WE do Inspections in Central Florida: April 2009

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.

So I figured we would get started with the taboo right off the bat.  The big rift between agents and inspectors is how to provide a comprehensive detailed report without scaring off the buyer. 

Its been my experience that at least once or twice a year, I run accross the house that makes everybody cringe.  You know the one that has great curb appeal, a fresh coat of paint, new landscaping, upgraded appliances and built in the mid 90's.  As an agent your pretty confident the first time home buyer is going to love it.  Along comes the certified home inspector that agrees with the initial assesment of the curb appeal but needs to take a look.  Over-all good shape, but the house like 50% of all houses in this time frame in this area is plumbed with polybutelene and there is a good size active water leak in the roof.

First time home buyer so they are most likely FHA - thats not going to work so well when they see the report.

In reality you are talking about 10-15k worth of damage in a depressed - as is - filled market.  The prices are already at rock bottom and the owner (the bank due to forclosure) certainly wont be making any improvements and can not lower the price anymore.

As an inspector, I can not overlook or omitt known issues or problems with the house.  I can however, stress the importance of research and knowing why things are an issue or not.  The roof leak is easy - fix it - in most cases it will be less than $1000.  The plumbing however is the delicate issue that I want to discuss.

This would be my first blog, so please be constructive with any criticizm.

I made it to active rain through my professional organization.  I am doing this in hopes of connecting with the new generation of agents in Central Florida.  That being the post boom bust generation.  I had a great deal of contacts before the bottom fell out and now.....not so much.  I know that I need to do the traditional meet and greets all over again, but before I started buying donuts and putting on "classes", I wanted to try technology out.......

So here goes,

This blog, my blog is dedicated to the art of networking and persuing the best possible service for the best price.  I have a number of service and professional contacts that I can provide once we get established.  I will be looking for any Central Florida Service Provider in the Real Estate Industry to comment, participate, or debate.  It will be my goal to provide at least one topic that requires lively or is prone to lively discussion on a weekly basis.  To be clear... that would be discussion in relation to the industry. :)

So as soon as I figure out how to invite other people to view my blog we will get started.  The first topic should be one to establish an introduction to the primary audience.  As an inspector in the Central Florida Market I have a number of questions, queries, and discussion points to help agents and inspectors understand one another.