I wanted to take a moment to introduce myself a bit. I bought the Louisville home inspection franchise about two years ago and have grown it into a thriving business in a very short time. The main reason we have been successful is our team concept.
You know a bit about the team: rather than one generalist at a home inspection, you get a team of experts including a Master Inspector, a Systems Analyst, and a licensed heating and air conditioning technician. The team fills a need, and that is for a thorough, professional look at a home. Several other companies in Louisville offer good home inspections, but our approach is superior because of the layers of backup. Let me explain.
Two days ago we were in a house that was in pretty good shape. As I was finishing up my primary duties, I went through the home room by room and cross-checked what the Systems Analyst had viewed. I spotted a water stain he had not picked up. Together we investigated and pinpointed the source of the problem. Later that same day he pointed out an item I had missed. Backup is a wonderful thing!
For every home inspection we check approximately 400 items. Having two sets of eyes (or sometimes 3) can save a lot of trouble for the buyer. Although we try, nobody is perfect, and that backup look has been critical on more inspections than I can count.
I come from a military background. I am a retired Colonel and flew the B-2 Stealth Bomber for a very long time. Teamwork, discipline, professionalism- those words mean a lot to me, and they are synonymous with the level of service you can expect from my company.
I figure if the country can trust me with a $2 billion dollar airplane, you can trust my company to inspect your home.
Next week: what is a sill plate anyway?
HT initial
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Thursday, April 28, 2011
Monday, April 4, 2011
Basement leak, Louisville
First, the good news: it doesn't rain monsoon rains in Louisville very often. The bad news: when it does, it's usually after it has been incredibly dry for a very long time. The result can leave hapless homeowners (with basements) feeling a little like the folks who weren't able to make it aboard with Noah. Not much you can do once it starts to rain! The time to prepare is now.
The fact is that basements are not waterproof unless made so by a waterproofing company. True, when a home is first constructed (nowadays), several measures are put in place to reduce the likelihood of water intrusion in the basement. However, over time basements develop small cracks, and if the surrounding earth becomes saturated with water, that water has a way of seeping in to your basement.
So the first step is to determine if you really even care. If your basement is not finished, is a little water acceptable? If it is, you're finished here and can skip the rest of the blog. If not, you have a couple of options, from the least expensive (interior caulking of the cracks) to more expensive (exterior patches of the cracks), to the most expensive (new tile drains, sump pump addition, and sealing). Each of these options involves varying degrees of cost, so I take you back to the first sentence: is it really a big deal for your basement?
In 2010, Louisville had the perfect storm for basement leaks: an incredibly dry summer following by a couple of days of deluges. Homes that had never leaked began to leak like sieves. Why? Because the unusual drought caused slight shifts in the foundation that opened existing cracks (or developed previously non-existing cracks), and didn't have a chance to shift back slowly as the earth regained moisture. Instead, the heavens opened up and the rains fell. And the basements got wet. And the waterproofing companies made a lot of money.
Next week: home inspectors in Louisville and a little bit about Brian O'Rear and HomeTeam
The fact is that basements are not waterproof unless made so by a waterproofing company. True, when a home is first constructed (nowadays), several measures are put in place to reduce the likelihood of water intrusion in the basement. However, over time basements develop small cracks, and if the surrounding earth becomes saturated with water, that water has a way of seeping in to your basement.
So the first step is to determine if you really even care. If your basement is not finished, is a little water acceptable? If it is, you're finished here and can skip the rest of the blog. If not, you have a couple of options, from the least expensive (interior caulking of the cracks) to more expensive (exterior patches of the cracks), to the most expensive (new tile drains, sump pump addition, and sealing). Each of these options involves varying degrees of cost, so I take you back to the first sentence: is it really a big deal for your basement?
In 2010, Louisville had the perfect storm for basement leaks: an incredibly dry summer following by a couple of days of deluges. Homes that had never leaked began to leak like sieves. Why? Because the unusual drought caused slight shifts in the foundation that opened existing cracks (or developed previously non-existing cracks), and didn't have a chance to shift back slowly as the earth regained moisture. Instead, the heavens opened up and the rains fell. And the basements got wet. And the waterproofing companies made a lot of money.
Next week: home inspectors in Louisville and a little bit about Brian O'Rear and HomeTeam
Friday, March 18, 2011
Lead-based paint testing, Jefferson County, KY
Essentially there are two categories of tests: a spot test taken at a defined, limited location, and a comprehensive test that samples and assesses the entire building.
After quite a bit of reading and research (feel free to peruse the KARs that deal with this issue, but they aren't written in a way that makes much sense) and discussions with various labs across the country, I was finally able to get in touch with the EPA's point of contact for our region. After speaking with her directly, all of my questions were answered. It was a two-week process, but I'll spare you the details and cut to the chase.
The bottom line is that a home inspector (or anybody, for that matter) can take spot samples onsite. However, if you want to get a full-blown assessment of the property you will need to contact a certified LBP inspector. The assessments can cost upwards of $1,000, but as mentioned before they are comprehensive and have the potential to "clear" a home, which can be a great marketing advantage. The other side of it, of course, is that if the house has LBP it needs to go on the disclosure...
We carry LBP test kits with us on each inspection (just like we carry our mold kit and radon kits, too), so if you need a test we can do it for you on the spot. The cost is $49 per area sampled, and once we take the sample we ship it to the lab for analysis. Turnaround is generally two business days.
Next week: there's a crack in my basement, and it leaks after heavy rains. What should I do? It rains more in Louisville than I ever thought it would...
After quite a bit of reading and research (feel free to peruse the KARs that deal with this issue, but they aren't written in a way that makes much sense) and discussions with various labs across the country, I was finally able to get in touch with the EPA's point of contact for our region. After speaking with her directly, all of my questions were answered. It was a two-week process, but I'll spare you the details and cut to the chase.
The bottom line is that a home inspector (or anybody, for that matter) can take spot samples onsite. However, if you want to get a full-blown assessment of the property you will need to contact a certified LBP inspector. The assessments can cost upwards of $1,000, but as mentioned before they are comprehensive and have the potential to "clear" a home, which can be a great marketing advantage. The other side of it, of course, is that if the house has LBP it needs to go on the disclosure...
We carry LBP test kits with us on each inspection (just like we carry our mold kit and radon kits, too), so if you need a test we can do it for you on the spot. The cost is $49 per area sampled, and once we take the sample we ship it to the lab for analysis. Turnaround is generally two business days.
Next week: there's a crack in my basement, and it leaks after heavy rains. What should I do? It rains more in Louisville than I ever thought it would...
Wednesday, March 9, 2011
Lead-based paint testing in Louisville
LBP (lead-based paint) began to be a recognized issue in the late 1940's. By the early 1950s most US-producers and suppliers of interior paint had voluntarily removed LBP from their shelves due to the health concerns. Exterior paints were not far behind, and by the early 1960s there were virtually no lead-based paints on the market in the US. Louisville and southern Indiana (Kentuckiana) were aligned with those broader domestic trends.
The good news, then, is LBP is probably not an issue for any homes built after the early 1950s. The bad news is that recent EPA guidance mandates that any home built in 1978 or before must comply with certain very strict rules regarding lead-based paint, specifically as it pertains to any remodeling.
The EPA's website is www.epa.gov/lead, and it is somewhat informative. What a consumer (and a realtor) should know is that they should always confirm that a contractor who may be involved in disturbing painted surfaces (this can include plumbers, painters, cabinet installers, etc- anybody who disturbs the paint) must be certified through a federal process. Some states have state-specific guidelines, but neither Kentucky nor Indiana were in that category as of the time of this writing.
So go to that website and look to the right. Click the icon, and then check to ensure your contractors are on the list. Having work done on your home without a certified contractor can cost you severe penalties. The oddity of the rule is that you, as a homeowner, can do all of the work yourself if you'd like, and you don't have to be certified! It is an "out" by the EPA to remove some of the burden for homeowners.
Next week: testing for lead-based paint in Jefferson county, KY.
The good news, then, is LBP is probably not an issue for any homes built after the early 1950s. The bad news is that recent EPA guidance mandates that any home built in 1978 or before must comply with certain very strict rules regarding lead-based paint, specifically as it pertains to any remodeling.
The EPA's website is www.epa.gov/lead, and it is somewhat informative. What a consumer (and a realtor) should know is that they should always confirm that a contractor who may be involved in disturbing painted surfaces (this can include plumbers, painters, cabinet installers, etc- anybody who disturbs the paint) must be certified through a federal process. Some states have state-specific guidelines, but neither Kentucky nor Indiana were in that category as of the time of this writing.
So go to that website and look to the right. Click the icon, and then check to ensure your contractors are on the list. Having work done on your home without a certified contractor can cost you severe penalties. The oddity of the rule is that you, as a homeowner, can do all of the work yourself if you'd like, and you don't have to be certified! It is an "out" by the EPA to remove some of the burden for homeowners.
Next week: testing for lead-based paint in Jefferson county, KY.
Tuesday, February 22, 2011
Mold Remediation in Louisville, KY
It is important to know that mold remediation is typically an achievable goal. Most mold problems can be taken care of for not too much expense, keeping in mind that you want to first eliminate the source of the water intrusion and then remediate the mold.
Broadly, there are two types of surfaces in the home that mold can grow on: porous and non-porous substrates. Porous substrates include wallboard, carpet, and wood, and non-porous include tile, windows, plastic or plasticised coatings... you get the picture.
Non-porous can be addressed in several ways, but to be blunt, the veyr best way is to remove and replace the non-porous surface. If that is not possible or feasible, it may be possible to treat the area and then seal it. Non-porous surfaces simply need to be cleaned, but most homeowners do not have the expertise or the correct cleaning solutions to effect such a fix. My best advice, after seeing more than my share of owner-induced disasters, is leave it up to the professionals!
One of the best companies we have worked with is AdvantaClean. As always, check them and others out, get multiple quotes, do your own homework, etc.
Their website in Louisville is
http://www.advantaclean.com/index.php?option=com_k2&view=item&id=177:mold-removal-|-air-duct-cleaning-|-water-damage-repair-|-louisville-ky&Itemid=66
They serve Louisville, Oldham county, and southern indiana (Kentuckiana).
HomeTeam does mold tests in that same area.
Next week- lead based paint testing, and what you need to know about it.
Broadly, there are two types of surfaces in the home that mold can grow on: porous and non-porous substrates. Porous substrates include wallboard, carpet, and wood, and non-porous include tile, windows, plastic or plasticised coatings... you get the picture.
Non-porous can be addressed in several ways, but to be blunt, the veyr best way is to remove and replace the non-porous surface. If that is not possible or feasible, it may be possible to treat the area and then seal it. Non-porous surfaces simply need to be cleaned, but most homeowners do not have the expertise or the correct cleaning solutions to effect such a fix. My best advice, after seeing more than my share of owner-induced disasters, is leave it up to the professionals!
One of the best companies we have worked with is AdvantaClean. As always, check them and others out, get multiple quotes, do your own homework, etc.
Their website in Louisville is
http://www.advantaclean.com/index.php?option=com_k2&view=item&id=177:mold-removal-|-air-duct-cleaning-|-water-damage-repair-|-louisville-ky&Itemid=66
They serve Louisville, Oldham county, and southern indiana (Kentuckiana).
HomeTeam does mold tests in that same area.
Next week- lead based paint testing, and what you need to know about it.
Mold testing- Louisville
If you have ever been in a damp home you know what it smells like and feels like. Often during a home inspection we will enter a home and almost immediately get the indications that something is growing, and it's not just the tomato plants.
Mold testing is pretty straightforward, and there are several ways to accomplish it. The question often is, "if I know (or think I know) the smell and the grey spots are mold, why should I bother testing? Why not just go straight to mold remediation?"
The answer is complex, but it revolves around the fact that there are thousands of different mold spore types, and each of us is affected differently by those spores. Some mold spores seem to have a more detrimental effect on people (remember the stacybotrus, or "black mold" hype several years ago?). So the answer to the question is dependent on whether you want or need to know not only the presence of mold, but also the spore type. If the samples come back as elevated for hyphae, for example, it's probably not as alarming as if it comes back for, say, stachybotrus, aka, "black mold".
Next week- what do I do if my mold sample comes back elevated?
Mold testing is pretty straightforward, and there are several ways to accomplish it. The question often is, "if I know (or think I know) the smell and the grey spots are mold, why should I bother testing? Why not just go straight to mold remediation?"
The answer is complex, but it revolves around the fact that there are thousands of different mold spore types, and each of us is affected differently by those spores. Some mold spores seem to have a more detrimental effect on people (remember the stacybotrus, or "black mold" hype several years ago?). So the answer to the question is dependent on whether you want or need to know not only the presence of mold, but also the spore type. If the samples come back as elevated for hyphae, for example, it's probably not as alarming as if it comes back for, say, stachybotrus, aka, "black mold".
Next week- what do I do if my mold sample comes back elevated?
Tuesday, February 1, 2011
Radon basics- Pt 3- Mitigation
These photos are from my home's radon mitigation system
http://www.thisoldhouse.com/toh/video/0,,20046344,00.html
As you can see, it's not rocket science (or as my former T-38 instructor pilot used to say, "It ain't rocket surgery). The simple principle is to transfer the negative pressure from inside the home to outside, and the fan does that pretty easily.
In Louisville and southern Indiana, a reputable radon mitigation company will do the work for around $1,000. Prices vary based on the configuration of the home and the aesthetic impact, but to do the basics it is usually less than $1,000.
At HomeTeam we always have a home inspector on each inspection who is also a Certified Radon Measurement Professional. We can do radon tests in conjunction with a home inspection or as a stand-alone radon inspection- just let us know what your needs are and we will serve you.
Next week: do you smell that?
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