Home Inspection Costs Slight in Light of Value
QUESTION: Why does a home inspection cost so much?
ANSWER: The cost of a home inspection is possibly the least expensive service involved in a real estate transaction. If you look at the cost of loans, title insurance, home warranties and brokers commissions, the home inspector is usually the least expensive, with an average fee (in Southern California) of between $200 and $300.
A home inspection is an excellent value, and may save you thousands of dollars or point out a poor-quality property.
The California Real Estate Inspection Assn., recommends that you do not shop for price, but for “inspector qualifications, experience, education and training.” That is really what you are paying for.
The cheaper the home inspection, the cheaper the “quality” of the home inspection. You may end up paying for repairs later for problems an unqualified or cheap inspection did not detect.
Stopping Dirt From Getting Through Filter
Q: I have changed the filter and cleaned the squirrel cage in my forced-air heater, but recently I found additional deposits on the squirrel cage. How is this dirt getting through the filter?
A: Chances are that the filter is not being held down sufficiently. When the furnace fan turns on, suction is developed inside the fan area, which can easily suck a filter up and allow air to bypass it. Try placing a long spring across the filter to keep it in its place.
Elevate Valve Above Highest Sprinkler Head
Q: My sprinkler valves gurgle and water comes out of the top of the valve when I turn the system off. I have replaced the valve once and the new valve does the same thing. What is wrong?
A: You have installed the proper valve, called an “anti-siphon” valve, but have probably installed it at the wrong elevation. The gurgling you hear is water trapped in the line and flowing back toward the valve under pressure. The valve is purging this water through the top.
Try raising the valve to at least 12 inches above the highest sprinkler head and at least 12 inches above the ground. If sprinklers are high atop a bank and the valve is at the bottom, use an irrigation gate valve and install an in-line anti-siphon device at the top of the bank, ahead of the first sprinkler.
Inspection Limited to Visible Defects
Q: Does a home inspection guarantee that I will have no problems with my house?
A: No. A home inspection is not a home warranty policy. Home inspections are limited in scope and liability and are a visual inspection of the accessible areas only. If you desire a home warranty, consult your real estate agent.
The condition may change soon after the inspector leaves the property and minor items can be overlooked as most inspections are not meant to be technically exhaustive or nit-picking.
Preserving Wooden Deck From Termites
Q: I am planning to build a wood deck off my rear door. Is it better to use pressure-treated lumber or redwood for areas that will be in contact with the soil?
A: Much of the redwood available today is cut from newer trees, and does not contain sufficient amounts of natural decay-resistant chemicals to keep it from rotting. I would recommend using pressure-treated wood for retaining walls, deck skirting and posts.
Apply a liberal amount of wood preservative to all cuts and notches prior to installation. It is important to keep the deck separated from the house by at least 1 inch if the deck touches soil. That way, you’ll have an easier time of getting a termite inspection approval on the house when you sell it.
Countering Corrosion of Sliding-Door Sill
Q: My sliding-glass doors are corroding along the bottom. What can I do to stop this?
A: Unfortunately, the door sills were probably not sealed with a protected asphalt bitumen sealant before installation. The contact between the concrete slab and the aluminum may cause corrosion.
If the damage is slight, try removing the glass panels and loosening the sill screws. Slide a piece of 30-pound felt paper underneath, sealing the top and bottom with good-quality sealant. If the sill continues to corrode, it may need to be replaced by a qualified glazing contractor.
Hallway Light Turns On, Off by Itself
Q: The recessed light in my hallway turns on and off by itself, especially when it has been on for a long time. How do I fix it?
A: Modern recessed light fixtures have a temperature sensing device that turns power off to the fixture if it overheats. The most common cause of this is using a larger bulb than the manufacturer allows. Or there could be insulation covering up the fixture, trapping excessive heat. Both can be easily corrected.
