Bellingham, WA

Due to state licensing requirements in Washington state, all new home inspectors must take a 120 hour class in the fundamentals of home inspection and complete 40 hours of field training, prior to be allowed to sit for the state licensing exam. There are several courses now approved by the state to provide fundamentals training. The longest running, and most established program offered by a state college, is at Bellingham Technical College.

The next fundamentals class at Bellingham Technical College begins on January 4th. I was checking the registration statistics today and discovered that we only have two slots left in the class and we are still thirty days out from classes beginning. This is a college level class offered through the state community college system.

Anyone interested in enrolling in this class should plan to do so quickly because the initial 14, of the 16 possible, enrolled in the first week of registration. Hyping someone to take the class is not my goal, as you can see there is plenty of interest, but anyone who is mulling it over, trying to figure out if they want to take the class or not, had better make a decision pretty soon or the class will be full.

I recently wrote a post showing a high deck with missing nails in a single joist hanger. Let me be clear about it, I had to be up on a ladder to catch this easy to miss construction oversight.

I was surprised by the number of comments from those in the real estate industry who were shocked that municipal code inspectors had not zeroed in on this one. Stop right there. You will probably not see any similar comments of dismay from the working home inspectors. In fact, I know two inspectors who have, over the past two days, written posts about this myth of being able to rely on a municipal inspection as proof that a home is properly built. Codes are a good thing and they are information stored in multiple books.

What is in these books consists of bare minimum standards. The jurisdictional code inspectors, using whatever variation of rules that apply to their jurisdiction, are a good safeguard. But, essentially, they are only offering cursory reviews. They are NOT detail-oriented inspections. Please do not assume that a house that passed a city or county or state code inspection is "clean" and does not have multiple mistakes on premises and some potentially serious safety problems.

A municipal code inspection is usually done by an employee of a government body.

The people who do the inspections are busy and saddled with many such inspections per day. The work load is heavy, with cities and counties trying to get more work from fewer people, so the inspectors spend a short period of time at multiple sites. They do not, like a home inspector does, spend hours on a single job.

Let us look at a typical code inspection (and I admit there can be some variations): In the beginning of the project, assuming new construction, the code inspector will visit the site and look at forms for the footing/foundation to make sure that, as is required, reinforcing steel is in place for the concrete pour.

Next comes the rough-in inspection where the inspector signs off on all the framing components -- there can also be other "special" inspections along the way. In some jurisdictions the rough-in inspection comes after the plumbing, electrical, and HVAC are also in place.

The code inspector will have a few more on-site visits to look at some of the other systems and components. For example, they want to see the wiring and the insulation inside cavities that will be covered prior to the sheet rock being installed.

As to decks and landings, requirements are basic. I have seen builders put up a simple three foot square landing and some steps. The municipal code inspectors, if it meets minimum codes, will sign off on it. The only time they would be likely to catch anything at decks, assuming there are decks when they do the final (see below) is on that final inspection where they are primarily interested in handrails and guardrails and, inside the house, smoke detectors. No way are they going to be crawling in the crawl space -- they never do that at any point in the process -- nor will they be crawling under or climbing up a ladder to see the fine details of a deck. Sure, they should be able to see, from the ground, missing lag bolts or lag screws at the ledger but not the finer details at any high or very low deck.

Then there is real estate scenario two: A year down the road, the homeowner will take down the landing and any rails that met basic code and build the real "dream" deck. That deck is likely to be a botched-up mess with no joist hangers, no lag bolts or screws, no flashings, no positive connections, no guardrails or handrails and steps with uneven risers. Later down the road, when this deck has weathered a bit, everyone affiliated with the sale, except for the seller who is mum and the home inspector, will argue that all of this house met the code. Not! Some did, some did not and even those areas that were inspected by the municipal inspectors might have mistakes on premises.

The point: The municipal inspectors are important. They do a good job at steering the boat through rough waters but what they do is basic. The job is not detail oriented. They look at, and paint, the big picture.

Here is a photo from my files. This high-end house had been given a final occupancy permit.

That would imply that it met the codes. Fact is that the missing rails at the long run of steps is a code oversight and a safety issue. Code violation + final occupancy = not a good combination. This, honestly, could have been caught from the city inspector's car. I have numerous such photos, some of the most egregious being obvious safety issues in sub-panels. The problems were signed off on, missed, by the electric inspector.

Municipal code inspectors, in general, do a good and important job based on their specific role and their standards or guidelines of performance. Their standards are very different than the standards of practice of a qualified, or state licensed, home inspector. Be glad that jurisdictional code inspectors exist, but realize that they are only one safeguard in the construction process. They are not the end all be all. Myth busted!

Thanks for stopping by,

Steven L. Smith

The following is a quick analysis of the Sudden Valley Estate Market.

There are currently 87 homes for sale. Homes are priced from $139,900 - $869,900

• Average Asking Price is $299,075 Average Days on Market are 107 days
• Median Asking Price is $264,000 Median Days on Market are 77 days
• Sold in November: 15
• Average Listing Price $232,730
• Average Sold Price $230,380 Average Days on Market 98
• Median Listing Price $224,900
• Median Sold Price $220,000 Median Days on Market 63
• Pending Sales Last Week: 3 Total pending sales: 30

• Average Sales Price November 2008: $243,310
• Median Sales Price November 2008: $238,750
• Sold in November 2008: 12

The Average Sales price is down 5.3% compared to November 08 and down 15.6% compared to October 09.

The Median Sales prices is down 8.5% compared to November 08 and down 3.3% compared to October 09.

The number of sales up by 3 compared to November 08 and is down by 1units compared to October 09.

Condo Analysis for Sudden Valley

There are currently 9 condos for sale. Condos are priced from $69,900 - $350,000

• Average List Price $301,467 Average Days on the Market: 135
• Median List Price $199,000 Median Days on the Market: 81
• Sold in November: 2
• Average Listing Price $159,900
• Average Sold Price $149,500 Average Days on Market 99
• Median Listing Price $159,900
• Median Sold Price $149,500 Median Days on Market 98
• Pending Sales Last Week: 0 Total pending sales: 14

Great news the First Time Home Buyer's Tax Credit of $8,000 available to anyone who hasn't owned a home in the past 3 years has been extended until April 2010. The new program will also expand the tax credit to include existing home owners who have owned a home for at least five of the last 8 years will be able to apply for tax credits of up to $6,500 when they purchase their next home.

You might want to talk to your banker to see what you can afford. Meanwhile interest rates are still extremely low and there are some great values in the Bellingham market right now. You might want to take a look at what it would cost you to purchase one of these homes at today's rates. You might be surprised at what your monthly payments would be, maybe less than your paying for rent right now if you are renting a comparable sized house.

If you have any questions or want to see any Bellingham Property feel free to email me at or give me a call at 360-739-6981

Whatcom County Real Estate Market Report for November, 2009

Bellingham Real Estate Market Report for November, 2009

Blaine Real Estate Market Report for November, 2009

Ferndale Real Estate Market Report for October, 2009

Lynden Real Estate Market Report for November, 2009

Sudden Valley Estate Market Report for November, 2009

The following is a quick analysis of the Residential Bellingham real estate market.

• Currently Active Listings: 432
• Price range of active listings - $107,600 - $3,450,000
• Average List Price $492,090 Days on the Market: 123
• Median List Price: $375,000 Days on the Market: 85
• Sold in November: 87
• Average List Price: $362,903
• Average Sales Price: $374,068 Days on the Market: 91
• Ratio of List to Price: 103%
• Median List Price: $288,000
• Median Sales Price: $280,000 Days on the Market: 62
• Ratio of List to Price: 97.2%
• Pending Sales Last Week: 10 Total pending sales: 126

• Average Sales Price November 2008: $320,973
• Median Sales Price November 2008: $288,950
• Number Sold in November 2008: 36

The Average Sales price is up 16.5% compared to November 08 and up 13.6% compared to the previous month October 09.

The Median Sales prices is down by 3.1% compared November 08 and up 2.3% compared to the previous October 09.

The number of sales is up by 21 compared to November 2008 and down by 9 compared to the previous month October 09.

Condo Analysis for Bellingham

• Currently Active Listings: 241
• Price range of active listings - $113,900 - $1,565,000
• Average List Price $236,909 Days on the Market: 157
• Median List Price $184,900 Days on the Market: 118
• Sold in November: 15
  
• Average List Price: $207,106
• Average Sales Price: $199,771 Days on the Market: 123
• Ratio of List to Price: 96.5%
• Median List Price: $185,000
• Median Sales Price: $175,000 Days on the Market: 44
• Ratio of List to Price: 94.6%
• Pending Sales Last Week: 3Total pending sales: 25

• Average Sales Price November, 2008: $181,125
• Median Sales Price November, 2008: $179,750
• Sold in November, 2008: 4

Average Condo sale price is up 10.3% from November 2008 and down 0.9% from the previous month - October 2009

Median Sales Price is down 2.6% from November 2008 and down 2.3% from the previous month - October 2009.

The number of sales is up by 11 compared to November 2008 and down by 20 compared to the previous month October 09.

If you look at the graph you can see that prices the residential market has taken a bit of a rise again. Where will the graph go next month is anybody's guess. Will the roller coaster ride of prices continue?........Tune in next month

Great news the First Time Home Buyer's Tax Credit of $8,000 available to anyone who hasn't owned a home in the past 3 years has been extended until April 2010. The new program will also expand the tax credit to include existing home owners who have owned a home for at least five of the last 8 years will be able to apply for tax credits of up to $6,500 when they purchase their next home.You might want to talk to your banker to see what you can afford.Meanwhile interest rates are still extremely low and there are some great values in the Bellingham market right now. You might want to take a look at what it would cost you to purchase one of these homes at today's rates. You might be surprised at what your monthly payments would be, maybe less than your paying for rent right now if you are renting a comparable sized house.

If you have any questions or want to see any Bellingham Property feel free to email me at or give me a call at 360-739-6981

Whatcom County Real Estate Market Report for November, 2009

Bellingham Real Estate Market Report for November, 2009

Blaine Real Estate Market Report for November, 2009

Ferndale Real Estate Market Report for October, 2009

Lynden Real Estate Market Report for November, 2009

Sudden Valley Estate Market Report for November, 2009

Good news for Bellingham and Whatcom Middle School. The gym floor is warped from water damage everything is dirty, damp and covered in debris, and light pours into the building where the roof used to be, but the building appears to be salvageable.

The good news is the interior is largely still intact, the structure still stands and the fire damage appears to have been mostly limited to the roof, according to Bellingham Fire Chief Bill Boyd.

Investigators with the Bellingham Fire Department are still trying to determine the fire's cause.

"I was surprised by what I would consider to be a minimal amount of fire damage on the second floor," Boyd said. "Obviously it's a mess that's going to take some cleanup."

The school boards hopes of saving the school are starting to look pretty good, maybe within a few years the doors of Whatcom Middle School will be open again.