No Home Inspection is Complete Without Time Well Spent in the Attic

If you’re in the market for a new home, it pays to have a home inspection company that isn’t afraid to peek into the dark corners where others may fear to tread, such as crawl spaces and attics. A detailed inspection of an attic can answer some critical questions about the home: How much and what kind of insulation is present? Is there adequate venting? Could there be hidden roof leaks? What about unwanted critters and wood-destroying insects?

The certified professionals at A-Pro Home Inspection perform complete 500-point inspections, so every accessible nook and cranny of a home, including the attic, gets a thorough examination. Here’s what you should expect from the attic portion of a home inspection:

Insulation: The inspector reports on the type of insulation (blown-in fiberglass or cellulose insulation, rolled or pre-cut fiberglass batt insulation), note its depth and thickness, and point out defects. These may include lack of insulation; double layer insulation compressed to the size of one layer; insulation blocking attic vents; improper installation; gaps, disturbances or unevenness; and flattened or dirty insulation that drastically prevents it from blocking the flow of heat.

Venting: A home stays cooler in the summer by expelling trapped solar-heated air, which translates into greater comfort and cost savings. A well-vented attic in winter prevents roof warming, which leads to the formation of destructive ice dams. Further, extreme summer heat in a poorly vented attic can cook shingles and roof sheathing, cutting short their intended life spans. Your home inspector will check to see if there is a proper balance of correctly placed intake and exit venting designed to keep the attic close to outside temperatures. This will help prevent high moisture levels that can damage roof and attic wood structures, harm roof decking, spur mold, and mildew growth, lead to paint failure, invite wood-destroying insects inside, and other concerns. An attic should have at least one square foot of ventilation for every 300 square feet of attic, according to the Federal Housing Administration. The home inspection will include an evaluation to determine if attic venting is present, the type of venting and if it’s performing as it should. Evidence that there may be inadequate attic venting includes shingle deterioration, mold, and mildew in the attic, wet insulation, excessive attic heat, and condensation on sheathing and rafters.

Framing: The home inspector will check exposed framing in the attic for signs of rot, damaged sheathing, sagging or bowing, and the general quality of the framing construction, which may give hints about the rest of the home’s skeleton.

Water Leakage: During the attic inspection, special attention will be given to areas that are prone to water leakages, such as around skylights, roof vents, and chimneys. It is not uncommon to find decaying sheathing, mold, and rotting wood where water penetration has occurred. Signs of a roof leak include water stains on roof sheathing, venting pipes, and framing, as well as matted insulation. Use of a moisture meter can assess the extent of the problem.

Pests: Finally, the inspector will check for signs of squirrels, bats, birds, rats, raccoons, and insects that can cause severe damage to a home, pose a health risk, and scare the living daylights out of you if one happens to jump on or fly by the breakfast table. Ripped screens, holes, nests, droppings, and evidence of chewed wires and wood will be noted in the inspection report.

Inspection of a home’s attic is just one part of an A-Pro 500-point inspection. To schedule a home inspection, call 1-509-731-4992 or visit here.

Bathroom Checkups—An Important Part of a Complete Home Inspection

For many home shoppers, a well-designed bathroom with ample space and modern embellishments is sure to attract a great deal of interest. After all, it’s one of the most frequently used rooms in a house. A recent survey found that over a lifetime, the average person spends more than two years in the bathroom. This translates into roughly 200 days in the shower and more shampoo than we care to calculate. It’s why a certified home inspector, like those at A-Pro Home Inspection, will take the necessary time to visually and operationally examine all aspects of this vital room, including countertops, flooring, walls and ceilings, toilets, tubs, shower compartments, cabinetry, vent fans and ductwork, and windows.

Don’t expect your inspector to make judgments about the outdated wallpaper or purple paint you dislike. That is beyond the scope of a home inspection. So before you become dazzled by sparkling stainless steel faucets and mosaic ceramic tiling, you’ll want to know about any problems with the bathroom that could cost you money down the road.

Here are four common ones found by A-Pro Home Inspectors:

Leaks:

Water is a home’s worst enemy, and nowhere will you find more water issues than in a bathroom. Your home inspector will check for signs of mold or mildew, report on the condition of the toilet seal, examine the tub and shower caulking, test faucets and the shower head for drips, and look at all surfaces for signs of water stains or dampness—a sign there may be leakage hidden behind walls and the ceiling. Carpeted bathrooms pose an even greater concern. The home inspector will check the carpet pad for moisture that can accumulate due to shower steam, water splashes, and a leaky toilet. Your inspector will advise you of the importance of regular cleaning of bathroom carpets to remove the presence of mold and urine.

Drainage/Water Pressure:

After running water, the home inspector will observe if the sink, toilet, and tub/shower are draining properly. Debris such as hair, dirt, paper towels, etc. can clog internal plumbing, restricting water flow. The inspector will also determine if there is adequate water pressure when fixtures are run at the same time. Severe water flow issues may be an indication of blockage in the main sewer line to the home.

Toilet Troubles:

The home inspector may report on a number of toilet problems, such as poor connection to the floor, cracks in the bowl or tank, a continuously running unit (which can damage the pump and cost homeowners’ money in high water bills), a failed flapper seal (which can cause leakage), and toilets that fill too slowly or take too long to flush.

Exhaust Fan Problems:

A Properly functioning bathroom exhaust fan is a good way to remove steam and odors, while preventing corrosion of hardware. The inspector will make sure the fan exhausts to the outside rather venting to the ceiling, attic or other room; examine the unit to determine if seals are tight and that is has been correctly installed; report on evidence of moisture or condensation associated with the fan; test the unit’s flow rate; and ensure that outside dampers are working.

Inspection of a home’s bathrooms is just one part of an A-Pro foundation-to-roof 500-point inspection. To schedule a home inspection, call 1-509-731-4992 or click here.

Home Buying 101 – Get a Home Inspection

When the purchase agreement is accepted, you usually have a limited timeline, as outlined in the agreement to complete the home inspection process, generally 5-10 days. If home inspection repairs are necessary or desired, then notify the seller of any unsatisfactory results. 

There can be other parts to a home inspection, including sewer scope inspection, termite inspection, well inspection, septic inspection, mold inspection, swimming pool, radon testing, and more. Depending on the property, the market and your experience in home buying, you may want all but at the very least a comprehensive home inspection. 

The A-Pro Home Inspector in Yakima provides the following, and much more:  Yakima home inspectors in my area

Comprehensive 500-point inspections – the foundation to the rooftop
Easy to read, hardbound reports – delivered in 24 hours
A balanced assessment – uncover strengths as well as areas of concern “No Further Evaluation” guarantee hiring A-Pro means no follow-ups needed
“If We Don’t Report It, We repair it” guarantee*see terms.
Free foundation level survey at your request with every full inspection a $150 value
A-Pro delivers the best value in home inspection
Strong communication and thorough follow-up

How Much Do Home Inspections Cost? Costs for home inspections vary, depending on the size and type of property as well as the number, and types of services performed.  Expect to pay somewhere around $300 -$400 depending on the services needed, and the total square footage of the house. 

As-is Sales and What if the Seller Refuses to Make Repairs?  If you’re buying a house as-is, that means that the seller is not making any warranties about the condition of the property.  However, that does not mean the seller will not make the repair(s) or offer to reduce the selling price of the property. 

For example, a homebuyer hires a home inspector, and the inspector points out that a furnace is aging and that it should be replaced. On the other side, the seller says the furnace is only a few years old, and that the furnace is still in serviceable condition. This clash can go back and forth.

In any case, If the seller refuses to make the repairs you requested, you have a few options: 

Continue to negotiate or give them an ultimatum– if you don’t make the repairs to the furnace, I’ll cancel the agreement. Only do this if you are willing to walk away from the deal.
Accept the property, knowing that you make the repairs yourself.
Terminate the contract – you are within your rights to have a home inspection , and with the report, you also have rights the right to terminate the contract as long as it’s done within the timeline specified in the purchase agreement.
Renegotiate the purchase agreement.  In many cases, the buyer(s) can use the inspection to renegotiate the purchase price. If there are any undisclosed problems found during the inspection, then it is perfectly acceptable for the buyer to request that the seller repair the item(s), reduce the selling price or ask for money instead of completing the repairs.  Getting the seller to do the repairs is usually completely out of the buyer’s control.

Contact your A-Pro Home Inspector in Yakima for further details or pricing for all your inspection needs. Call NOW at 1-509-731-4992.

Four Ways a Home Inspection Can Save You a Ton of Money

Four Ways an Yakima home Inspection Can Save You a Ton of Money

If you’re like many people navigating the housing market, you’ve seen your share of the good, the bad, and the ugly when scrutinizing potential candidates for your dream home. So when you finally view a property that meets everything on your “must have” list, there can be a tendency to prematurely proclaim, “Done deal! Where do we sign?”

Our advice: Take off the rose-colored glasses and call an experienced home inspection company. A comprehensive, 500-point third-party visual examination of the home’s major systems will give you a complete picture of what you’re getting into, without your emotions getting in the way.

With a detailed inspection report in hand, you can make decisions with confidence and avoid unwanted surprises before you mount the family “Home Sweet Home” cross-stitch above the mantle. Here are four areas (there are many more) that demand the expertise of a certified home inspector:

Roof: Roof repairs can put a significant dent in a homeowner’s wallet, while a new roof—depending on the material used and complexity—can end up costing many thousands of dollars. With this in mind, your inspector will assess the roof’s age, condition, and if immediate repairs or replacement is necessary. Missing or damaged shingles (loosened, buckled, curled, etc.), inadequate chimney flashing, and other problems will be noted. Further, an inspection of the attic may reveal water stains on walls and wood supports, evidence of roof leakage.

Plumbing System: To the untrained eye, a plumbing system may appear to be working fine. But don’t trust your instincts alone when water—a home’s worst enemy—is at work. A burst pipe that causes significant flooding can bring astronomical restoration costs, or, in worst cases, leave the home uninhabitable.

Your inspector will check interior water supplies and distribution systems; interior drain, waste, and vent systems; water heating equipment; and other plumbing concerns. The home inspector will also report on the type of interior plumbing materials (e.g., older galvanized pipes can release harmful lead as they erode), water heating materials, and location of main water and fuel shut-off valves.

Sewer: Damaged and clogged sewer lines can nail homeowners with unpleasant surprises: backed-up water and raw sewage in the home, a significant rise in sewer bills due to a leak in the main line, and budget-busting repair and replacement costs. Even without digging, an inspector can identify signs of sewer line issues. These include standing water in the yard, sunken grass or lush patches, backed-up water from a toilet or drain, slow drains with gurgling noises, and sewer gas odors.

While not part of the main home inspection, some companies, like A-Pro, offer a “sewer scope” service. This entails inspecting the main line by inserting a small camera to check for tree roots, hairline cracks, holes, pipe separation, pooling water, heavy grease buildup, and corrosion deposits (scaling) in cast-iron pipes.

Electrical System: Faulty or outdated electrical wiring poses a double threat—thousands of dollars in replacement costs and a severe shock and fire hazard. Often in older homes, the inspector will find amateurish and inconsistent wiring, or dangerous knob and tube wiring that should be replaced.

Among other things, your home inspector will visually check the service drop; service grounding; service main disconnects; service entrance conductors, cables, and raceways; the many components inside the service panel; the quality of workmanship inside the service panel and subpanels; overcurrent protection devices; lighting fixtures, switches, and receptacles; and ground fault circuit interrupters and arc fault circuit interrupters.

The above represents only a small part of an A-Pro 500-point home inspection.

To hire a certified local A-Pro Yakima home inspector, call 1-509-731-4992.

Brick Exterior Inspections…Ask Your Home Inspector in Yakima
about These Four Common Problems

If you’re in the market for a new home, it’s easy to be dazzled by features that have instant curb appeal, such as brick exteriors. What may appear as perfect masonry work, though, may present problems that bear a much closer examination.

At A-Pro Home Inspection, our inspectors have years of experience at pointing out apparent defects and reporting on hidden problems in brick exteriors. Here are just a few examples:

Spalling: This is another word for flaking, a sign of water damage to brick. When water gets trapped inside brick (sometimes due to use of non-breathable sealants), the freeze-thaw cycle puts tremendous pressure on the structure, resulting in cracks and then unsightly—and potentially expensive to replace—spalled brick. Further, the impact of water on brick, often the result of poor drainage, consistently wet soil, or bricks placed at or below grade level, can erode surfaces over time. In cases where bricks show significantly deep crumbling, the stability of the entire structure may be at risk—a condition that will be noted by the home inspector.

Bulging: The home inspector will note bowed or bulging walls—another indication that the forces of water are at play. Dry clay-fired brick, for example, will expand as it absorbs moisture. In severe cases, bricks will become dislodged. A lack of sufficiently sized expansion joints may leave no wiggle room for the wall, resulting in outward or inward movement. Further, water can rust and weaken the ties that secure brick to a wood structure.

Efflorescence: This is a fancy word for the white, powdery substance often found on brick. While the substance itself (salt left over from evaporated water) poses only cosmetic concerns, the home inspector will note that its presence signifies a far more serious issue. Efflorescence indicates that there is a great amount of destructive water pressure at work, pushing the efflorescence to the surface and potentially causing the porous brick to spall or break apart over time. Additionally, when the brick wall fails to dry properly, it is highly likely that the structure is plagued with drainage issues, which the home inspector will call out in the report.

Cracked and Missing/Decaying Mortar Joint Sections: Cracks, particularly diagonal ones, can compromise the integrity of a brick wall and provide tell-tale signs that even bigger problems may lie ahead. Due to typical brick wall aging, many homes will show mortar joints that will need to be tuck-pointed. Your home inspector will highlight these issues in the report.

Inspecting a home’s exterior is just one part of an A-Pro 500-point home inspection. To hire a certified local A-Pro home inspector In Yakima WA, call 1-509-731-4992.

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