone can observe or inspect anything.  It just so happens that I have had training and practice looking for clues and indicators that lead me to observe more of the picture than most people.  That being said, there are some things that anyone and everyone should be on the look-out for.    Disclosure is the name of the game and if you can provide the knowledge, you wield the power of negotiation. 

As an agent, building a rapport and providing professional knowledge is crucial to repeat business.  From time to time, when the opportunity arises, I will be posting  "Things Anyone can Inspect" to help you recognize when a problem might need to be disclosed or discussed.

 I recently traveled to DeLand, FL to do an inspection on a mid-5o's concrete block home that had multiple "additions" in subsequent years.

This shows a trim piece designed to hide the seam in a plywood roof for an open air carport.  Notice the water and rust staining around the trim piece bowing off the ceiling.......  There has been consistent moisture in a place that should be dry.

  This shows what happens to lapped siding when it's not properly sealed off.

Time to call a WDO expert (wood destroying organism) and know that you have water intrusion/damage in the roof system.  Also be prepared to vacate any of squirrels, rats, birds, coons, that may have decided to seek shelter.

Ditto, ditto, ditto, and add careful evaluation of electrical system due to improper use of extension cord.

A piece of delaminated plywood used for the front siding - that is below ground level (no wood, siding or trim should be touching earth).

These are just a few from this dream home that sold for 30k cash.  Both buyer and seller seemed happy.  As long as everything is disclosed........any deal .......can be a win/win.

Steve Edmonds

Swine Flu!  Has it been overplayed yet?  After spending a week feeling like its possible that I might have such a horrible illness, I found myself with more "office time" than I expected or wanted.  Frankly, I have spent way too much time on a keyboard and not enough time on a surf board.  The weather is outstanding and I am stuck inside fighting off the funk.  So, I decided to work this on-line presence hypothesis. 

You see I was beginning to get discouraged.  I thought that I had put together some pretty good posts (for a newbie) on relevant subjects.  I saw my points and ranking increase, but did not see much in the way of response or conversation.  While I was looking at my zero counts for replies I decided to do a check-up search on my primary website.  Now to be clear, I have started out focused on increasing my search ranking in a specific market - Oviedo, FL.  I almost fell out of my chair when I saw the results. (The seem to fluctuate - but page 1 is better than page 10)  It does indeed WORK! And it works well!

I am not ready to write my Active Rain success story just yet.  I need to duplicate those results for my surrounding areas and especially the larger Central Florida market.  For now its sprinkling, there is much more work to be done to bring the deluge.  It's nice to know that the ROI is a proven thing.  Like anything good in life - what you put into it is what you will get back.  Thanks again to Russel Ray out of San Diego for introducing me to this opportunity.

 Steve Edmonds

WE Home Inspections, Inc.

Wind Mitigation is a system for providing insurance discounts or credits for home owners that have certain design and building features.  Or, you might have heard of the My Safe Florida Home Program (MSFH) which is similar but in reality different.  The confusion is equal in all sides of the equation.  From law makers to consumers and agents (real estate and insurance) and inspectors in-between, few people have an understanding of the topic.

This is what I have learned so far..............perhaps you will have something to add.

MSFH is/was (State Legislature to determine) a grants run program for the specific purpose of helping Florida home owners strengthen their homes against a wind storm.  The state designated a small number of individuals to inspect conditions of homes that were selected from grant petitions.  There is a six page report to document needed updates and the homeowner may be awarded grant monies for the upgrades.  The program has awarded way more cash than expected and several interests would rather see it go away.   The state has long since discontinued offering the coveted designations for providing MSFH inspection.  There is, however, a wind mitigation course offered by the University of Florida, the program MSFH accepts as an approved (only for the MSFG program) inspector.   Otherwise it is simply a class for continuing education that no way implies certification or qualification.  MSFH officially ends June 2009 and has not awarded any grants for some time.  They will service existing applicants until June of 2009.

Born from the attention to wind safety is another Florida state form called the Uniform Mitigation Verification Inspection Form or OIR-B1-1802 for short.   This form is a two page check list that helps underwriters determine credit points for deduction of premium on home owners insurance.  It consists of a standard roof inspection, attic inspection, and window evaluation.  Somehow, someway   this process has become befuddled with the MSFH confusion.  (If anyone knows how - please share).  All of a sudden underwriters are changing or "deciding to enforce" qualifying guidelines for approved "wind mitigation inspectors".    I now have difficulty knowing if any given carrier/underwriter will arbitrarily decide that I am no longer approved - there is no real standard.  Guidelines, again, improperly borrowed from MSFH standards that list General Contractors, Engineers or Architects, Municipal or County Building Inspectors, or accepted qualified inspector. (to be determined by underwriter or agency) as the approved requirements.  Offering, suggesting, or advertising a wind mitigation inspection is a risky situation at the moment.  It could add value for a seller.  It could save the new home owner hundreds on yearly premiums.  It might avoid a potential hazard.  When used, it does help insurance agents service their clients.  

The situation is very Zen like for me. On the dark side, I have faceless risk managers that will never give me a chance to verify my abilities and disrupting existing relationships.  On the bright side, I can service agents and companies that know they can rely on my service and expertise and provide their clients with money saving service at a reduced rate, moving them ahead of the competition.   Home Inspectors will generally not charge near as much as a GC or PE or the like and getting a city inspector has its own special complications.  Given the housing market in Central Florida, this has been a nice way to put bread on the table and help consumers out.  It is a win/win except for those larger companies having to give the discounts. 

Maybe I just answered my own question.

  Steve Edmonds

Taste of Oviedo is an annual sampling of local offerings.  Boy did I miss the boat. Had I been in my "marketing mode" a few weeks earlier I would have jumped on the number of opportunities that I just missed.  Fortunately, I got to take advantage of the best opportunity and spent the day with my family.

The Taste of Oviedo has been an annual event now for fifteen years running.  This used to be a small sampling of tarps on a back street.  The festival has now grown in size and reputation to be able to fill my favorite new shortcut - Oviedo Blvd.  Exhibitors on both sides from one end to the other complete with a "food round-about" and reasonable section for kids activities.  This was the first time the Taste was held here.  It had out grown its back road status years ago and the extra space made walking through with the radio flyer wagon a breeze.  Of course there are always crowds around the food.  There were finally some new food samples to be had and sadly a few that will be missed.   All in all a great way to get exercise and spend time with the family.

Now, had I been thinking, I would have teamed up with a few other professionals.  Let's say an appraiser, an agent, and a mortgage broker to go in on the cost of a tent for the day.  Thousands of walk-bys occurred.  The larger agencies had the right idea with a tent, but not much in drawing the crowds in.  They were most likely going for the name recognition points.  There are two big functions a year for Oviedo - The Taste of Oviedo and Great Day in the Country.  Forming a team that can offer a one stop shop would not be a bad idea for the whole year, but it makes good sense for this kind of venue.  Covering a wider variety of services would draw more visitors to the tent.  Throwing a $25 gift card to a local restaurant for a drawing could keep the leads basket full.  And most importantly, showing the business in a positive community light will go a long way in a community like Oviedo.  The "Taste" has certainly evolved from a few food samplings to a showcase of available services, groups, activities, and organizations.  In short - it was a networkers dream.

I'll be paying attention for Great Day - although I do not think that it's set up is as conducive as the Taste.

Steve Edmonds

WE Home Inspections, Inc.

In the last post we discussed a situation that involved Polybutlylene, Poly or PB2110 for short.  In Florida, this is the grey stuff (sometimes white or blue) that makes an agent sink.  As an inspector we report the material and condition.  That is the long and short of it for us.  As an agent representing a seller with Poly or an agent explaining the facts to the buyer, your job has just become a whole lot more complicated.  My previous post was to try and discover a way to deal with this issue without causing a general panic.  I stated that education was the key to this problem.

Why is it a problem?  I mean as an inspector I have seen Poly that was 20 years old and just dandy.  My house, built in 1996 is entirely Poly - I have had one toilet fitting go so far.  Poly was used for over 50% of the residential construction between '85 and '95 in Central Florida.  That is a lot of grey plastic to have to deal with.  The truth is that this material has been recalled no less than three times in a 10 year time span.  In fluctuating climates the problems arise from expansion and contraction of the pipes and fittings.  In places like Florida the problems occur from treated water.  The higher chlorine levels actually deteriate the material from the inside out.  Moreover, a Poly leak usually is not a pin hole if the pipe goes.  Many times it will split length wise causing much more damage.   It's not just about the plastic fittings.  Finally, finding insurance for a Poly home is extremely difficult and costly.

My experience with Poly and my home inspection in Oviedo is one of the reasons I became an inspector.  I purchased my house in 2001(year of the latest recall).  My inspector assured me that the plumbing was good, easy to work on, and inexpensive to repair.  My seasoned and veteran agent who used to be a friend relied solely on the "inspector's expertise" and stated, "If he says it's good - it's good". (Please don't do this - we are human too) I discovered the whole poly problem in late 2005, ten years after the construction of my house and at the closing window of opportunity to receive federal assistance.  I, like thousands of other duped home buyers am stuck.  The reality is that I will have to re-plumb within the next ten years or before I sell.

Does it have to kill the deal?  I would think not.  So long as everyone is informed and educated as to the issues, reasonable negotiations should be able to occur to adjust for the burden of Poly.  My easiest suggestion is to obtain quotes of three reputable plumbing contractors for the cost of a re-plumb, pick the middle and knock it off the selling price or try and convince the home owner to have the job done before it hits the market.  (Much easier for the agents)

Education is the key.  Knowing the problem and how to present the solutions to the seller and buyer is the key.  You can do a search and find enough stuff to keep you busy for a few nights.  For those of you that want a short-cut - is a good place to start.  Also, remember that most of the publications and materials on Poly come from the plumbing industry trying to clear their name and responsibility and trying to find work re-plumbing houses.  I personally do not feel like dropping thousands until I absolutely have to.