Frank Schulte-Ladbeck

Everyone is going to put their two cents worth in about he housing market. It seems that a variety of pundits will now be telling us what is happening in our own backyard, and I am not really certain if they have all of the facts.

I try to be careful when giving advice, especially when it come to facts about home values and the time it will take to sell. I try to keep up with the reports from my local Realtor Association, but my job is to inspect homes, so I am keenly aware that I can easily cross over a boundary. During this past week, I have been hired by a couple entering retirement to oversee hiring contractors to improve their home for sale. They want to put it on the market at the end of April, and they wanted to take care of some typical inspection issues, so they thought an inspector could arrange this work for them. I am spending more time in this house than a usual inspection job, since I am arranging and meeting contractors there.

Yesterday, I am in their kitchen when the show Ellen is on. The guest was Suze Orman. Ms. Orman's books have helped many people with their finances, and I know that I have read one, but I cannot recall the title. I skimmed through another, and it seemed to contain much of the same material reworked, so I have always suggested (fairly or not) for people to read one of her books, but not more than that. I was not paying attention, but then I heard a question about the housing market. Ms. Orman emphatically said do not buy or sell a home for one year, because the situation is only going to be worse. Really? Are communities like Washington DC and Chicago which are labelled high growth towns for the coming year going to have a horrible housing market? Is my town of Houston, where home prices are still rising, going to have a bad year? And the cities that all of us could mention could be added to this list. Ms. Orman did back down a bit after Ellen pressed a bit further with that query.

As my head popped up from under the sink, and I stood up to peer over the counter, I saw my clients looking my way. Well, they asked. I went over the latest data from HAR, and I told them what I had said when they hired me: this is the average number of months that a home is on the market in this community, and your home should sell, but exactly when I cannot say. I had pointed this fact out when they hired me to let them know that things happen to a house, and I can only address issues that I see now. We had a good talk, and they understood.

So thank you Ms. Orman for keeping me on my toes. Now my prediction is that books by financial advisors will no longer sell for the following year, because of the financial crisis. :) Oh yeah, general statements like that do not work. I wish that Ms. Orman would consider that fact.

The internet as the wild west? That is the description that was applied to our domain here on the web. In fact, it has been applied to blogs specifically, but I think that it might be more aptly asserted as a title to some online forums on a host of topics (including real estate).

My wife has been switched over to work in the intensive care unit in her hospital. This evening, she sits on the couch across from my desk, reading about some complications which may occur to her patients, asking me about some of the English words that are giving her a problem. I am clearing off my desk, trying to catch up on my reading, when I come across an article that deals with the growing space on the web where you can find information about an illness. Much of this data has been provided by patients. I know that when my wife's cousin received her diagnosis of cancer, she was helped immensely by my mother, a cancer survivor, coming to talk to her. However, much of the information provided in this format does not really give a new patient all of what he really needs to know. And this is a concern.

In a way, I have seen the same problem on the Zillow and Trulia sites. On one occasion, I answered a question in a Zillow forum about home inspections. This is my job, which in Texas requires over four hundred hours of education, so I thought of myself as qualified. I faced strong opposition to my answer though, because it went against a perception that many people have. The perception: that older homes do not need to meet the same safety requirements that newer homes do. Here in Texas, I am required to report on several safety issues that were not in force even twenty years ago. Many of these items are minor in the sense that a two dollar part could repair the situation. For example, an anti-siphon device on an exterior hose bib is needed, but most older homes do not have one. The argument presented to me was that if it has been safe so far, it will always be safe. I angered several people by mentioning that I would have to place such an item in my report. Their claim was that I was just being mean to the seller. Although I tried, I was unable to dissuade them from their opinion, so I bowed out of the conversation.

Even though I was not successful, I still see a use for these sites. Experience of a situation is useful to the homeowner, just as my mother's talk was useful to my cousin. These stories are valuable, and they should not be underestimated. In that regard, these forums play a vital role for our professional community on the internet. We know that new buyers are going to the web for information, and these sites are main providers. I imagine that we need to become more involved in such sites to help develop the understanding that our clients need; however, Active Rain provides that in a better form from the side of professionals, but maybe allowing home buyers and sellers to relate their experiences here may be a good resource to add.

The other aspect that sites like Trulia and Zillow will not handle well (or any other site which relies on consumer information) are new developments in our field. This September will see the enforcement of a new regulation in Texas that rural properties will have to be inspected when being sold. The reason for this rule is simple: it is to counter another misperception that many homeowners have about building in areas that are not part of a municipality with building codes. You see, every state in our union has a set of building codes that apply to all homes, unless a city has its own rules. Even within city limits, homeowners do not adhere to building requirements, but we have a means for eventually dealing with such structures. When will consumers realize that this new regulation is in place? Sites like Trulia and Zillow would not report on it until consumers have experienced this situation enough. Whereas real estate professionals would already be well informed.

In the end, we have to take the consumer experience as important to the understanding of other consumers, but we also have to ensure that the consumers are hearing our own voices. I like the question section here on the Rain; however, a more Zillow like forum may make this site better for the consumer.

Well, there are parts of the park which have been cordoned off due to the construction, but this month brings some surprises at the park. First, it is nice to see that such a central part of the life at the city is being taken care of in such a loving way, and much of the park is getting some of this attention.

Not all of the train tracks have been laid down yet, but a brand new train is running this month. The new train is larger than the old units, and it has caused quite a stir. I have never seen the train full so early. The new station has not been built yet, and the old station is not in service, so if you wish to ride this new beauty, you will have to walk around the corner from the old station to a temporary one. It looks like the tracks will take you through much more of the park.

There have been some minor changes in the Japanese Garden. Mainly, the park officials wish to prevent the damages done by people not staying on the path. However, there has been some changes to the structure of the garden, and it appears that there is more to come. The wonderful thing about this garden is that the azaleas are at their peak right now, so you should go to enjoy this shrubs show.

Parking has not been disrupted by this construction, so you will find that all of the usual parking spaces are available. With such nice weather right now, you will definitely enjoy your stroll.

Your inspector, Frank Schulte-Ladbeck

Informes actuales indican que usted puede considerar la compra de una casa, pero las ultimas noticias son alarmantes por lo cual , por lo que están esperando que el mercado mejore. Es posible que este preocupado pensando si encontrará una hipoteca adecuada, pero el año pasado el Foro de la Vivienda de Houston , los prestamistas principales dejaron claro que esos préstamos son de fácil obtener para los compradores que califan. Los reportes indica que usted esta usando mas el Internet para la busca de su casa. En parte, esta dependencia de l Internet es para encontrar el mejor valor. De hecho, la búsqueda de la mejor oferta ha sido el principal objetivo de muchos compradores.

Con éstas consideraciones, me dí cuenta de que no se ha hecho mucho en el area de las encuestas de la inspección del mercado en este momento, así que ofresco mi modesta opinión acerca de este servicio para los compradores de vivienda. Sé que algunos hechos son motivo de preocupación para los compradores, porque veo que los términos de búsqueda que han llevado a la gente a mi web page y blog. Espero, que yo pueda responder a algunas de las preguntas planteadas aquí, en estas búsquedas, y que estas sean de beneficio para usted.


1.

Tasas típicas de una inspección en Houston: después de la encuesta a mis competidores, he mirado precios por una inspección basica en el rango de $ 200 a $ 500. ¿Por qué hay tal disparidad se debe principalmente a las decisiones empresariales por parte de la empresa de inspección. Generalmente el precio es determinado por los pies cuadrados,los sistemas que fueron inspeccionados, y si una inspección completa se puede realizar (los servicios públicos tienen que estar conectados para que pueda ser una inspección completa).
2.

¿Existe una norma para la inspección: sí. El estado de Texas requiere que todos los inspectores alcancen un nivel mínimo de la práctica, tal como se especifíca en los códigos que regulan la inspección. El estado también establece el formato de un informe de una inspección. Todos los inspectores tienen que tener licencia autorizada por el Estado para realizar una inspección.
3.

¿Exigen los Prestamistas que tiene que haber una inspección para el préstamo? No, aunque las inspecciones se están convirtiendo en una parte estándar del proceso de comprar una casa, pero no se requiere que realice una inspeccion. Muchos prestamistas están empezando a recomendar que se realice una inspección, pero probablemente requerirán una evaluación de valor de la propiedad ( appraisal ) y un estudio, que podría ser ondeada en determinadas circunstancias.

4.

¿ Que no hacen lo mismo tasador y un inspector? No. No sé dónde se originó la idea de que los inspectores y tasadores (appraisal ) realizan la mismas funciones básicas, pero ésta creencia se ha hecho más frecuente últimamente. Un tasador si inspecciona la propiedad, pero en el respecto del valor. Un inspector se interesa más en la función y condición, así como cuestiones de seguridad.
5.

¿Los inspectores inspeccionan para comprobar las termitas? Esto se hace por un profesional de control de plagas aplicador, y se presenta en un WDI (madera de la destrucción de los insectos). Algunos inspectores cumplen los requisitos para realizar este tipo de inspección, pero en general esto se hace por dos empresas se paradas.
6.

¿Qué es exactamente los inspectores checan? Bueno, la lista es demasiado larga pero describirla, así que me gustaría dirigirlos a mi pagina de internet, http://www.fschulte-ladbeck.com , para una descripción más detallada. Una vez en la pagina eliga Consiguiendo Su Hogar ahi encontrará una seccion que le ayudara a entender su reporte.
7.

¿Qué sucede cuando una casa no pasa una inspección? Ninguna casa pasa o no pasa inspección. Todas las casas tienen preocupaciones o detalles, y un inspector simplemente está señalando esos puntos.
8.

¿Puedo utilizar mi informe o reprote de renegociar el precio de la casa? Una vez que usted está en conversaciones contrato para la compra de una casa, Usted puede tratar de negociar un nuevo precio por alguna razón, pero tal vez no sea una sabia idea. Lean nuevamente el informe con su Agente de Bienes Raices, para ver si hay una verdadera preocupación que hay que atender. Esto puede dar lugar a un precio más bajo o algún otro tipo de resolución, pero los informes de inspección, no están diseñados para la reducción de precios.
9.

¿Cuánto tiempo dura una inspección ? Realmente el tiempo puede variar, pero creo que usted debe esperar que una inspección completa dure de tres a cuatro horas.
10.

Cuando se debe realiza la inspección? En cualqueir momento después de que la oferta ha sido aceptada hasta el día de la clausura, que es de aproximadamente diez días en la mayoría de los casos. Todas las inspecciones que Usted desea se realicen deben suceder antes del cierre, por lo que debe asegurarse de que usted reciba el informe antes de que se sente a firmar los documentos. Pregunte a su inspector, cuando le proporcionará a usted una copia del informe.

Estos son los diez principales temas que se presentan en las búsqueda de internet que lleva a la gente a mí pagina. Si tiene otras preguntas, usted puede enviarme un correo elctronico en frank@fschulte-ladbeck.com.

The house had a Supra box on it, so I obtain the key to go inside. I had already been walking around the property, and I had walked the roof. Several neighbors watched my antics with mild curiosity. As I enter the house, a loud alarm breaks forth. I am the center of attention. I grin broadly and wave ecstatically at the neighbors. I walk over to the service panel (breaker box) to trip the circuit for the alarm. You want find anything to steal in there honey; it's a foreclosure! Says an elderly resident. I am just inspecting the property, I call. Oh, no need to inspect it; you won't want it. I will look at it any way, thanks. Why, that's alright; glad to be of help.

The real problem was that this panel was on the front outside of the home, with no lock on it. I put this into my report. I am asked why would I mention that fact on my report. I told them how easy it was for me to disable the security system, and that is why I would place that fact on my report. All of the homes in this area were the same, and none had locks. This was on an inspection last week. I had an inspection on Friday, in a wealthier area, so I thought security would be better. The service panel was located in a locked garage. Perfect! The main disconnect was located out side of the garage, about ten feet from the sidewalk. It was not locked either. Well, at least the builder placed the panel in a secure location.

On Monday, I go into the home to be inspected. No alarm sounds, so I think good. I find the back door unlocked. I wonder why I needed to pay for a Supra key, when I could just walk in. Looking at the back door's lock set, I realize that I could pull it off from the outside with one pull from a screwdriver acting like a lever. I am glad that this is a safe neighborhood that does not need to worry about theft. This door handle could have been easily fixed by tightening the screws on the interior of the door.

I wanted to post this, so you could look at your own home. I am glad if you do not have to worry about crime, but do you want an inspector (oops, I meant thief) breaking into your home?