Is your house a danger to you and your family?

Posted on April 9, 2012 by russelray

While almost all parents want to provide their children with a space of their own, typically their bedroom, and more or less let them keep that room as they see fit, there needs to be some common sense involved there.

Sure a messy room is often a child’s way of rebelling against having to take out the trash, load the dishwasher, clear the table, and related chores, a room that is too messy can create both a health hazard and a fire hazard.

Clothes that are thrown over a floor heating vent, or the space heater, or the computer housing, can cause excessive heat that ultimately can cause those clothes to catch on fire. Clothes that are touching the hot or neutral prongs on the electric cord that has been partially pulled out of the wall from tripping over it regularly can also catch fire. Small insects and other unwanted pests can make nice homes in that storage, creating health and safety hazards. Even your child’s pet turtle, guinea pig, gerbil, hamster, or, gasp!, snake could get lost in the mess.

If your home, or any part of your home, including the garage, looks like the following pictures from actual home inspections, please do yourself and your family a big favor and clean it up. As wise old grandmother said, “If I haven’t used it in six months, it’s probably time for a garage sale.” She was the champion of garage sales, and although I pretty much am a pack rat myself, I’ve learned to at least do fall and spring cleaning and start fresh.

In the home inspection report I call this “excessive furnishings and storage.”

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I’m gonna walk right through that door…….

Posted on April 8, 2012 by russelray

That is a picture of a door that had tempered safety glass installed. Actually, it shows the results of a person trying to walk through a closed door that had tempered safety glass installed. It’s quite beautiful, isn’t it?

Broken glass is a common cause of injury in our homes, especially sliding glass doors, shower doors, and floor-to-ceiling windows.

Tempered safety glass is very prevalent in today’s world:

car windshields and windows
floor-to-ceiling windows
windows in skyscrapers
windows whose bottom edge is below a certain height (depends on jurisdictions)
sliding glass doors
shower doors and some walls

The picture is even more beautiful because we know that the person who tried to walk through that closed glass door is alive and well. The only two things that were damaged were the door and the person’s pride.

The difference between tempered safety glass and regular glass is that, excepting catastrophic events, tempered safety glass will hold together and simply shatter like that in the picture, preventing someone from falling through the glass and possibly having serious cuts.

Tempered safety glass is significantly more expensive than regular glass, though, so many times when the glass is shattered, home owners replace it with regular glass without realizing the possible consequences.

I have personally witnessed three instances of people trying to walk through glass doors, providing that I can include myself witnessing my own actions:

Back in 1999 I bought a house in the Mt. Helix foothills with a large rear deck and a view of the Mexican mountains. I hadn’t even been there 24 hours when I got tired of cleaning and decided to go out to the deck. I had already been on the deck many times that day and I had always left the door open. The last time, though, my partner had come behind me and closed the door. After I walked into it, it looked exactly like that in the picture. Ah, memories.
In 1994, I was in Tijuana with a large group of people when some started playing quarters. “Oh, no,” I thought. “I’m not sure I want to be around for the outcome.” Well, many hours later I was, and one of the participants got up and, announcing that he was going out on the patio, walked right into the door. The door was not tempered safety glass, and he had shards of glass sticking out of every inch of his body. I don’t think I’ve ever heard anything wail in agony like that, certainly not a person, and I don’t want to hear it again.
Lastly, in 1965 I had been a bad 10-year-old and was trying to escape my mother’s punishment. I not only ran smack dab into the sliding glass door, but right through it. In 1965 we didn’t know what tempered safety glass was. Mom rushed me to the emergency room where I got 18 stitches. I still have a nice 8-inch scar on my right leg.

Many of our older homes still have sliding glass doors, floor-to-ceiling windows, and glass doors and walls in the shower area that are not tempered safety glass. An accidental fall into those doors, windows, and walls can cause serious injury. Check them in your own home, and check them in homes you are listing or your Clients are buying; ask your home inspector about them.

In one of the four corners there will be a tiny seal etched into the glass. Sometimes it will say “tempered” or “safety glass.” Other times it will be a group of letters and numbers, but if it’s etched into the glass, it’s highly likely that it is “tempered” or “safety glass.”

If you need help, please feel free to contact me.

Interested in photography?
Visit my photography blog at Russel Ray Photos.

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The snakes are out and about

Posted on March 28, 2012 by russelray

The recent rains, coupled with intermittent, warm sunshine has encouraged many snakes to make their way out into the open. A few days ago, I was at a beautiful mountaintop hacienda with my Clients when we saw a bull snake, about four feet long, just moseying along looking for something to do.

That snake episode reminded me of the Texas blue indigo snake that was prevalent in Kingsville, Texas, when I was growing up back in the ’60s and ’70s. The blue indigo is America’s longest snake, and is also known as the rattlesnake killer. Take a look at the this series of pictures to see a battle between a blue indigo and a rattlesnake, which the blue indigo easily wins.

My biology teacher in tenth grade, Mr. Alexander, would give us a 5 points on the next weekly exam if we brought wildlife in to his class, to a maximum of 10 points, but only for the first of any kind of animal for that week.

Regardless of how unique my wildlife was for the week, someone else beat me to school that morning with the same critter, so I rarely got points on my exams. One weekend I was out helping my uncle plow his fields and there were blue indigo snakes everywhere; probably mating season. They were big and beautiful with their irridescent scales. My uncle and I were able to catch one that measured almost seven feet and took it to school on Monday.

We took wildlife in to Mr. Alexander before first period so he could show it to all his classes, and then we picked it up after school. When I went in after school, Mr. Alexander had a group of students around him, amazed because he had my blue indigo wrapped around his neck. Mr. Alexander was explaining how they are harmless and help control rat and mice populations.

As he was explaining how they grasp small wildlife with the many needle-like teeth in their mouth, he held up his free arm in front of the snake to show us that the snake wouldn’t attack something larger than it was. Whap! Wrong!The snake opened its mouth wide, grasped onto Mr. Alexander’s arm, and wouldn’t let go. Mr. Alexander stood there like it was the most natural thing in the world and then showed us how to grasp a biting snake behind the head and force its mouth open to make it let go. When he did, there was a perfect half-moon of lots of tiny teeth marks on his arm.

Mr. Alexander was so impressed that he gave me an extra 5 points. 10 points for just one snake!

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“The roof needs a little work….”

Posted on March 27, 2012 by russelray

It’s not always necessary to get up on the roof to do a roof inspection. All you really need is to be higher than the roof. Sometimes you can see the roof from the street, and sometimes, to use the Seller’s words, “The roof needs a little work….” We might need to define “a little.”

This first picture is from where I parked on the street:

Before I even stepped foot on the property, I walked up and down the street and took a few more pictures. Notice in the first picture below that they installed a new sunlight, right below the old sunlight. With no flashing and no roof around the sunlight, I guessed that there would be roof stains inside. I was right.

Roof needs a little work

Fortunately, I guess, when the evidence is so visible, and a Buyer still makes a purchase offer, and still has a home inspection, apparently they and the Seller are willing to work together to get things done. That’s as it should be.

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Why would a real estate agent say that?

Posted on March 26, 2012 by russelray

All things considered, a home inspection is not expensive at all, especially when we consider the alternative. Let’s say that instead of hiring a generalist home inspector, one were to hire professionals from other industries to inspect the components in their professional industry.

Using San Diego prices for a single-family residence with 1,750 square feet, 3 bedrooms, 2 bathrooms, a 2-car garage, and a fireplace, in average condition, built in 1980, in an average neighborhood, and selling for an average $300,000. Here’s the house:

Here’s the costs:

Russel Ray, home inspector — $399

Other individual service professionals checking the same things that Russel Ray, home inspector, checks — $2,040

electrician (panel, outlets, lights) — $150
plumber (disposal; water heater; sinks; bathtubs; showers; water, sewer, and gas lines) — $250
roofing contractor — $85&lt
chimney sweep — $80
landscaper — $50
soils engineer/geologist — $500
structural engineer — $500
door/window installer — $50
garage door installer — $50
kitchen appliances installation/repair professional — $75
heating and cooling technician — $100
drywaller — $50
exterior siding professional — $100

I will grant you that the 13 professionals looking at only one system or component for which they are responsible are likely to find more than lowly Russel Ray, home inspector, did. What generally happens, though, is that for $399, Russel Ray, home inspector, says you need a plumber to come out and evaluate the poor drainage that seems to be localized to the master bathroom sinks, shower, and bathtub; and an electrician to replace the Zinsco electric panel. Both of those service professionals will come out with an $85 service charge. If they do the repairs, they will waive the $85 service charge. The repairs come to a total of $3,000, which the seller agreed to pay for since those were the only two problems, albeit significant ones.

So for a total of $399 to Russel Ray, home inspector, the Client saved $3,000 in repairs, or….

….for a total of $2,040 to the other service professionals, the Client saved $3,000 in repairs.

Which would you prefer?

The problem here lies more in the fact that the home inspection industry is only about 35 years old, and in some areas of the country the number of homes that get home inspections is still down around 15-20%. Here in San Diego we’re only at about 80%, and that’s high; the last statistic I read had a nationwide average of about 65%. In other words, the home inspection industry is not well known yet.

The other problem is that Realtors don’t call home inspectors to get a firm price, or they won’t tell the Client to call the home inspector for a firm price. We must be the only industry where someone else tries to set our prices for us.

I sometimes get a call from a prospective Client inquiring about the cost of a home inspection on that average home. When I tell them that it’s $399, they exclaim, “My Realtor said it would only be a couple hundred dollars.” Why would a Realtor say that?

Or, “Wow. My Realtor said it wouldn’t cost very much.” Why would a Realtor say that? To a Realtor, making 3% commission on that average $300,000 home ($9,000), yes, $399 might not be very much. To my prospective Client, though, now I have to spend 30 minutes trying to convince him that I’m worth $399 since my Realtor, whom he trusts, said it would only cost “a couple hundred dollars” or “not very much.”

I don’t mind selling myself, but I do mind having to sell myself when someone else has already set me up for 50% failure.

If Realtors want to tell Clients the cost of the home inspector’s services, say something like this:

“It can vary based on square feet, age, and travel time. Let’s call him right now and get a firm quote.”
Or “Call him and get a firm quote.”
Or “I can call him later and get a firm quote for you.”

My preference is “Call him and get a firm quote.”

Let me sell my services for my company. I don’t mind.

Interested in photography?
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Does initial happiness have a cost associated with it?

Posted on March 23, 2012 by russelray

Does initial happiness have a cost associated with it? Realtors should read the inspection report and encourage their Clients to follow the inspector’s advice. The home inspector’s clients should also read the inspection report and follow the inspector’s advice.

Most things in a home are intended to be used for a specific purpose. When homeowners modify or adapt things for purposes for which they were not intended, there probably are consequences, sometimes financial consequences.

At my inspections, after inspecting utilities to make sure they are on, the dishwasher is usually the next item I test because the length of the dishwasher cycle can determine low long the inspection takes, especially if the property is just a 350-SF studio condo.

The following picture shows a dishwasher at an inspection several years ago:

My inspection report noted that the dishwasher was being used for storage, which was not its intended purpose. Consequently, I could not see the interior of the dishwasher or the racks to report on their condition, nor could I test the unit for its ability to run through a cycle, fill up and drain properly without leaking, and determine whether or not the heating elements were working. In fact, I couldn’t even turn it on for just a few seconds to see if there was electricity and water to it.

I recommended further evaluation and testing once storage items had been removed but before close of escrow in case it needed to be replaced.

When my Clients moved in, they called to tell me that the dishwasher didn’t work and that the least expensive dishwasher they could find would cost $650 installed. I think they were hinting that they wanted me to pay for it, but when I read the report item to them, they were stunned into silence. They admitted that they didn’t read the report, relying instead on their Realtor to create a list of requested repairs. They were just happy to get the home at the price they paid in the neighborhood they wanted, that initial happiness.

The list of requested repairs did not include the dishwasher since, uh, how can you request something be repaired that wasn’t even tested in the first place? Good point. NOT!

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I’m a nice guy (with ulterior motives)

Posted on March 18, 2012 by russelray

Since I’m a home inspector, whenever I’m out and about I tend to notice problems visible from public places.

There aren’t that many problems that are noticeable from streets and sidewalks, but one that I see often are covered vents. See Free advice might be free today but it often costs you big time tomorrow. That post was inspired by the neighborhood where I was doing a home inspection. The whole neighborhood was full of covered vents:

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When I see such problems, I note the address. After I return home I’ll pull up my library of letters, pick the one that addresses the problem, address it, print it, and send it.

It costs me some stamps, some paper, some envelopes, and a little bit of time, but it’s a great marketing opportunity. If people see how helpful I am when I’m not getting paid, imagine how helpful I am when I do get paid.

I sent out 13 letters last week and I already have two home maintenance inspections scheduled from those 13 letters. That’s a great return on my investment.

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Interested in photography?
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Is your dishwasher draining properly?

Posted on March 17, 2012 by russelray

At an inspection last week, I found water pouring out of the dishwasher air cap:

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This is an all-too-common problem that I find in renovated kitchens with new dishwashers and/or new disposals. If your dishwasher drains like that, it’s wrong. Call your plumber.

I’ve had lots of Clients tell me, “It’s always done that! We thought it was supposed to!” Uh, no.

Although a dishwasher draining like that shown usually means that the dishwasher drain is clogged, it’s the source of the clog that often is at issue. Sometimes it’s the grease, corn, beans, fat, etc., that has clogged the drain. More often, though, especially in renovations with new disposals, it’s the disposal, not the dishwasher.

The diswasher drain hose is routed from the dishwasher up to this cap and then down to the disposal. Part of the reason for this system is to prevent the backflow of dirty water from the sink into the dishwasher where clean dishes might still be sitting.

There’s a small plastic piece in the disposal that needs to be knocked out before the dishwasher hose is connected. Many DIY home owners don’t know about the knockout, and there are some newbie plumbers who either didn’t know about it or simply forgot to remove it.

If your dishwasher does not have a vent cap on the sink rim or countertop by the sink, it probably has a “high loop” system to prevent backflow. Two common types are shown here:

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Some plumbers would consider these two high loops to be acceptable, believing that the top of the loop only need to be as high or slightly higher than the bottom of the sink. That doesn’t take into account filling a sink full of water and then letting it drain, which would almost certainly allow draining water to backflow into the dishwasher. The top of the loop should be as high as possible in the sink cabinet in order to prevent water backflowing from a full sink into the dishwasher.

Granted you might not have a full sink very often since most of us don’t wash dishes by hand anymore. However, I was over at my neighbor’s house a couple of weeks ago when mommy was washing their two-month-old son in the kitchen sink. When I saw that, I did quickly glance to make sure they had a dishwasher vent cap. Better safe than sorry.

So no cap or a dishwasher draining through the cap means that you should call your plumber, preferably one who didn’t do the original work unless you still have a warranty on his work.

By the way, make sure that the slots in your dishwasher drain cap face the sink so that if your main drian does get clogged, you won’t have water like this going all over the countertop and the floors. Children (and some adults!) like to rotate these caps, so there’s no telling which way yours is facing right now.

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Interested in photography?
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Free advice might be free today but it often costs you big time tomorrow

Posted on March 16, 2012 by russelray

Do your friends and family know more than you or the people you hire?

Ever heard one of your friends or family members say, “Oh, yeah, I read about that on the Internet” or “Yeah, my friend said….”?

Here’s a picture to illustrate:

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One of the very first home inspections I did back in 2001 was on an older property where I found that beautiful structure on the roof. I knew that underneath that garbage bag was a turbine vent. They look like this:

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The Sellers of the property I was inspecting had a new roof installed two years ago, with a 10-year warranty. The roofing contractor (correctly) told the sellers that better attic ventilation would make the roof last longer, so two turbine vents were installed.

When the heat of the summer came, neighbors told them that their heating and cooling bills would go up because there was more air flow in the attic. No one bothered to look in the attic to see that it had a foot of insulation in it (R value of 35-40), so there would be no effect on the utility bill.

I recommended that the roof be replaced because it was past its useful life.

The Sellers’ Realtor used many four-letter words to describe me and my work since she had a copy of the work receipt and roof warranty. I stuck by my advice.

My Clients had a roofing contractor inspect the roof. He confirmed my opinion. Sellers called their roofing contractor who also confirmed my opinion. When their roofing contractor was presented with the receipt for the work he had done two years ago, he politely told them that neither he nor the manufacturer could honor the warranty because someone had covered the turbine vents, basically burning up the roof. Sellers ultimately agreed to put a new roof on the house.

Don’t take free advice if you already paid for professional advice. If you doubt the professional’s advice, get a second opinion from another professional. Free advice might be free today but it often costs you big time tomorrow.

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Interested in photography?
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Did you take a shower today?

Posted on March 15, 2012 by russelray

Did you take a shower today? Well, did you? I’m going to presume that the answer is yes, so did you also note the condition of the tiles, grouting, and caulking?

You might not think that a cracked tile, cracks in the grouting, or little pieces of caulking missing is much to worry about, but I can assure you it is.

At home inspections, I note the condition of bathtubs, showers, and sinks because water damage is the number one claim group of insurance companies, and the potential to do some serious damage from little cracks is tremendous.

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In the picture above, I had reported to my Clients that the tiles and grouting were cracked. My Client ignored the cracks, moved in, and two weeks later this was the result. He called me wanting help. When I asked him why he ignored the recommendations in my report, he told me that the Realtor said that I was too nitpicky, that tiles and grouting in every condo in the building was cracked, so if he wanted a condo in this building, he’d have to accept the cracks.

I had to tell my client after visiting him that I was….

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The water damage resulting from the cracked tiles and grouting resulted in $15,000 worth of damage to this bathroom and floor, as well as the ceiling and walls in the bathroom in the condo below this one. It also resulted in a lawsuit against the Realtor.

If you have a question about why the home inspector noted something and put it in the report, call him. There really is a reason, and it’s usually based on insurance claims or lawsuits.

It is far better to address the issue now, while the home belongs to the Sellers, than it is to address Judge and Jury somewhere down the road.

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Interested in photography?
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Real Estate Solutions by Russel Ray

Unlocking the secrets of your home

Category Archives: My real estate blog

Is your house a danger to you and your family?

I’m gonna walk right through that door…….

The snakes are out and about

“The roof needs a little work….”

Why would a real estate agent say that?

Does initial happiness have a cost associated with it?

I’m a nice guy (with ulterior motives)

Is your dishwasher draining properly?

Free advice might be free today but it often costs you big time tomorrow

Did you take a shower today?