Bristow, VA

I have learned not to enter a property without an agent present. I have learned not to be alone with a client during a home inspection without the agent present. During the home inspection, I prefer to have the agent walking around with us and not sitting in the kitchen catching up on text messages.

Why?

Because I have learned that some sellers are desperate enough to do anything to sell the house. In my experience they have gone so far as to try to booby trap my inspection, and lay land mines for me to step on.

There is only one way I can protect myself. Witnesses.

This is my experience in just the last 18 months:

~~ When testing the washing machine the knob simply came off in my hand. Everyone saw it. That wasn't the only appliance broken in the house. The seller placed the knob like that for me to "break," said I had broken it, and that I probably broke all the other things in the house too, so the inspection report was not valid. My client's agent said no and described the experience. The seller went so far as to mail me a receipt for the "repair," for $480! He could buy a new washer for that. I ignored the receipt and did not hear further.

~~ I turned on another washer and we all went upstairs to check it out. Coming back down for my ladder I found the middle level flooded and flooding! Before turning on washers I always check behind to see if the connections are properly made. Only then do I turn it on. This leak was coming from inside and underneath the machine. It flooded the basement too. My client's agent called the other agent, who let this slip, "Oh no! He said he would have that fixed before the inspection!" My position was that I am there to test things. The seller harassed me for two weeks, to no avail, and let it drop. Turns out this had happened before.

~~ Arriving at the house to the buyers anxiously waiting for me in the driveway, they pointed out the chimney on the house, leaning and separated from the house about 6" at the top. We discussed the possible reasons and I put it on the report. I received an angry phone call that night from the seller saying I had gone onto the roof, pushed they chimney over with my legs, "so you would have something to put on the report! I'm suing your A$$!" I said, "Sir, I am strong, but not that strong. Good luck with your lawsuit."

~~ A recent roof repair revealed a carefully finished drywall repair with just joint compound, and a lot of primer and paint. From the attic I could see loads of a "moldy" substance. A basement room similarly smelled very moldy, and I could see a horizontal foundation crack leading from the furnace room toward the direction of that room. There was a similar amount of primer and paint used there. It was noted on the report. My clients bolted. That evening an irate seller called me, said I "cost [him] $350,000," and that he was coming to my house to "let [me] have it!" I told him he didn't want to deal with me and that if he shows up his rights are left in his car. I then immediately called the police to tell them of the threat and told them that in self defense I would use "protective force." (That gave me a phone record of two calls in a row.) The seller never showed up. Good thing!

~~ Some sellers had moving boxes carefully arranged along a concrete block basement wall. That was witnessed and noted on the report. My clients moved in to see a gaping, horizontal foundation crack right where the boxes were. Not good! They called me and an engineer. The sellers said that must have opened up after the inspection. Yeah, right... We said no, and that the crack had been "artfully concealed," which is the legal phraseology for such circumstances. The sellers ended up paying for wall reinforcement (the case didn't get further than that) and my clients were VERY upset, not even wanting the house.

My recommendation: Sometimes people are not honest. Be present with your favorite home inspector during the inspection. You don't want anyone stepping in it.

Bristow Virginia - Homes For Sale - Foreclosures and Short Sales

The rise in foreclosures and short sales has even touched the homes for sale in the Bristow VA market. Since September 2008, monthly foreclosure filings decreased by 10 percent across Virginia. Overall, in September 2009, Virginia ranked 17th in foreclosure rate amongst the 50 states, according to RealtyTrac.

According to the Virginia Association of Realtors, in the 3rd Quarter of 2009 median sales prices were down by 1.3% over the same period in 2008 while they increased 2.2% over the previous quarter (2nd Quarter 2009).

Currently there are 135 Single Family Homes listed for sale in the Bristow VA MLS in October 2009.

• 5 Foreclosures (3.7% of current homes)
• 86 Short Sales aka Preforeclosure (63.7% of current homes)
• 29 Resales (21.5% of current homes)
• 15 New Homes To Be Built (11.1% of current homes)

Based on current average homes sold in Bristow VA per month we currently have 4.6 month home supply. This is a .6 month home supply decrease from October 2009

With the right agent you can get a great deal on the current available Foreclosures and Short Sales.

Linda Coffey, Realtor®
Long & Foster Realtors

7526 Limestone Drive
Gainesville, VA 20155

Licensed in the Commonwealth of Virginia

(703) 973-2676

LCoffey@LNF.com

Has the Market Stabilized in Your Area? Get a Free Market Report to Find Out!

Bristow VA MLS Free Search Online for info about Bristow VA homes

Old house, new boiler, new flue, new connection to the old chimney. All good.

Except for a couple of things.

First, the hole beneath where the flues connect to the chimney has been filled with mortar.

That is not good.

Second, the new connection to the chimney required that the old connection from the water heater inclines downward. That impedes exhaust drafting.

That is not good, either.

On top of the hip roof, the chimney is on the side of the house. It is very high, too high for most ladders. And dangerous to access from the roof side. It is covered with a flue cap, which is good. But if something inside the flue, like bricks or spalling ceramic flue liner, should become dislodged and fall, how could they ever be removed? That clean-out port was there for a reason. To fill it with mortar is short sighted, at best. It is dangerous at worst.

If enough material should fall, it could conceivably clog the flue and the boiler/water heater's ability to discharge exhaust gases. The resulting back draft into the house could be deadly. It would be deadly over time - carbon monoxide is unkind.

Chipping that mortar out, putting in a new tube to allow easy access and sealing it tightly with a cute cover (tin plate, acorn, pineapple) would be an easy and good fix! And very Colonial!

My recommendation: When you see new installations, it is sometimes hard to know if they are installed correctly. Time to call a home inspector!

It's that time of year again. It's time for:

THE LIST

Specifically, the Fall/Winter Seasonal Chores List. You have to do it anyway, so this gift is for you.

Every year I will be driving home and hear on the news that it will get below freezing during the night. That's the time I usually realize I have not gotten ready for fall or winter. My hose bibs immediately spring to mind. Note: Obviously this is long past true for some of the country. My list is pretty complete, though likely not totally complete. No one ever knows everything. But, I thought it would be helpful to share some of it with you.

* Winterize the exterior hoses. Turn off the interior valves, open the exterior bibs and loose the little cap beside the interior valve to let water drain out.

* Test your smoke and carbon monoxide detectors. Replace the batteries if that has not been done in a while.

* Spruce up any disastrous exterior caulking. Be sure to use the right caulk for the right application! Caulking is the cheapest and easiest energy saver. Be sure the caulk is fully dried before it freezes.

* Boilers - check the safety relief valve.

* Steam Boilers - Each month, flush the blow-off valve on the low-water cutoff; test the water feed valves.

* Furnace - replace (or clean) the filters monthly; oil the fans or circulators; manipulate the duct dampers or register covers to divert more hot air downstairs and less up (do not close off air completely to any level or room). Oil furnaces should be checked for back puffing. Ideally, all furnaces should have annual maintenance examinations by a licensed professional.

* Clean moss on the roof - be sure to use something that does not kill the grass or garden shrubbery. A product called "Spray and Forget" is a recent favorite of mine.

* Clean gutters of debris. If your house is near many trees, solid gutter covers are highly recommended.

* Place sticky cricket catchers in the basement and garage.

* Septic system - pump the tank if it is time. If you have two fields this is a good time to divert to the unused field.

* Check your chimneys for creosote and sweep if needed.

* Improve foundation drainage as necessary.

* Test GFI outlets.

* Check the garage door reversing mechanism.

* Gas water heater - drain some water from the bottom valve to remove sediment.

* Open crawl space vents.

* Dryer - clean behind, clean what is possible of the vent inside the wall and check the vent flap outside for lint.

* Private water system - pump air into the tank if the pump turns on often.

* Sprinkler system - if you cannot do it yourself, have your maintenance company by to blow the water out of the lines, disconnecting things where necessary, so that only air is left inside. You don't want your tubing breaking underground over the winter.

* Kitchen - clean dust from behind or under the fridge; clean the range hood fan and replace vent screens; clean disposal (vinegar and baking soda work well, followed by lemon peels).

This is by no means a complete list, but it will serve you well. It works for me!

Preparation is everything. As a guy associated with the Boy Scouts for a long time, I can tell you it is good to "be prepared...!" That may be one of the best mottoes ever written.

My recommendation: Be regular and have foresight! Home maintenance, in the long run, costs about 1% of the value of a home per year. Pay attention to the small stuff, and the big things will take care of themselves.

NORTHERN VIRGINIA HOME FINDER

and then contact Karen and Art by Email or call us at 703-690-6569. Put our record of customer service, real estate experience and state-of-the-art technology to work for you in Alexandria, Arlington County, Fairfax County, Prince William County, Stafford County or the entire Northern Virginia Area.