Nothwithstanding my first encounter with the mighty bougainvillea, it is a plant that I have come to love, for several reasons: Plant geneticists have now come up with more colors other than the standard red and purple, including one variety where the flower bracts begin as bright golden/orange and then fade to a pink color as the bracts age (picture below). There is also a variety where the bracts begin as dark pink and fade to light pink and finally white as the bracts age. The bougainvillea is a very versatile plant, so you can train it to be a trellis vine, a standard (looks like a tree), a ground cover, a potted plant, a fence, an arbor.... Limited only by your imagination. The only significant problem with the bougainvillea is that it is very easy to lose this plant when it's transplanted. It absolutely despises having its roots disturbed, so if you bring one home from the nursery to plant, keep that root ball intact. It's even okay to simply cut out the bottom of the plastic container, then cut a slit up the side, then put the whole container in the ground so as to disturb the roots as little as possible. If you accidentally break the root ball apart, go ahead and plant it, give it one good watering to soak all the soil around it, and then sit back and hope for the best. Occasionally break a small branch tip to see if it's still green. Even if it loses all its leaves and looks dead, don't give up on it until every branch is brown and dry. You might get a pleasant surprise, and if it does recover, it will grow very fast. In other words, all the bougainvillea wants is for you to sit back, ignore it, and watch it do its thing. So for you this Sunday morning, following are some of my favorite bougainvillea pictures from out and about in San Diego. If the slide show here doesn't work on your computer, click on "View All Images" to watch it at slide.com.
When I came to San Diego back in 1993, one of the first bushes I ran into was the bougainvillea, and I use the phrase "ran into" literally. Those who are familiar with the bougainvillea know that I looked like a pincushion from all the thorn pricks in my body with little red globs of blood marking the points of entry. Ah, so that's accupuncture!
It doesn't like to be watered, saving on my water bill.
Those same plant geneticists have also developed dwarf varieties, thornless varieties, and some with variegated leaves, all of which can make great additions to pots sitting around your pool and spa, requiring no attention from you to make them bloom profusely.
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There are many trade associations for home inspectors, some national and some state. While all of the trade associations have similar Standards of Practice, not all trade associations have similar entrance requirements.
Because of that, it's vitally important that you know exactly what a home inspection will cover in your state. I recently read a Realtor's post stating that "All kitchen appliances will be run through their cycle to make sure that they function properly. The refrigerator will be tested for temperature and seals. The range, microwave, disposer will all be run to make sure they know what to do."
As with everything in life, it's always best to shop around. That includes shopping for a home inspector to do your home inspection.
Most require only that you send them a check for the membership dues, and then you can fulfill their requirements for knowledge, experience, and number of fee-based inspections during the first 12 or 18 months of "membership."
While her post hopefully is specific to her area, in most states, "all kitchen appliances" WILL NOT be run through they cycles. In some states, all kitchen appliances are even specifically excluded.
To the best of my knowledge, personal property is always specifically excluded by the many Standards of Practice for the various home inspector trade associations, which means the refrigerator WILL NOT be tested for temperature and seals, nor will washers and dryers and countertop microwaves be operated, inspected, or tested.
Although I exclude refrigerators in my home inspections, I will specifically include them if they are built in, as many Sub-Zero refrigerators are, and as are many refrigerators in high-rise condominium towers.
If the washer and dryer convey, I will inspect, test, and operate them IF AND ONLY IF my Clients request it because they are still considered personal property, and rarely do they convey prior to the home inspection; rather, they become involved in negotiations after the home inspection.
Readers should ask the home inspectors they are considering using, in advance of the home inspection, what is included and what is excluded. Many home inspectors will include something that would otherwise be excluded for an additional fee to pay for the insurance they need to operate, test, and inspect those appliances.
Although I often do more than the minimum required by the Standards of Practice of the International Association of Certified Home Inspectors, to which I belong, I'm still limited by what my various insurance policies will cover, and I follow the advice of my attorneys (usually -- LOL).
Here is the current licensing situation in the States that have licensing for home inspectors.
Following are links to the Standards of Practice for the various national home inspector trade associations:
Following are links to the Standards of Practice for the various State home inspector trade assocations. If the SOP is not available, it typically means that it is available to members only or through another entity, such as the State.
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Since Friday was my first anniversary, and I told the caller so, I suggested doing it on Saturday, but he really wanted it done on Friday, so I passed. Monday I got a call from him asking me to do a TECH inspection for him, since he wasn't happy with the inspection that he had received on Friday.
Last Thursday I got a call inquiring about whether I could do a home inspection on Friday.
On the size home he was buying, my TECH inspection would be $1,999. Since home inspectors are not licensed in the State of California, what I do on a TECH inspection is take various licensed professionals with me as part of my team:
Additionally, if I detect any problems with the foundation or structure, I will take the lead on getting a structural engineer or foundation professional to inspect the building.
Unfortunately, to get all those professionals together at the same time requires a little coordination, so I require seven days advance notice, which often doesn't fit into the home inspection contingency period.
The caller told me what he was unhappy with, and I endeavo(u)red to explain to him why that inspector did what he did, said what he said, and wrote what he wrote. When I was a home inspector by name, I did the exact same thing, and I wasn't totally happy with what I had to do.
The problem here in California, in addition to there being no licensing for home inspectors, is that our attorneys keep us informed about what's going on in the courts, and our insurance advisors tell us what we can and cannot say if we want to carry errors and omissions insurance through their companies.
As a property consultant, I can take a little more risk in saying and doing things, risk that I am willing to take, so many of the things that the caller was complaining about would be things that I now take the risk for doing, saying, not doing, or not saying, as the case may be.
I suggested that I sit down with him as a $100/hour consultant and go over the other home inspector's report line by line so I could explain what the other inspector was or was not doing, answer any questions he might have, and look at anything in the house that was still of a concern to him. Then I could provide him with my own recommendations of how to proceed.
We had a tentative date set for this morning at 10:00 a.m., but since I haven't heard from him, I hope that I helped him gain confidence in the other inspector. Of course, he could just be really upset with me because I couldn't meet his timeline for doing a TECH inspection. Nonetheless, I did what I could, and I hope I helped.
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The latest generation of vinyl multipane windows are pretty neat because it's possible to simply unlatch them and take them outside to wash. There is an easy solution to this problem. Since I have vinyl multipane windows in my own home, what I do each month is have some friends over for some good food and margaritas for a DWOC party. Before anyone eats or drinks, everyone has to take a door or window and, on the count of three, open and close it. Then it's party time! See how easy that is? And fun, too! Never have I had a problem with my windows sticking. Now problems with inebriated guests is another story. By the way, "DWOC party" stands for "door and window opening and closing party.
Because San Diego is a desert that often is subject to high temperatures, many people install the new vinyl multipane windows in their homes to help insulate them from the heat, as well as outdoor noise.
Unfortuntely, I can sometimes do an inspection in October where the "new vinyl windows just installed in May" don't open anymore. The problem here is that the heat will sometimes melt the windows to the window frame so that the window either cannot be opened or, if opened, the vinyl is damaged on both the window and the window frame.
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The last time I went to the beach for good waves was when Hurricane Alicia roared ashore just south of Galveston in August 1983. Yesterday the Internet forecast for La Mesa where I live was for "a beautiful sunset," so forgetting that there can be a significant difference between weather 14 miles inland and coastal beach weather, I headed on over to the pier in Ocean Beach to watch "a beautiful sunset." Ocean Beach is San Diego's eclectic community that seems to be caught in a late 1960s-early 1970s time warp. Notwithstanding that, it is a lot of fun to just walk up and down Newport Avenue to see the rather interesting folks who hang out in Ocean Beach and make it their home. There are also lots of unique restaurants and bars, just like in any great beach community! Unfortunately, in a sense, the "beautiful sunset" was virtually nonexistent. I did,, however, get the biggest waves I've seen since Hurricane Alicia. I don't know if it was just the highest high tide of the year or if they were the result of some big storm out in the Pacific somewhere. Nonetheless, the waves were beautiful, but some of them did cause the Ocean Beach pier, the longest on the West Coast, to shake under our feet. If the slide show here doesn't work on your computer, click on "View All Images" to watch it at slide.com.
Many decades ago when I was in high school, my friends and I would sometimes skip the afternoon classes and head on over to Padre Island if the forecast was for good waves. Hope those truant officers aren't still trying to track me down.
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Member, International Association of Certified Home Inspectors. 40 yrs in real estate—Realtor, general contractor, roofer, & more. Variety of services and prices. Weekend & holiday appts available.
DON'T BE A HOME INSPECTION EXPERIMENT!
Call Russel Ray to save your day!
619-341-0173
Available 24/7 to meet your needs.
Introduction to real estate
I was introduced to real estate at the tender age of eleven when my paternal grandmother adopted me and got me interested in landscaping and gardening, still somewhat serious avocations of mine. Since that time I've gone on to be a real estate agent, a plumber, a roofing contractor, a heating and cooling technician, a pool/spa builder, a bricklayer, a drywaller, a door and window installer, a septic system builder, a landscaper, and, of course, a property consultant/home inspector. Most of my vocations in real estate were brought on by my involvement, either alone or with business partners, in buying properties, renovating them, and then selling them, a process somewhat condescendingly known as "flipping." My interest in everything real estate has continued to develop over the past forty plus years and continues to live on.
Property renovations
I've been involved either alone or with various partners in 818 property renovations in seven states -- California, Florida, Louisiana, Michigan, Ohio, Pennsylvania, and Texas -- during the past thirty plus years, all of them offering me different perspectives on various aspects of real estate. It was my involvement with those renovations that resulted in me getting the appropriate education and licenses in different states to be a plumber, roofing contractor, and other professions listed in the previous paragraph. Possibly the only license relevant to real estate that I have never had is that of an electrician. In now having to know electricity as a home inspector, I do often wonder why I'm alive after reliving some of the things that my family members and I did to the electricity in our homes many decades ago. I think we practiced the old philosophy of doing what I say, not what I do.
Home Inspector and Property Consultant
From October 2001 to July 2007, I worked as a "home inspector" in San Diego County. Since July 2007, I have been a "property consultant." Since I work in a state where home inspectors are not licensed, working as a property consultant gives me greater flexibility in meeting the needs, wants, and goals of my Clients in order to best help them. As a property consultant, I have also been able to expand my service area from just San Diego County to the ten counties in Southern California (see "Coverage area" immediately below).
Coverage area
I work throughout the ten counties of Southern California:
Since I am based in San Diego County, though, I do have to charge more when I have to travel to different counties. Although I'll be happy to work for you in whatever county you need me in, I also have a lot of resources in the real estate industry, so I might be able to find you a great home inspector in your county that would be less expensive than me driving there. Know that I am ready, willing, and able, though, but as I like to tell my Clients, "Don't misunderstand me because I do like to make money. Just not needlessly. I'd rather help you get the information and knowledge you need quickly and as inexpensively as possible." So if you need a home inspector in other areas of California, or even in another state, feel free to contact me. I'm pretty sure I can get you a list of several home inspectors for you to choose from, and even provide my own recommendation if you'd like.
If you're needing a Realtor in another city, or any professional who works in, or on, real estate, I can probably find you a good list of professionals from which to choose, as well. That includes plumbers, roofing contractors, pool and spa builders, septic system and water well professionals, heating and cooling technicians, etc.
Feel free to contact me, either by telephone or email. If you need immediate assistance, telephone is faster since I answer the phones 24/7, including weekends, off hours, holidays, and major sporting events. If you send me an email and don't have a response within 4-6 hours, please call me.
If by some chance I'm out of cell phone coverage area and you get voice mail, I'll return your call within 4-6 hours. If you do get voice mail, try to send me an email as well, and if you don't hear from me at all within 4-6 hours, please call again. You know how cell phones are, and I haven't had a land line in over two years now.
Inspection Choices
Many home inspectors believe that they know exactly what you need when buying or selling a property. I'm not one of them. Instead, I'll work with you to help you determine exaactly what you need. After all, a Seller's needs will be vastly different from a Buyer's needs, and they both will be different from an investor, or a renter, or any other number of needs. Consequently, I offer many choices for you to choose from, all at different prices, so you'll be able to find something that meets your needs:
Involvement with the home inspection industry
Currently I'm a member of the InterNational Association of Certified Home Inspectors (InterNACHI) and its most active poster. InterNACHI is the nation's largest home inspector trade association with over 9,000 members. I'll be the first to tell you that I don't know everything there is to know about real estate, so if I find something interesting during the course of an inspection, I can post a question or a picture on the InterNACHI Message Board and have the answer within hours, many times within minutes. Real estate doesn't sleep, and neither does InterNACHI; I, however, do take an occasional cat nap.
In the past I've been a member of other trade associations, such as CREIA (California Real Estate Inspection Association), ASHI (American Society of Home Inspectors), NAHI (National Association of Home Inspectors), SPREI (Society of Professional Real Estate Inspectors), as well as various business and networking associations such as the Better Business Bureau, the Greater San Diego Business Association, and the San Diego Association of Realtors. Even though I'm not a paid member of those anymore, I particpate in their education seminars, meetings, and conventions whenever possible. One can never have too much education or knowledge in order to provide the best possible services for one's Clients.
Remember that your home inspector -- or any person helping you -- should have more than just technical know-how. The quality of the presentation -- verbal and written -- can be equally important in helping to educate people about the intricacies inherent in something as complicated as real estate. Many problems quit being problems once one is educated about the problem -- why it's a problem, typical causes of the problem, typical results of ignoring the problem, and typical ways to resolve the problem.
Community involvement
Much of my life has been spent helping others through various charitable and volunteer organizations, such as Key Club (King High School; Kingsville, Texas), Alpha Phi Omega National Service Fraternity (Texas A&M University; College Station, Texas), Breast Cancer Research, Muscular Dystrophy Association, Red Cross, SPCA, and Special Olympics. I have a long life in music, having started the piano before kindergarten, violin in first grade, and voice in fifth grade. I've sang with many Church Chancel Choirs and community Choruses, as well as having played violin with the Texas A&I University (now Texas A&M-Kingsville) Symphony, the Corpus Christi Symphony, the Houston Symphony, and the Brazos Valley Symphony. I currently volunteer as a wildlife and pet rescurer during natural disasters, and I also volunteer with Project Wildlife in San Diego, a non-profit association that receives abandoned and injured wildlife and nurses them back to health for release back into the wild.
ActiveRain involvement
Although I joined Active Rain in March 2007 (when, according to my records, membership was a mere 22,215), I rediscovered it in July 2008 and have become much more Active. For the most part, the members of ActiveRain are Pleasant, Polite, Personable, Positive, and Professional, the same qualities that I endeavour to be when working with my Clients and their Realtors.
You can find me listed here at ActiveRain as the #3 real estate professional in the State of California, #2 in San Diego County, and #1 in the City of San Diego.
ActiveRain features individual blog posts by its members each day, and I've had seven of mine featured. As with anything chosen by someone else, though, I don't necessarily think they were my best; sometimes it's simply being in the right place at the right time. Hmmm. Kind of like life itself. If you're interested, though, here are my seven featured posts (you might have to be a member to access some of them):
Following are some of my other blogs specifically about the home inspection industry that you might find useful:
Payment Choices
I accept cash, check, and money orders at the time of the inspection. If you would like to pay in advance or you won't be at the inspection, I have an account at PayPal for your convenience in paying by check, credit card, or transfer from your own PayPal account.
Marketing & Business Consulting
If you're looking for a Marketing & Business consultant, especially if you are in real estate, I have a full-time business in that area as well. Visit my Marketing & Business Consulting profile here at ActiveRain at http://activerain.com/russelray.
Additional information and using me as a resource
For readers interested in more personal stuff about me, visit www.mywiseoldgrandmother.com. That's my site dedicated to the memory of my wise old grandmother, and when you read it, you'll understand why. You'll also be able to see Zoey, my cat, and her friends (and feel free to send Zoey some pictures of your friends). There's business, humor, music, entertainment, and much more. Catch the 5-minute video of Zoey washing herself (why do cats always have to wash the spot where you just petted them?) or the tour of the Birch Aquarium. And there's more being added each week.
For readers interested in just my real estate business, visit www.russel-ray.com. There's a lot of free articles (and more added each day) to help you and your Clients stay safe in their homes and properly maintain them to help prevent disasters such as fires, plumbing leaks, roof leaks, etc. Being proactive with daily, weekly, monthly, and annual maintenance is much better than waiting for the disaster to happen and losing the last known color photograph of your wise old grandmother arriving at Ellis Island, or your Baby Book, or your Wedding Album.
For readers interested in tips, tricks, ideas, and suggestions business and marketing, especially for the self-employed, small business, and small departments of otherwise large collections, visit my Marketing & Business Consulting profile here at ActiveRain. I have been a specialist in Guerrilla Marketing since 1985.
You can also catch me as real estate and landscaping expert at www.allexperts.com.
Readers who have questions about my avocations-vegetation and landscaping, music, and Guerrilla Marketing-should feel free to email me directly at russel@russel-ray.com.
Readers of any profession-Realtors, attorneys, home inspectors, plumbers, etc.-from any part of the country should feel free to call me at 619-341-0173 at any time to discuss anything related to real estate. I answer my phones 24/7, including all holidays and sporting events. I can always watch the highlights from the day's sporting events on the nightly news, or read about it in the newspaper. I can only talk with you when you call!. So call me now! I'm happy to help.
For visitors from elsewhere who might be reading this, please feel free to call me and I'll also help you find your way around San Diego and perhaps even be your personal docent for the day.
Frequently asked questions
Question: Am I allowed to attend the inspection?
Answer: Absolutely! Please do. I want you to. And feel free to bring your spouse, the children, the parents, the brothers and sisters, the grandparents, the aunts and uncles, and even your friends. I'm working on your behalf, and I have a set protocol to carry out my inspection, a protocol that picks up where it left off if I get interrupted by anyone. But quite frankly, I don't consider my Clients or their family, friends, and associates to be interruptions. However, if you'd like to make use of the time to take room measurements and pictures, I do have extra paper, pens, tape measures, and digital cameras for your use.
Question: How long will the inspection take?
Answer: Although each property is different, a general rule of thumb is that it takes about 1½ hours for every 1,000 square feet. It will take a little less for vacant properties and new construction that has never been lived in, and it will take a little longer for furnished properties, very old construction, or properties that have been allowed to deteriorate from lack of maintenance. When I finish the inspection, I'll go over any major problems or unique items with you and your Realtor. I welcome the Seller and the Seller's Realtor as long as they don't get defensive and try to dismiss everything that I say. That's not the purpose of the home inspection. If you or your Realtor have a lot of questions, the inspection will take longer, but that doesn't concern me. Answering your questions and making sure that you are happy with what I did during the few hours that I was on the property is my number one goal.
Question: What kind of report will I get?
Answer: The report is computer-generated and uses colored text to indicate problems, typical causes of the problems, typical resolutions to the problems, and my recommendation on how best to proceed regarding the problem. There will probably be pictures in the report, but I won't put pictures in just for the sake of putting pictures in to prove to you that I have a camera or that I know how to take pictures or that I took pictures at the inspection. I only use pictures to show you areas where I went that you probably didn't -- like the attic, roof, or under the house -- or to show you something that doesn't have a general term to go with the technical jargon that home inspectors sometimes have to use. The report is also interactive, so there will be links to documents that I have written for my Clients and web sites that I have found useful. If something piques your interest, click on a link and read all about it!
Question: When will I get the report?
Answer: Generally, within 24 hours of the end of the inspection. There are exceptions depending on the condition of the property and how many notes I had to make, and sometimes -- rarely, though -- weekends and holidays might play a factor.
Question: What if I have questions after I get the report?
Answer: You should feel free to contact me at anytime. I really do answer my phone 24 hours a day, 7 days a week, and that includes so-called "after hours," weekends, national holidays, and major sporting events. I realize that you could have problems with real estate at any time, so I'm here to help. I have over 40 years of real estate experience, so take advantage of that experience and call me if you, your family, or even a friend or business association has any questions about anything, either on the property you just bought or on their properties. You can also email me if that works better for you.
Question: Will you come by to help me if necessary?
Answer: Absolutely! If you're close by and I can just zip over there, I typically don't charge anything. If you're far away, or you have a problem that might require some detective work, I usually charge $100 per hour. We'll talk about your specific needs on the phone first, though, because if I can give you some guidance over the phone, I never charge for it.
Question: I'm probably going to renovate the house I'm buying. Do you have any advice?
Answer: Yes. Once you've finished your renovation budget, add at least 25% for unforeseen circumstances and conditions. I can't see into walls and other areas when the house is furnished, and older properties that need renovation quite often have problems that could not be detected at the time of the inspection. If you need help, though, please call me and take advantage of my vast experience in real estate.
Question: Is it okay if I provide a copy of the report to other people?
Answer: Absolutely! While many home inspectors seem to be protective of their reports, I want as many people as possible to see the quality and thoroughness of the job that I will do for you, so I have no problems with you provide a copy of the report to other people. The thing you need to be careful about if you decide for whatever reason not to buy the property is that you generally don't want to provide a copy to other possible buyers of the property. You paid for the report, so you should let other prospective buyers pay for their own report, especially since real estate conditions can change on a daily basis, either due to neglect by anyone living on the property or by neglect because no one is there to take care of a vacant property. If you have any questions about the appropriateness of providing a copy to someone else, please call me.
Question: Will you do any needed repairs for me?
Answer: Working on properties which I have inspected creates a conflict of interest and goes against not only my personal ethics — I could find things that I could repair for additional money, and you might never know that those repairs didn't need to be done — and the ethics of the various state and national trade associations. If home inspectors could, they might be able to find a lot of problems that actually were not there, and we don't want to put ourselves into that situation. So those of us who adhere to the Codes of Ethics of any of the state or national trade associations refrain from working on properties that we inspected. Most Codes of Ethics prevent such work for a period of one year after the inspection, but I highly recommend that you have any needed repairs done before then.
Question: What's the best way to find someone to work on my property for me?
Answer: I encourage you to call around and get three quotes. Then pretend that you are an Olympics judge and throw out the high estimate and the low estimate, and take the middle estimate. That usually ensures that you will get good service, good materials, and quality workmanship. If you ever have any doubts about an estimate -- if you think that someone is trying to take you to the cleaners and there are no clothes involved -- call me and I'll help you work through the estimate.
Question: What is the best way to get repairs done, have the Sellers do them or take a Seller credit and have them done myself?
Answer: That is going to depend on several factors. If there is a lot of damage or deferred maintenance, making the home somewhat unsafe, you should certainly have the repairs done before you move in, preferably before close of escrow while someone else still owns the house since occasionally accidents happen resulting in extensive damage to the property. If the home is safe to live in, and you or someone in your family or circle of friends has the necessary skills to do the work, then you could consider having the repairs done yourself. Another thing to consider is that the Seller will usually -- not always, but usually -- choose the least expensive route to do the repairs, and they might not be up to the quality that you would do if you had them done yourself. If you and the Seller cannot agree on how to have repairs done, get those three estimates that I talked about in the previous question and take the money for the middle estimate. Then hire the people you want to do the work, perhaps even putting in a little money of your own to get the higher quality than what the Sellers might do.
Question: Will you do a mold inspection?
Answer: No, because I'm not licensed in the State of California to do mold testing. Mold spores are found virtually everywhere on Earth. You are breathing them in as you are reading this. It's when you provide moisture and an organic substrate for the mold to grow on that you have problems. Mold can literally crop up overnight, so the best way to take care of mold is not to let it get a good foothold to begin with. I remember when I was young and Spring Cleaning meant getting out the Clorox and stainless steel wool and cleaning all the mold out of our bathtubs and showers. Now we just tend to sue everyone rather thank practicing responsible home ownership. If you see mold, or smell mold (or a musty smell), you can be reasonably certain that you have mold somewhere. Now it's just a question of finding out where the water source is that's allowing it to thrive. Check under your sink cabinets because that is the most common place to find mold, followed by any areas under a leaking roof or where your water pipes are leaking. If you need help tracking down mold, contact me. I am significantly sensitive to it, so my nose often leads me to where it is.
Question: What can you tell me about radon?
Answer: Radon is a colorless, tasteless, and odorless radioactive gas that forms from the decay of trace amounts of uranium that naturally occurs in soil. Generally, radon is not a significant problem in San Diego County like it is in other areas of the country. There are, however, some isolated pockets of radon problem areas in the County. If you're concerned about radon levels, check the California web site for your zip code. If you need help in analyzing the data provided by the State of California, please feel free to contact me. Radon is a fairly new issue, so sometimes there isn't enough data to be statistically significant, yet the data that is available can make it look like there is a significant problem. Radon research is ongoing.
Question: Would you recommend a home with gas appliances or one that is all electric?
Answer: If you had asked me back in 2000-2001 when, unknown to most of the public, Enron was manipulating the energy market, I would have told you all electric because very few of us thought that the cost of electricity would come back down to reasonable levels. Many people here in California switched from all electric to gas at that time. Because there is so much natural gas here in America, gas will probably always be less expensive than electricity, so while gas appliances generally are more expensive to buy initially, they can pay for themselves very quickly in the form of lower utility bills. As far as my own personal preference goes, I like gas furnaces and water heaters, but I like electric ovens, cook tops, and ranges.
Question: Why is there such a vast difference in your prices?
Answer: I'm not your average home inspector, but I also realize that one size does not fit all. What one person needs in a pre-listing inspection is not nearly adequate for what another person needs when buying a house. Even when buying a house, one's needs, wants, and goals could be entirely different. For example, someone buying a brand new, never-been-lived-in home probably wants to know about the small hole in the screen window, or the scratch on the drawer in the bathroom. In the overall scheme of things, those are not significant, but when one is buying a brand new, never-been-lived-in home, well, one wants it to come undamaged so that one can cause the damage oneself, and have the memories related to the damage. If a property renovator is buying the property, he probably doesn't care that all of the appliances are from the mid-1970s because he's going to gut and renovate the property and install brand new modern appliances. Many sports stars who spend so much time on the road hire me to not only do a home inspection, but to inspect the repairs once they are done, to attend the final walk through to make sure that no move-out damage has been done, and to meet them at their new home when they get back from the sports team's road trip to introduce them to their property. Obviously, I'm willing to do whatever my Clients want, but my time is all that I have to sell, so if what you want requires more of my time, then I charge me. If you have any questions about which of my various services is right for you, contact me. I like to make money, of course, but not needlessly. I'd rather you be happy both in the short term and the long term so that I can have you as a satisfied Client, one who's likely to refer my services to others.
Question: If I'm just comparing prices and home inspectors, what should I know?
Answer: First, know that all home inspectors and their prices are not the same. Second, the first thing you should ask a home inspector is how long they have been in business and how many inspections they have done. Experience can be a significant factor in your favor in this industry. DON'T BE A HOME INSPECTION EXPERIMENT! Third, ask a home inspector if s/he is a member of any home inspection trade associations or better business associations. Many are not because the cost of membership is not inexpensive, and the requirements of membership are not easy. One you have the answers to those questions, ask about their pricing. For the most part, the answers to the first questions will give you a good idea about their pricing.
Question: I've heard that most home inspectors in Southern California don't walk on roofs. How do they inspect it, then?
Answer: It's not necessary to actually walk on a roof to inspect it. All one really needs to do is get higher than the roof, and with all of our mountains and valleys, it's not as difficult as you would think to get higher than the roof. Additionally, many of our insurance companies will not provide coverage if we actually get on the roof because it is so easy to cause damage, and since home inspectors are not licensed in the State of California, many of those same insurance companies deem us not qualified to get on the roof of someone else's home. Along with using a ladder at the roof eaves to get as good a view as possible, I will do everything I can to get the best view of your roof, including using binoculars, a camera with a telephoto lens, and even walking around the neighborhood to get to better vantage points. Many of my Clients have gotten new roofs, roof repairs, or tens of thousands of dollars towards the cost of a new roof, so rest assured that your roof will be properly inspected.
Question: My insurance company is asking me all sorts of questions about the home, and I don't know the answers. Can you help?
Answer: Absolutely. Even if I didn't do your home inspection for you, I can help you answer your insurance company's questions. If I did your home inspection, look in Section B and that will have all the answers to insurance questions that I know about. If you need additional help, simply contact me.
Question: I'm worried about termites because of a previous home I owned. Will you do a termite inspection?
Answer: Termite inspections and inspections for wood rot and other wood damage are reserved by law to licensed pest control professionals. Very few, if any, professional home inspectors also have pest control licenses because of the vast difference in the two professions and the cost of licensing. Remember that California has no licensing for home inspectors, which has always been one of the reasons why there seem to be so many home inspectors. Most professional home inspectors, though, know what a termite looks like, what termite damage looks like, and the tell-tale clues about whether termites are in the area. However, when you get the home inspection report, if the home inspector found such damage or clues, s/he'll probably use the term "wood-destroying pests and organisms" and recommend further evaluation, inspection, or investigation by a licensed pest control professional. Here in California, licensed pest control professionals can do "destructive testing." That means that if they see visual clues, they can bring out the awl, pick, hammer, screw driver, and whatever other implements they might have to actually dig into the wood and cause damage, and even if there was no termite damage, the Seller now has damage to the home that wasn't there previously. Licensed pest control professionals also have the privilege of "findind" damage or infestation, even when none is present, and the present a bill for correcting the damage or infestation, even being allowed to repair the damage or infestation themselves. Personally, I consider this a conflict of interest, but it's something that California allows, so we all have to work with it.
Question: I'm concerned that the house I'm buying might have been used as a drug lab. What should I do?
Answer: Many drugs, especially those manufactured in illegal drug labs, can leave behind residue that creates indoor air pollution. I would recomend having a licensed indoor pollution professional test the indoor air quality of your home to determine what dangerous substances might be present.
Question: What can you tell me about asbestos?
Answer: Asbestos has been a useful substance among builders and manufacturers because it is resistant to damage from heat, electricity, and many chemicals, has excellent tensile strength, and absorbs sound very well. Consequently, many older homes, especially those built before 1980, could have asbestos vinyl flooring, asbestos ceiling tiles, and asbestos insulation, particularly vermiculite insulation spread throughout the attic and insulation on the exhaust flues for the furnace, floor heater, wall heater, and water heater. Although asbestos can cause mesothelioma, lung cancer, and asbestosis, generally asbestos fibers have to be inhaled to cause health problem. I always recommend replacing vinyl flooring since the simple act of walking on it can scrape fibers into the air. If the ceiling tiles or the insulation in the attic or on exhaust flues is in good condition, generally it can be left in place. However, I would still recommend replacing it as soon as financiall feasible. If you have what is known as "cottage cheese" or "popcorn" texture on your ceilings, and your home was built prior to 1980, it's highly likely that it contains asbestos, so if you're putting up modern lighting fixtures, especially recessed lights and ceiling fans, be aware of that and take appropriate precautions while your "damaging" the ceiling for the installations.
Question: What can I do about damage that the Sellers might cause after the home inspection?
Answer: Great question! Personally, I think that having a home inspection done while the home is still furnished and occupied is not the thing to do. However, real estate transactions are structured so that one of the first things you do is a home inspection while in actuality it should be one of the last things you do. Consequently, pay attention to your home inspection report and how the inspector documents the conditions at the time of the inspection. If he says that he could not get into bedroom two because the door was locked, have the home inspector come back out to inspect that room. If he says that the water heater in the garage was not accessible because of excessive furnishings and storage, have the home inspector come back out to inspect the garage once everything is removed. In some cases it might require working with your Realtor to ensure that your interests are protected so that you can still cancel or postpone escrow closing until you are satisfied with the condition of the home. Certainly make sure that you attend your final walk-through, which typically occurs either on the day of closing or a day or two before. The home should be vacant and you, your Realtor, and your home inspector can examine any areas that were not visible or accessible at the time of the inspection.
Question: What recourse do I have if I rented my home back to the Sellers for three months and found damage after they moved out?
Answer: Rent-backs are quite common when buying and selling real estate, but the part of the equation that is often ignored in rent-back situations is damaged caused during the rental period. In any other type of rental situation, a security deposit would be required of the Renters. Too many times when buying and selling, though, Realtors or the buyers try to get as much money for monthly rent and forget about the security deposit, a very poor decision which, in some cases, the Seller/Renters take out on the property. If you discover damage after you move in, certainly look over your home inspection report, as well as any notes you made during your final walk-through, and consult with your Realtor or a good real estate attorney to determine your options.
I specialize in Real Estate SOLUTIONS. Every house and every Client is unique, and every problem can be solved, especially if one is educated about those problems, their typical causes, their typical resolutions, and the possible consequences of doing nothing.
If you're a first-time home buyer, you'll appreciate my home inspection report with links to documents in my Real Estate SOLUTIONS library, documents to provide you with the knowledge, in plain English, to help you stay safe in your home and take care of it without spending an arm and a leg or waiting until the disaster happens. If you love flowers and wildlife, you'll love my Vegetation section, and if you live in the outback where wind-driven wildfires seem to be becoming a way of life, you'll like my ebook titled "Protecting Your Home From Wind-Driven Wildfires Using Vegetation, Landscaping, and Home Maintenance."
My real estate experience comes from over forty years in seven states working as a Realtor, property renovator, plumber, roofing contractor, heating and cooling technician, landscaper, and a property consultant/home inspector. I've been collecting real estate books, magazines, and newspaper articles since tenth grade, and I'm currently in the process of scanning a lot of material and making it available online as my Real Estate SOLUTIONS Internet library. It is accessible only to Clients and registered library users because some of the materials are copyrighted so they cannot be made available to the general public online.
My home inspections include all the standard items -- roof, foundation, plumbing, electricity, etc. -- but I believe I'm one of the few inspectors who will comment on the whole property and not just the main house. I also offer pool and spa inspections, as well as tennis court inspections, either separately or in conjunction with a home inspection.
My insurance company once told me that during the course of a home inspection, I inspect dozens of systems, hundreds of components, and thousands of items, so just how large your home is will determine just how many components and items I have to inspect, which then determines the time required to inspect them. Generally, it takes me about 1½ hours for every 1,000 square feet, more if the property has a lot of deferred maintenance, is older, or is occupied. New construction and vacant homes generally take a little less time.
If you have a simple question about real estate, or a home inspection or the subsequent report, feel free to contact me. Knowledge is power. I answers my phones 24/7. Go ahead and call. Do it now!
Although I work with buyers, sellers, and Realtors of all types, I specialize in working with:
Each Client's needs, wants, and goals, are different, and you should have a home inspector who is willing to work with you and your Realtor to meet yours.
I offer various special discounts for special groups on my services for:
I also specialize in research and writing, so remember to check out my helpful and informative Active Rain blogs by simply clicking here.
I also have a full-time Marketing and Business Consulting business dedicated to helping the self-employed and new business owners take their businesses from conception to founding to start-up and profitable annual growth. See my Marketing and Business Consulting profile here at ActiveRain.
Just what is involved in a home inspection?
My insurance company tells me that with each property I inspect, I look at
All for just a few hundred dollars and about 1½ hours for every 1,000 square feet. That's why it's absolutely necessary that buyers get a qualified home inspector to look over the property before taking on the maintenance liability that a property inherently brings with it. With over 44 years in real estate -- Realtor, home inspector, roofer, plumber, landscaper, pool/spa construction, and more -- I have the experience and the bedside manner to help you understand your property in terms its condition at the time of the inspection, what that condition means, and how to stay safe on your property and easily take care of it.
Clients also have to put up with me. I might stop by at any time after the inspection to see how your doing, and if I do, I want to see that property at least in as good of condition as it was when I inspected it, preferably better!
Power Partners
If you need help finding a real estate professional -- like a plumber, electrician, etc. -- feel free to contact me. I have a lengthy list of people that I trust to do great work and treat you right at the same time. If you're ever getting quotes for work on your property, and you think that someone is trying to take you to the cleaners even though there are no clothes involved, give me a call. I'll help you work through those quotes to determine if they are reasonable for the work you're asking to be done. Don't go it alone; I'm here to help.
The International Association of Certified Home Inspectors
I have been a member of the International Association of Certified Home Inspectors (INACHI) since March 2003. INACHI is the largest home inspector trade association with over 9,000 members. Previously during my home inspection career, I have been a member of the American Society of Home Inspectors (ASHI - about 4,000 members), the California Real Estate Inspection Association (CREIA - about 1,200 members), and several other smaller associations. INACHI has the most active message board in the industry, allowing knowledge and answers to questions to flow freely at all hours of the day and all days of the week.
Interested in having some fun?
Try my Manic Monday and Frenetic Friday pop quizzes. They are fun and informative at the same time, and not hard at all. You can access them here: http://activerain.com/blogs/russel/tags/pop%20quiz
Inspired by nature?
Find my various nature posts, including my Gardening Handbook, here: http://activerain.com/blogs/russel/tags/nature.
Do you have crackophobia?
Some people see any type of crack in foundations, ceilings, or walls, and think the world is coming to an end. Not so. Many cracks are just an inherent part of the property, such as common drywall seam cracks, diagonal cracks at door and window corners (both inside and outside), and cracks in the concrete garage floor, patios and porches, and walkways. You can find some good lessons on cracks and what causes them here: http://activerain.com/blogs/russel/tags/lessons%20on%20cracks.
Inspired by photography?
All of my blog entries have various pictures in them, and if you love cats, you'll enjoy the pictures of my ginger tabby, Zoey the Cool Cat, scattered throughout my blog entries. Photography, specifically nature photography, is one of my avocations, so you'll also find pictures from the San Diego Zoo, our beaches, our ever-blooming flowers, and more. Prior to June 1, 2009, pictures were taken with various digital cameras: Samsung, Hewlett Packard, Sony, General Electric, etc. After June 1, 2009, pictures have been taken with a Canon Rebel XSi digital SLR camera using various macro, wide angle, and telephoto lenses.
Home Inspection Testimonials
Marketing & Business Consulting Testimonials
If you're interested in my Marketing & Business Consulting company, here are some testimonials for my work in that area:
Additional Testimonials
You can find testimonials about my marketing, home inspections, customer service, and simply my willingness to help at www.russel-ray.com/testimonials1.html and at www.mywiseoldgrandmother.com/testimonials.html.
ActiveRain Corp. is not responsible for the accuracy of the site's content (which is written by members of the ActiveRain Real Estate Network) and does not endorse the views of the real estate agents, mortgage brokers, and others listed here.
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