WE do Inspections in Central Florida

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

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.