In this difficult real estate market for Sellers, there are several advantages for having your home pre-inspected. It seems very few Sellers seem to want to spend the money, usually $300.00 to $400.00, to uncover problems in their home. These same problems are still there and they will be uncovered when the Buyer has an inspection. They still have to be dealt with. It is far better to be pro-active and control the situation. Contract deadlines put pressure on the Seller to settle, usually in the Buyers’ favor. Pre-inspections reduce the Buyers’ negotiating power. Negotiating repair issues is often emotionally and financially draining and can be a stumbling block to completing the sale of your home. Many home sale contracts fail over inspection issues.  Additionally, in the present real estate climate, Banks are far less willing to loan on a house that needs to be repaired than they were in the past. Loans that allow “holdbacks” in escrow to make repairs after the sale are difficult to find right now.

Some folks contend that it is better to be ignorant of property defects, because known defects need to be disclosed. Smart Sellers realize that this is short sighted because these defects will become known when the Buyers have their own inspection. A pre-inspection report creates good will and trust with the Buyer. Imagine the rapport you can establish with the Buyer when you provide a list of all the repairs you complete prior to the sale. A pre-inspection sets your home apart from the majority of the homes that are for sale and attract better and higher offers.

By having your home inspected before the sale, costly surprises are reduced. You have the time to get reasonable bids from contractors. When Buyers get their bids, they always go with the highest. Sellers give this credit and then the Buyers get it done for less. You are armed with the knowledge of what it truly costs. Knowledge, in any negotiating situation, allows you to negotiate from a solid position.

Having your home pre-inspected reduces the likelihood that the Buyer will have their own inspection. Buyers like to save money like anyone else and don’t see the point in wasting money on something that has already been done. My experience has been that if you share the report with them and they see that you have corrected many items and are not trying to hide anything, they do not get their own inspection. Once again, you are distinguishing yourself from the other homes you are competing with.

Smart Sellers realize that a pre-inspection offers these benefits:

• Better and higher offers
• Less time on market
• Easier negotiations
• Better financial planning
• No surprises

As you can see, having your home inspected before you list it has many benefits and no down side. Spend the money! It’s a tiny investment that you will get back many times over when your house sells.

Drainage/Grading

Missing extensions on downspouts, ground sloped into and not away from home, basement windows at or below grade with no window wells.

Decks/Porches

Missing or incorrect handrails and guardrails, missing joist hangers,  missing or wrong type of nails at joist hangers, missing ledger board flashing, deck or porch tilting back toward home, improper support, over spanned joists

Vegetation

Vegetation/mulch up against the home, trees over hanging roof

Roof

Worn roofing material, missing or damaged shingles, screws or nails coming loose from metal roofing, broken or missing slate, missing or deteriorated flashing

Exterior

Missing or peeling paint, broken siding, wood siding to close to ground, vinyl siding that has slid apart, missing or deteriorated caulking, broken or fogged glass at windows, missing flashing at material and angle changes, deteriorated drive and walkways

Interior

Windows painted shut, windows that won’t stay up on their own, misaligned strike plates at doors, doors that won’t shut. Incandescent lighting in closets, cracked plaster or drywall, load bearing walls that have been removed with improper header supporting load above

Heating

Heating system that is near or outlived its live span, improper flue connections, neglected maintenance, improper duct connections, ductwork passing though an unconditioned space with no insulation, cycling due to faulty limit switch, asbestos on heat pipes, shared flues

Plumbing

Leaking fixtures, leaking traps, use of galvanized pipe, improper material connections, leaking shut offs, leaking fittings, improper pitch at drainage lines,  water lines passing through attic or unheated garage, hot water tank failure, hot water tank venting issues, hot water tank electrical connection, missing TPRV tube on hot water tank

Electrical

Outdated electrical system, ungrounded outlets, outlets with reversed polarity, missing GFCI protected outlets by wet areas, missing AFCI breakers in homes from 2002 on, missing knockouts at panel box, double tapped breakers, missing junction box covers, improper electrical connections, missing or loose ground connections, amateur wiring, insufficient overload protection, missing or wrong type smoke detectors, outdated smoke detectors, missing or outdated carbon monoxide detectors

Ventilation/Insulation

Insufficient insulation and ventilation in attic, basement and crawl spaces.  Bath fans venting into attic space, Vermiculite insulation in attic, blocked soffit vents, boarded up basement windows,

                   Should You Hire a Home Inspector?

The experience of buying a house can be both exciting and stressful. As the buyer, you have many decisions to make. One of these decisions involves whether or not to have your dream house inspected. When people ask me whether they should have the house inspected, my answer to them is one word: ABSOLUTELY!!!

A home inspection is in many ways similar to taking an auto mechanic with you on a test drive of a new or used car. Just as cars are not perfect, no house is perfect and there are likely to be some defects or safety issues that you as the buyer will not notice on your own. A home inspector will evaluate the major components of the house and help you get to know the house first-hand before you decide to purchase it and enter what is often a lifelong commitment. A home inspector can help you determine if the house has any material defects or safety issues of which you as the buyer need to be aware. Do not be alarmed if your house has some defects or issues. No matter how well the house has been maintained, no house is perfect.

I see many defects and safety issues during my inspections. The most common and serious safety issues I discover involve amateur electrical work. While there are many home maintenance tasks the average homeowner can handle safely, electrical work is not one of them. This is just one of many instances where a trained and experienced home inspector is needed to help determine whether or not a defect exists or if you and your family will possibly be at risk.

In addition to evaluating your electrical system, your home inspector will also inspect the structure of the house, the roof, plumbing, heating and cooling systems, and other readily accessible areas of the house. A home inspector performs all these services for one reasonable fee. It is money well spent. Especially if the inspector discovers a serious safety issue like a defective furnace or a material defect that will be costly to replace like a worn out roof.

The benefits of a home inspection are undeniable. Not only will a home inspection educate you as the buyer on the condition of a house, it will identify visible defects that adversely affect the value of the house or put you and your family at physical risk. Having a home inspection done before the purchase of a house is one of the best small investments you can make in the single largest financial purchase of your life.

Preinspected Homes Sell Faster

As you know, it’s a buyer’s market these days and it’s a little more difficult to get what you need out of your home.

How can we help?

Offer your home as a Certified Pre-Owned Home With a Home Warranty!  This will drastically increase its marketability as well as limit possible renegotiations.

Home buyers have traditionally been the primary source of home inspections; however, in today’s competitive marketplace; sellers really need to market their home if they want top dollar for their investment. Cramer Home Inspection Groups Pre-Owned Home program literally pay for itself by limiting renegotiations and adding market value.

• Comprehensive Inspection of home following InterNACHI standards of practice.
• Issue computer generated report w/ photos within 48 hours. (Generally with in 24hrs.)Hard copy within three days.
• List issues in order of importance that buyers would be concerned about as well as report the positive attributes of the home
• Eye catching sing to place in your yard which attracts attention and states the home has had a Pre-Sale Inspection
• 120- Day Warranty at no cost to you
• If any repairs are made, we perform a re-inspection and modification of report at no addition charge
• We sit down with you and explain how to use the report as a marketing tool and how to present the report to buyers.
• Make the report available to buyers online with a Password and User Name issued by you

Call 877-255-2147

Those of us living in the Vermont received a preview of winter weather a few weekends ago.  The storm, which caused significant power outages and tree damage to thousands of homes throughout the region, was an early wake-up call to all of us to get our homes prepared for the season ahead. In addition to ensuring you have a properly working sump pump and generator, stocking up on bottled …water, candles, flashlights, batteries and firewood, you should also do the following:

 1. Service your furnace (annually for oil; every two years for gas). Change the filter and have extras on hand. Just like your car, a smooth running furnace will use less fuel. If your system is old, faulty and inefficient, call a heating professional and have a new system installed.

2. Test your carbon monoxide detector. You should have one in your furnace room in proper working order with fresh batteries. It could save your life.

3. Install a programmable thermostat. This inexpensive device can save hundreds of dollars a month by adjusting temperatures in your home and using fuel only when you need it, instead of 24 hours a day.

4. Seal air leaks. This is a major source of home energy loss.

5. Install insulation. It’s not a sexy home purchase, but it’s an inexpensive improvement that works really well year-round if the proper system and type for your home are used. We have clients who insulated the attics and crawl space in their home a couple of years ago, and the energy use dropped 70% in July ’09 as compared to July in ’08.

6. Clear your gutters. Melting snow, ice and rain will back up and get into your home if your gutters are clogged with leaves, sticks and other debris.

7. Turn off water at hose bibs. Remove and store hoses to keep them in proper working order.

 8. Have your fireplace cleaned and checked for safe functioning. Even better, consider having us install a gas or wood-burning fireplace insert. These systems work as auxiliary heating for your home, and they also seal off the major air leaking that occurs from your fireplace chimney.

 In addition to reducing monthly utility bills, many energy-efficiency upgrades for your home are eligible for federal tax breaks.

Besides cost, there are a number of things to consider when choosing a Home Inspector to inspect your new home. Most people that call the office usually ask only one question! “How much do you charge for a home inspection?” Though this is a pertinent question when seeking a home inspection, it should not be your only concern.

Many homebuyers do not know what else to ask. Since this person will be inspecting the most valuable possession you may ever possibly purchase, here are a few ideas along with a list of questions you should consider when calling about a home inspection.

Although some real estate agents offer their clients a short list of in home inspectors that have good reputations and are recommended regularly, be wary of agents that try to insist one inspector in particular as there may be personal reasons behind this such as the inspector working closely with the agent and will be willing to overlook some issues in order to keep getting referrals.

The following is a list of questions you may want to consider asking when seeking a home inspection for your new property:

1. What are your qualifications?

We are licensed by the State of New York, Certified by the International Association of Certified Home Inspectors, Certified by the National Environmental Health Association to provide Radon Measurement, graduates of the Building Performance Institute, graduates of the New York School Of Home Inspection and Construction and Fully Insured along with 25+ years hands on experience in the construction industry.

In Vermont there are no requirements or qualifications to becoming a home inspector. Likewise there are no requirements to carry insurance. This means you could potentially hire an “inspector” that got their training online or has no training at all.

2. Can you give me references?

Inspectors should be able to provide references if requested. We have a Testimonial page on our website and can provide many more if requested.

3. What types of reports do you offer?

The top home inspectors in today’s business don’t produce handwritten reports. A professional inspector will provide a comprehensive computer generated report. The report should include full-color digital photos of the issues discovered during the course of the inspection. The average report should contain 60-100 photos. The report should also provide you with “Summary Pages” with specific categories like Major Concerns and Safety Issues. We also report the positive attributes of the home as well. We spend a lot of time reviewing photos in the office to make sure nothing is overlooked.

4. What do you inspect?

We inspect the following. Don’t settle for less.

5. Do you get on the roof?

Believe it or not, not all inspectors will get on the roof, most don’t or only up to a certain height. Weather permitting we get on every roof.

6. How much do you charge?

There is no such thing as a good, cheap inspector. The money you save on the “cheap” inspector may cost you $1000S in the future. Remember, you get what you pay for!

7. Do you do Radon and Water Testing?

We are certified by the National Environmental Health Association as a professional Radon Measurement Specialist. We offer lead, Asbestos and Mold Sampling as well as Basic and Comprehensive Water Testing.
 

Making the decision to sell a home is a huge step for most homeowners. Once you  decide to sell, making the home Marketable should be you number one goal.

Having a Pre-Listing Inspection by qulified Home Inspector can have many benefits. As we all know,  home buyers want a home that is In tip-top shape regardless of the age(or at least know whats wrong with it) Buyers make their decision to buy a home based on emotion. A buyer can fall out of love with a home just as fast as they fell in love with it. Pre-Listing inspections make  sense. The seller can make repairs to the home ( if they choose) or simply reflect it in the purchase price. This takes it off the table as a negotiating point against you. If the buyers inspector finds serious issues with the home and the potential buyer was unaware of these issues it could jeopardize the sale of the home.

Lets recap the benefits of a Pre-Listing Inspection:

•Homes could sell faster

•Homes could sell for more money

 •NO buyers walking away because their inspector found something they weren’t aware of

•NO buyers getting cold feet when they find out the home is not perfect

•No 11th hour re negotiations based on the inspectors findings

•Shows good faith on the sellers side for going above and beyond the simple sellers disclosure.

 Pre-Listing Inspections will only have value if the home inspection company is properly qualified and Insured. Buyers will have little or no faith in a report that is done by someone they perceive to be un-professional and un-qualified.

Call  Cramer Home Inspection Group today to get all your inspection questions answered.

                        Find out for yourself why our customer satisfaction rate is so high.

877/255-2147

First lets determine what Radon is.  Radon is a naturally occurring radioactive gas that is a product of decaying uranium.  The uranium goes through some changes as it decays but ultimately reaches the earths serface as radon, a deadly gas that causes cancer and kills an estimated  21,000 people each year.  Radon is all around us, its in the air we breath every day.  In Vermont, the average outdoor radon level is 0.4 Picocuries per liter (pCi/L). It becomes dangerous when we are exposed to elevated levels for an extended period of time.  The national indoor radon average  is 1.2 picocuries per liter (pCi/L) while Vermont’s average indoor level is 2.5 pCi/l.  The EPA has determined that if the indoor average level of radon is 4.0 pCi/l, you should have the home mitigated to reduce this level.  The cost for mitigation is generally between $1200-$3000 depending on the type of home and system used.

Elevated levels of radon have been found in every corner of Vermont. It is impossible to determine the presents of this radioactive gas just by looking at a home. While true that a home may be more susceptible depending on the type of soil its built on or its building type, testing is the only way to measure radon levels.  Testing is very easy and inexpensive. You can have your home tested by a certified radon measurement provider for under $200.00.  Visit www.radongas.org to find a messurment professional in your area or give us a call and we can direct you to a certified professional.

I came across an article titled:  Alzheimers & Parkinsons– Could the The Cause Be Radon?  Its an interesting article where researchers have discovered that the presence of radon in the brains of non-smoking people with Alzheimers and Parkinsons disease was 10 times higher than it was in the brains of people with no previous evidence of neurological disorders. 

Radon kills!  Whether your buying a home or you have been living in your home for years, testing is not only the smart thing to do, it can safe lives.

If you have any questions please feel free to give us a call.

Hans F. Cramer -Cramer Home Inspection Group, Inc.