Christmas Lighting Safety Tips



Image courtesy of Bing: Sparkling Holiday Lights Leavenworth, WA


Christmas decorations and lights really get us in the holiday spirit.  Before you get too far along, check out these safety tips for hanging Christmas lights:

•Only use lights that conform with safety standards and have been tested by a recognized testing laboratory.

•Check each strand of lights for damaged sockets or wires and loose connections.  I best to toss damaged strands and buy new.

•Don't overload extension cords and outlets!  Only link 3 standard-size sets of lights per single extension cord.

•If you must have a metallic tree, don't decorate it with electric lights.  Electrocution may result.

•Outdoors lights must have exterior use labels.

•Fasten outdoor lights securely.  Use insulated staples or rain gutter hooks. 

•Plug all outdoor lights into ground fault interrupters circuits to avoid potential shocks and blown fuses.

•Unplug lights when going to sleep or leaving your home.




Home For the Holidays: Thanksgiving Safety Tips

According to the National Fire Protection Agency (NFPA), Thanksgiving Day receives the most reports for home-cooking fires, which is the leading cause of home fires and home fire injuries. I compiled a list of reminders to make sure your family has a safe and fun holiday.



Picture from bhg.com



• Watch the stove. Unattended cooking is the leading cause of kitchen fires. Turn off appliances when no one is in the kitchen and set loud timers.

• Stay alert! Medicine, sleep depravation and alcohol consumption can all make you drowsy and less able to concentrate on safety.

• Remain tidy. Keep oven mitts, potholders, utensils, food packaging, bags, towels, etc. away from your stovetop and ovens.

• Keep a lid on it. Use a lid to smother small grease fires. Never use water.

• Shovel and de-ice the driveway and walkways to make sure your guests don’t slip on their way into your house.

• Shovel out additional areas for parking so your guests aren’t blocking roads.

• Don’t overload circuits! With crock pots, blenders and all the small appliances needed to make the feast you can easily overload the breaker. Only plug in 2 appliances at a time into a standard duplex outlet. Using an extension cord to multiple usage will increase the risk of overload.

• Know where your fire extinguisher is located.

From our home to yours…Happy Holidays!

Winterization Tips for Your Home

1. Clean gutters.
Clear debris from your home's gutters before the winter sets in. Clogged drains can bend gutters, promote ice dams and cause water buildup- all resulting in possible moisture infiltration through your roof and/or walls. Make sure the downspouts are carrying water away from the home's foundation. Clogged downspouts won’t help you either. After a big wind storm sometimes downspouts will fall off the drain pipes, so make sure they are firmly attached.

2. Winterize underground irrigation systems.
You may want to call a professional service to winterize your underground irrigation system. Turn your system off, then bleed the line (release pressure) and drain the water. Confirm that the settings are adjusted or that the system is completely turned off before the first freeze.

3. Clean the furnace and baseboards vents.
Due to seasonal dust buildup, you’ll probably notice a weird smell when you turn them on for the first time. Using “duster” computer keyboard cleaner works great for cleaning the vents on your furnace and baseboards but you can also use a dust broom or vacuum attachment. Throughout the winter you should change the furnace filters regularly. A dirty filter reduces air flow and efficiency and is a potential fire hazard.

4. Chimney sweep.
Inspect your chimney for creosote (baked soot) buildup which is highly flammable. Inspect the chimney for any obstructions: limbs, leaves, baseballs, etc. Wood stoves should be swept routinely throughout the winter. Make sure the spark arrester is properly screened to avoid debris buildup.

5. Wrap pipes.
Dealing with a busted pipe is never a good thing especially in the winter. Wrap exposed pipes in crawlspaces, basements or garages with pre-molded foam rubber sleeves or fiberglass insulation. Heating tape is an added measure that is commonly used in our area.

6. Store water hoses.
Turn off the water to your hose bibs. You should find a valve turnoff inside your home. Drain the lines and hoses. Then store the hoses away from the elements.

7. Check alarms.
Fire departments have tried to educate us that when you change your clocks for Daylight Savings, it’s also a prefect time to change your smoke detector batteries. Detectors should be replaced every 10 years. Additionally, testing them with a small bit of smoke is always a good idea. Check your carbon monoxide detector or buy one if you don’t already have one. Refer to the installation manual regarding correct placement for the detector.

Seller Costs: What the bottom line looks like.

There’s that old saying, “you have to spend money to make money.” When selling a house it’s important to remember the associated costs. Your realtor is very well educated on the subject and can elaborate more, but here is a short list of considerations for sellers. (1) Get Ready To List. Fix all those little repairs before the home is listed because the buyer will order a home inspection. No matter how small the issue is the buyer will use this as ammunition later. (2) Commission. While real estate commissions are negotiable the typical rate is 5 to 7% . (3) State Excise Tax. The seller pays this tax consisting of local and state. Most of Chelan County is 0.50% making a combined total of 1.78%. (4) Closing. When you sign on the dotted line there will be some closing costs summed up from: escrow fees, title fee, document fee and buyer’s closing fees. These can total up to 1 to 4%. (5) Loan Balance. All loans on the home must be paid off before transferring the title. (6) Federal Income Taxes. It is important to check with your accountant and prepare for the possibility of federal income taxes especially if the home is an investment property or used for business.

Seattle Home Show Oct. 8-10. Are you going?

The 12th annual "Seattle Home Show 2" is coming up Oct. 8-10th.  Are you going?  It seems like a great deal for interested parties.  It's just $10 with exposure to hundreds of home and garden product displays.  They'll also have cooking demos, wine tasting and speakers like nationally-known Joey Green, guru of weird uses for brand-name products and Brian Santos “The Wall Wizard” sharing his painting expertise.  With an online ticket purchase you receive free parking.  All tickets come with a 1 year subscription to Better Homes and Gardens magazine and a second day pass in case you can’t fit it all in the first day.  I thought about advertising at this event, but wasn’t sure how it sized up to Annual Seattle Home Show in the winter-- running now for 67 years.  Your thoughts?

Wenatchee - Leavenworth Tour of Homes Sept. 16-19

Tomorrow will start the North Central Home Builder Association's annual Tour of Homes with 8 homes throughout Leavenworth, Wenatchee and East Wenatchee. You'll get a little bit of everything in Central Washington from a grand home in the heart of the Bavarian-themed ski retreat town to an energy-efficient Energy Star home in the Apple Capital. AMS Inspection Services is a member of the NCHBA and will be helping on the tour so stop by and see us!


Details and Tickets HERE

No Surprises

Most home buyers are not a bit surprised by the results of a home inspection. The typical scenario is as follows: the buyer’s realtor has researched the property thoroughly and the seller disclosed everything. When the inspection reveals a surprise that’s when the buyer may have an opportunity to either negotiate the terms or back out of the contract to find a better fit for them. Most points identified during a home inspection are just typical maintenance reflective of the home’s age. The home inspection report provides a strong description of the home’s current state. With this valuable knowledge the buyer can make an informed decision.  To view a sample home inspection report go to http://www.amsinspection.com/.

Neighborhood Stabilization Summit

Foreclosures are a huge issue in the United States right now. After July resulted in the worst month in real estate history, the feds are starting to take notice. Today many important professionals met to talk about the compounded problems with foreclosed, abandoned and vacant properties. Read on...

http://www.mortgagenewsdaily.com/09022010_neighborhood_stabiization_reo.asp
by Jann Swanson

Community organizers, state and federal government officials, and representatives from banking, research and educations institutions are currently meeting in Washington at a REO and Vacant Properties Summit sponsored by the Federal Reserve Bank. The two day conference is focused on examining the problems associated with vacant and abandoned property and to explore approaches to neighborhood stabilization.

Governor Elizabeth Duke, Board of Governors of the Federal Reserve pointed out that the impact of each foreclosure goes far beyond that one home; a conference participant estimated that every blighted home negatively impacts five or six nearby homes. Therefore, in Cleveland for example, where 11,500 homes have been foreclosed, 60,000 others can lose value which leads to lower taxes to support schools and other community services. The residents who remain in a community suffer social losses as well as their communities decline.

Loose Toilets: Tip of the Week

Be sure to subscribe to our youtube channel to receive the Weekly Tip!  AMS Inspection Services is a home inspection company based out of Seattle and Wenatchee.

Top 3 Worst Excuses For Not Getting A Home Inspection

It costs too much.
Well, it is an added cost, but let’s remember…you are buying a house! How many thousands of dollars are you going to spend on this investment? A home inspection typically costs $200-$700 depending on the square footage. What if the inspector finds an issue that will result in $10,000 of repairs? Well, the $400 inspection doesn’t seem like such a bad idea anymore.

It may hold up the closing.
An inspection takes about 2 hours. We email our reports the same day or next morning. Let’s just say that this part of the purchase process is probably the fastest step.

I can get an inspection later if I feel that I need one.
Yeah, you sure could, but it may be a little late. If you get the inspection before the purchase is final you may have a valuable tool for negotiations.

We love what we do. We inspect homes in some of the most beautiful cities in America: Seattle, Wenatchee, Chelan and more. Our home inspections are the best investment you’ll make in preparing to own a home. Right now we are getting a lot of calls for pre-listing inspections because sellers are aware of cautious buyers. We are happy to answer any questions about the inspection process.

A Puddle of Problems

Water is a remarkable liquid. You know that saying, “give them an inch and they’ll take a mile.” This could be said for water. Without adequate grading (slope adjusting) and drainage a few rain drops may compound into a huge puddle of problems. The main objective with moisture concerns is to pull the water away from the home. This is remedied by roof, gutters, downspouts, grading and drainage. It seems fairly straightforward, but it’s always good to check these components regularly. Seasonal patterns can affect the integrity of your system. Ice build-up in the winter can bend gutters. Leaves will clog downspouts in the fall. Excessive rains in the spring way erode slopes or wash in debris to your drainage lines. Check your basement and crawl spaces routinely for signs of moisture. You may need to amend the grading to channel surface water away from the home if your puddles start turning into small ponds.

The Charm of Older Homes

We have inspected numerous old, turn-of-the-century homes in Leavenworth and Seattle. You know the ones…charming, romantic, classic, picturesque. With any home that has a long history you may start to see cracks and minor structural blemishes that need attention. This could include something minor like cracked plaster or drywall to small movements, bulges or cracks in the foundation. Don’t be too alarmed because this wear should not cause the house to immediately fall apart, but corrective repairs should be taken seriously in order to avoid any real problems. When looking to buy a home take this into consideration. Understand that older homes require a little bit more maintenance than newer homes. In our home inspection reports we’ll point out any areas that need attention, but you must recognize that this is typical of older homes. Figure out what is more important before narrowing your home search: age, location, price, size, etc. Then realize the characteristics of the type of home you are considering. 

Superfund Sites- there's nothing fun about them.

Asbestos

Most folks call us for a pre-purchase home inspection. Lately, we’ve received more calls for pre-listing home inspections from motivated sellers that want to have every advantage available to potential buyers. In any case, we include a structural pest inspection and then for an additional cost you can receive an Environmental Data Report. Wouldn’t you like to know about dangers such as asbestos, contaminated drinking water, formaldehyde, leaking oil tanks or lead-based paint? This EDR gives you information regarding potential environmental hazards in your neighborhood. The federal government calls Superfund sites “an uncontrolled or abandoned place where hazardous waste is located, possibly affecting local ecosystems or people.” You should know about potential risks to your health. More often than not, an Environmental Data Report is piece of mind.

Unique Central Washington Resorts

Bear Mountain Ranch

Can you think of anything better than 300 days of sunshine just a couple of hours drive from Seattle? How about sitting waterfront with the beautiful night sky clear of any city lights, traffic or smog? Here are a few places popping up in Central Washington that could become your major escape destination. Bear Mountain Ranch in Lake Chelan boasts a premier golf course ranked by PGA Touring Professionals in the top 6 new resorts of America. Bear Mountain has bare lots for your future dream home or custom “Bandera” homes constructed from 10 different floor plans up 3,800 square feet. The Ranch plans call for an orchard, vineyard, equine center and inn with a spa. The gated community overlooks the beautiful Lake Chelan and is just a few minutes drive from downtown. Traveling east The Resort At The Gorge is just getting underway and they’ve got big plans including: a RV park, a water park, bungalows and a 120-unit hotel. Just minutes from the popular Gorge Amphitheater and eyeing the 300,000 patrons that it brings seasonally, the Resort At The Gorge should have no problem stirring up interest. Suitably appointed cliff-side bungalows start at $189,000 for 1,000 square feet. RV Park lots start at $75,000. Other attractions include wineries, climbing, the Columbia River and 850 acres of beautiful canyon land. Finally, Zillah Lakes is located just south of Yakima in the heart of Washington wine country. Developers started construction this month on the golf course at the center of this new residential community. The Zillah Lakes plan includes homes and townhomes constructed along the man-made lakes, a tournament golf course, commercial spaces for a bistro, wine-tasting room, convenience store, coffee shop, bed & breakfast, boutique retailers and live-work office spaces. The Town Center may also include a preschool, motel and brewery. It appears that Central Washington has a lot to offer the weekend traveler. Sunshine, wine and waterfront seem to be the common attractions. Maybe I’ll get lucky soon...I’d love to add golf clubs or a wakeboard to my home inspection tool bag. Give me a call to inspect these properties so I can make a memorable weekend out of it!

No Fungus Among Us

Photo from Lowe's

We usually correlate a bathroom exhaust fan with the need to eliminate odors, but these fans play an important role in controlling excessive moisture. Hot water steams in the shower or sink promoting damp air to hang in the bathroom unless a fan pulls that moisture out of the enclosed space. The fan prevents the moisture from accumulating. If you don’t use an exhaust fan there could be problems with mold, mildew, fungus and warped wood in cabinets or doors. The fan stabilizes the humidity and keeps fixtures, walls, windows and mirrors dry. If you’re looking to upgrade your fan they are really affordable and easy to install. You have options for heat lamps, timers, low noise, etc.  We'll often see issues in bathrooms due to poor ventilation.  Just the other day on a home inspection in Seattle I saw a bathroom windowsill with peeling paint and obvious moisture damage.  So, next time you take a hot shower turn on that exhaust fan!

Heating & Cooling: Is it time for an upgrade?

There are plenty of ways to heat and cool a home: natural gas, pellet, oil, electric, propane, wood, coal, solar, hydronic, evaporative, absorption, radiant, and many others. Older systems may not be as efficient as newer ones. Either they have been poorly maintained or have run their course. Faulty heating and cooling systems could be the cause of serious safety or health issues. Upgrading to a new system can be quite an investment, but you’ll realize gains in your energy savings. In Seattle you may not need a central cooling system but in Wenatchee you’ll definitely be glad you had air conditioning during July. When you decide to upgrade check out the US Department of Energy’s website. They have some really helpful information about sizing your system, average BTU, fuel types, costs, etc.  If you're concerned about your current heating and/or cooling system, give AMS a call for a maintenance home inspection.  We'll give you a professional opinion.

Fix Bathroom Problems for $20

AMS Inspection checking bathroom
floor with a moisture meter.

I must have said it a million times…ignored maintenance will lead to aggravating headaches. When you go to bed at night and the whole house is quiet can you hear a faucet leaking? For a buck or two you could fix that faucet and save a little on your water bill. Just replace the seal or washer. When you get out of the shower do you have a puddle under the shower door? It’s probably time to tighten or replace your shower door seal or sweep. If not, the water will seep into your floor daily and start to rot the subfloor. This is an easy fix for $10 or less. Finally, we have the toilet. Wobbly toilets are a sign of loose bolts and can lead to a broken wax ring causing water damage to the floor and the ceiling below (if it’s an upstairs bathroom). Wax rings start at about $5, but if you haven’t replaced one before you should consult with a professional. Bottom line…fix leaks and insecure plumbing accessories right away to avoid serious threats of rot, mildew, mold, structural damage and hefty handyman bills. Call our inspectors in the Seattle or Wenatchee area if it’s time for a scheduled maintenance inspection. We’ll let you know what needs your immediate attention.

Replace A Wax Ring: http://www.toiletology.com/wax-ring.shtml

Fix A Leaky Faucet: http://www.thisoldhouse.com/toh/article/0,,193895,00.html

Replace A Shower Door Sweep:  http://www.doityourself.com/stry/installdoorsweep

Say No To Roof Leaks!

What’s more important than the roof over your head? If you don’t know how much it costs to replace a roof, look at this. Remodeling magazine's 2008 Report, estimates that U.S. homeowners will spend an average of $18,825 to replace a roof while the Fine Living website estimates $11,399. Either way, it’s a HUGE investment. A typical asphalt roof will last 15 to 20 years. If your location is susceptible to high winds or extreme climates your roof may require more frequent scheduled maintenance, but basically, every home should be inspected routinely for missing shingles, granulation loss, ineffective flashing or seasonal damage. We suggest you call one of our experienced home inspectors before small leaks become big headaches. You would much rather spend $100-$300 on a repair rather than deal with the issues associated with a leaky roof. This may include drywall rot, molded insulation, floor rot, compromised floor or wall supports. Our home inspectors will get on top of the roof to inspect the condition. Older homes may have multiple roof layers. We’ll let you know if this is causing undue stress on the structure. In Wenatchee we’ll often see asphalt shingle deterioration due to extreme heat exposure. In Seattle we’ve seen ineffective flashing that has resulted in slow leaks. We also recommend cutting back tree limbs and foliage because it can affect your roof and gutters. See our other blog entry:  Gutter Clutter.

Staying Afloat in Lake Union

I would love to perform every home inspection on a houseboat. Why?...Going to work everyday on the Lake would not be such a bad thing! Want to own a unique piece of real estate? Now may be the time to buy! The Washington State Department of Ecology is pestering Seattle to update the Shoreline Master Program to include stricter guidelines that would prevent “overwater residences” from harming aquatic wildlife. The Seattle Floating Homes Association conducted their own study and found that the floating homes had little effect on salmon’s well-being because the fish don’t come near their shores. There should be a compromise set in place. Seattle PI reported there are about 500 houseboats left in Seattle today that’s considerably down from the 2,000 inhabited in the 1930s. As we all find the Seattle houseboats to be endearing snapshots heritage and novelty, the aquatic life should not be compromised. I hope we find a solution that will not sacrifice either party.

The Buzz On Common Electricity Installation Problems

FPE Panel

At home inspections it’s common for us to find faulty electrical wiring. Novices or home owners trying to save a buck will attempt to install wiring resulting in serious problems. Insufficient electrical service to the home, poor overload protection, use of unsafe wire materials and splicing errors all may cause potential fire hazards. How old is your house? It’s very common to find aluminum wiring, knob-and-tub wiring, overloaded circuits, limited service panel capacity, insufficient number of outlets and inadequate feeder lines in older homes. FPE and Zinsco panels while very popular at one time are obsolete now. Here’s a tip. Make sure you acquire the proper permits when having work done on your electricity. This will prevent the chance of municipal penalties and keeps a record of your upgrades for future needs. Only hire licensed and bonded professionals that come with a recommendation.  If you live in the Seattle area, Wenatchee or Leavenworth give us a call for recommended professionals.

Get Ready for the Inspector

You can keep putting off those minor maintenance issues for that rainy day, but your procrastination could lead to headaches. Peeling paint, rotting decks, leaky faucet, broken fixtures, squeaky appliances, leaky shower door and poor caulking all pose larger threats if not handled in a timely fashion. Insufficient caulking around windows and doors may cause your utility bill to sky rocket. The leaking shower door may start rotting the floor in your bathroom. We don’t want to be the bad guys, so here’s what you do. Go through your home once a year and mark all the items for your “honey do” list. Make a plan and start fixing the problems before they get out of control. Most tasks can be done in a couple of hours, so why put it off? Believe me, our home inspectors want nothing more than to give you or your clients a clean inspection report! In Seattle we see a lot of old homes that just need a little TLC. Take care of your investment and it will take care of you.

Buggin' Out

Termites are pesky little critters.  They eat dead plant material including wood which makes them a threat to any home.  Termites can be a huge problem in certain geographic areas.  Termites love tropical and temperate zones.  Cold weather keeps them away from extreme northern and southern latitudes. Different types of termites are found on every continent except Antarctica.  In the U.S. dry wood termites are only found in the southern states from Virginia to California.  In Washington we share the problem of damp wood termites with coastal California, Oregon and Florida.  So, what's the problem with these guys?  They can destroy wood components of a home.  If not treated termites can turn a strong support beam into a fragile twig.  But have no fear, if you live in an area of termite threat you can hire pest inspectors to treat your property so termites will not be able to thrive in your living space.  Other wood-destroying organisms to be aware of are:  powder post beetles, carpenter ants, carpenter bees, anobiids, lyctids, bostrichids, shipworms, wood-boring wasps, borers and orchard mason bees.  At AMS, we include a structural pest inspection in every home inspection because wood destroying organisms can be found in Seattle, Wenatchee, Bellevue, Issaquah or even hot and dry Yakima.

Gutter Clutter

Clogged gutters and neglected downspouts are a common problem seen on our inspections. Gutter maintenance is a small chore that if done regularly and properly has a huge impact on the overall care of your home. Gutters perform a significant duty in protecting the home by diverting water for the exterior while the downspouts push the water from the foundation. Most homeowners clear gutters in early spring and late fall when the snow has melted and after the leaves have fallen. While it seems like the gutter clutter isn't big deal, it could be causing big problems like siding rot or foundation cracks. Water will always find a way whether it's down your clean gutters or overflowing out your clogged gutters and down your beautiful home's wood siding. Another thing, trim those tree limbs away from your home. Prevention is so easy!

The Ferry: My Weekend Office

Weekends are always very busy for home inspectors.  Buyers like to be present for their inspections (and we like that too!), so usually that means we work Saturday and Sunday.  I had a really busy weekend and was driving all over the Puget Sound area from Port Orchard to Seattle, Redmond, Bellevue and Kirkland.  I decided to take the ferry from one appointment to the next and was so happy with my decision.  I was able to setup my computer at a table and have an ocean view office while commuting to the next inspection site.  I probably would have spent the same $12 on gas driving around too.  Multi-tasking made simple via WA State Ferry.

Paragliding Competition in Lake Chelan

Our lead home inspector and owner, Aaron, is a paragliding enthusiast.  He took a day off of work this week to volunteer at the nationally sanctioned Chelan XC Open where about 100 pilots take off of Chelan Butte for several days performing "tasks" in a timely fashion.  Aerial Paragliding, a Cashmere-based paragliding school, produces the event with the help of numerous sponsors and volunteers.  If you were in the area this week you probably noticed 100 small colored dots clustered in the sky.  Those were pilots receiving coordinates to complete tasks to their destination.  The competitors use SPOT, a messenger tracking device that retrieves coordinates.  Once landed the pilots use the device to alert all "followers" that they are safely down and then a volunteer driver picks them up at the given location.  Results are in!  If you are interested click on the links below.  Chelan also hosts the N. America's Paragliding World Cup next week, so check it out if you're in the area.

Chelan XC Open Results
Chelan XC Open Details
Aerial Paragliding
Paragliding World Cup in Chelan

Yakima Housing Market: Positive June

Yakima is showing postive peformance. The local market produced an 8% increase in home sales from May to June 2010 and an 18% increase from June 2009 to June 2010. That rounds out 5 months in a row of increased sales. Are we seeing some recovery in Eastern Washington?  Our home inspection company still gets more calls for the Seattle area.  The Leavenworth market is flooded with 200 homes on the market in the small Bavarian village.  Wenatchee seems to be slowly performing as well.

Growing Foreclosures in Seattle

Freddie Mac is responsible for nearly one-fourth of current mortgages in the U.S. and about 4% of those homes are in foreclosure.  In May Seattle foreclosures increased by 17% including all of King County.  Pierce County came in second place.  Someone's misfortune means another's opportunity.  Websites are popping up all over the place advertising foreclosed home searches.  Some are free and other charge a monthly fee to view the listing details.  How do you know which ones are legit?

Source:  http://www.realestateproarticles.com/Art/19274/265/Lists-of-Freddie-Mac-Foreclosures-Growing-in-Seattle.html

July 12th Realty Report

There's a lot going on this week.  Mortgage rates are at a record low of 4.57%.  Apartment vacancies have declined the first time in 3 years.  Refinances have increased 9% this year meaning owners are freeing up cash.  Some of the top markets including Seattle are starting to show action.  Are we starting to see recovery?  For this Seattle-Wenatchee based home inspection company, we hope so!

Seattle & Leavenworth Home Inspection Reviews

We like reviews.  We've started pointing our clients to Yelp and LinkedIn asking for them to share their experiences.  We perform inspections in 10 counties throughout Washington State including Seattle, Wenatchee and Lake Chelan areas.  With so much area to cover we rely on our clients to help us spread the word.

“Aaron is my top choice for home inspectors and pest inspection. He is very personable, a good communicator, does thorough inspections, takes lots of pictures (a picture is worth a thousand words!), keeps clients updated throughout the process and produces helpful, detailed but user friendly reports. I don't hesitate to refer my clients to Aaron.” June 28, 2010
Eric Kossian , Owner , Leavenworth Insurance

“I have worked with inspectors in the past but none as thorough as Aaron. He took his time and went where many would not of gone...ie a huge bee hive in the attic. I am also someone that asks a LOT of questions and Aaron was patient enough to take the time to answer all of them. I highly recommend anyone in need of a home inspection to first call Aaron.” May 27, 2009
Derek Beals hired AMS twice for home inspections.

“Aaron is a very thorough and thoughtful inspector. I recommend all of my clients call Aaron for their inspection needs. When I was considering a home purchase, Aaron was the first person I called. His reports are meticulous. My clients have always been so impressed with how much Aaron does whether the house is brand new or a total fixer. I feel confident recommending Aaron to any agent or homebuyer, because I know they will be completely satisfied with what they receive with his services.” April 17, 2009
Cassie Daughtrey, Real Estate Agent , Lake & Company Real Estate

Reviews from LinkedIn.com

Home Buyer Credit Extension to Sept. 30th

Those of us in the real estate industry were starting to feel that the economy was turning around in the spring. Then the home-buyer tax credit expired and May & June were tough once again. Late Wednesday night Congress extended the deadline by three months for those buyers that had signed contract on a purchase by April 30th. Their deadline to close now is September 30th. The incentive pays out up to $8,000.

Buyers that were sweating the original deadline of June 30th are more than relieved. With the stricter lenders and higher presence of short sales, the real estate transaction has become a much longer process and this extension will help those buyers that were in this sort of situation. I’ve seen buyers get approved for financing with contingencies to pay off a certain amount of debt and then running against the clock to finalize the deal.

The National Association of Realtors estimates that the extension would assist about 180,000 people nationally and that 4.4 million people have received the credit including 2.9 million first-time buyers and 1.5 million repeat buyers.

National Assocation of Realtors article

IRS article

 

Builders Versus WA State Over New Energy Code

It’s the Washington State Building Code Council (SBCC) against the Building Industry Association of Washington (BIAW) in fight over new energy code adoption originally set for July 1st. Gov. Gregoire requested a delay of 9 months but builders are guaranteed 3 months.

This issue comes after the SBCC adopted a new code increasing energy efficiency by 18% to 26% in new homes. The SBCC’s actions resulted from Gov. Gregoire’s orders to improve energy code with a 30% reduction in energy use.

Builders argue that the new code would increase new construction from $4,000-$15,000 per unit. During a time when this industry is trying to recover in a down economy the Governor has decided to grant a reprieve and postpone the adoption until the builders have time to recuperate.

Overall, I think we can all agree that energy efficiency is important. Our dependence on oil is embarrassing and the spill in the Gulf of Mexico is a harsh reminder of the affects. As an Energy Star Verifier it would be our company’s best interest for the new code to pass, but we are struggling in this economy like everyone else. Therefore, I think any actions by the SBCC that may increase costs to builders substantially, should be postponed until our economy is doing better.

More info:

http://www.biaw.com/

http://www.sbcc.wa.gov/

http://www.publicola.net/

Courtesy Walk-Throughs

I heard of a good tip today while speaking with a local realtor who encourages "courtesy walk-throughs." She suggests that the seller request a walk through with the current owner before closing but after all the negotiations and inspections. I like this. It decreases or eliminates the amount of call backs for the realtor and inspector. If the buyer gets to walk through the home with the current owners they can talk about the findings of the inspection report and any subtle quirks that only an owner living in the home for an extended period of time would really know all about. Things such as internet connections, garbage pick up schedule, sprinkler systems, neighbor agreements, etc.


The first line of defense for any home buyer or owner is a thorough home inspection. Add a courtesy walk-through for capturing more knowledge.

Real Estate Data Reports from WSU

Washington State University's School of Business created the Washington State Center for Real Estate Research in 1989.  You can visit the WSU page to view data reports.  They provide useful information, research and analysis of the current real estate market.  Reports include apartment market surveys, county home sales reports, regional planning profiles and many others.  There is even an option to "Build Your Own Report" using data collected since 1993.  You can customize the reports to view monthly, quarterly or yearly performance of housing markets statewide or by county.  While they offer plenty of free information WSU also provides a yearly subscription to detailed market information delivered to you quarterly for $60 per year.  You can view the 1st Quarter Housing Market Snapshot of Washington State counties here:  http://www.wcrer.wsu.edu/default.aspx

Inspect Your Plumbing

What's wrong with this picture?  To the untrained eye it looks like clean drain lines from a kitchen sink connected to a garbage disposal and the absence of obvious leaks. Hmm...not so fast! We see unacceptable plumbing design in homes from Seattle to Wenatchee. Evaluating the proper function and flow of a plumbing system is the key to pinpointing areas of concern. Improper drainage material is just one thing wrong in this photo. The flexible waste line material used to connect the garbage disposal and P-trap to the waste line is not approved by the Unified Plumbing Code (UPC). In addition, the flexible waste line creates an uneven surface for the water flow and eventually promotes clogging. Thinking like water, can you find other problems with this photo? Email us at info@amsinspection.com and we will be happy to answer your questions and comments. At AMS Inspection Services we provide our clients with an inspection report documenting the maintenance and operation of your home. Our detailed home inspection reports are the most valuable tool for a new home owner.   

Wenatchee Market Trends

Spring is here. This time of year is associated with growth and rejuvenation. I thought it was time to look at the recent real estate market trends. Last month was interesting. April 1st marked the expiration of the $8,000 new home owner tax credit. A few people were making the sprint to the finish line just under the wire. Recently I was reading data from zillow.com, trulia.com and movoto.com. These websites provide free information about market trends. It appears that the Wenatchee real estate market is staying constant and relatively strong. The total inventory is 60 homes versus 59 just 1 month ago. The median days on the market has had considerable positive performance reducing by 48% from March 2010 for 39 days on the market in April 2010. We saw a huge move for homes reducing their list price. That strategy must have worked because there was a visible increase in the number of homes sold in April 2010! For more information about Wenatchee market trends or any other U.S. realty market trend visit these websites below. They have valuable information. For more complete and accurate details contact your local real estate agent. They will happy to help you!

Referenced Websites:
http://www.motovo.com/
http://www.zillow.com/
http://www.trulia.com/

98801, Wenatchee Homes For Sale

Home Warranties: Piece of Mind or Worth Every Dollar?

I inspected a house last week for the purpose of a home warranty. It was a new construction with a 1-year warranty that would soon expire. The owner wanted us to make sure everything was still in good shape and operating in favorable condition. The owner’s home was in great condition and having AMS out to inspect the property gave him piece of mind that he had chosen a great contractor and property for his investment. Read my info below to see if you should consider home warranties during your next purchase.


Many new construction homes come with a 1-year builder warranty. Before signing the closing documents read the warranty in its entirety. Make sure you understand what is covered, for how long and by whom…the builder or a third-party? Read the exclusions, liability and limitations carefully and ask questions. Just before your 1-year expiration, give us a call to inspect your home for any imperfections that would be covered under your warranty. It’s very important to watch your deadline and schedule a home warranty inspection. The best outcome would be one in which we don’t find anything wrong, but if we do you can talk with the builder and have them fix the problem without rolling out your own dollars.

For those purchasing any other home, existing home warranties are also available to the buyer. For about $350-600 the buyer can purchase coverage for 1 year. For example, you purchase a home and hire home inspector before closing. The report shows a few maintenance issues, but no red flags. After 4 months your dishwasher and clothes dryer both quit working. In your initial inspection report the appliances worked fine, but your inspector noted the increasing age of them. Here is a situation where a home warranty could definitely save you some money and the hassles of new home ownership. You call up the warranty provider and deal with the problem immediately. And remember, choose your warranty carefully and make certain that everything you want covered is in the contract. For more info about choosing a warranty, start here.

Apple Blossom 2010

Every spring Wenatchee hosts the Washington State Apple Blossom Festival.  I usually attempt to stay away from downtown because the crowds are massive, but this year I'm taking part in the annual festivities....that's right, I'm running to it instead of from it this year.  The Apple Blossom Run is sponsored by Wenatchee Valley Medical Center and Ballard Ambulance.  Kids run free and adults choose from 5k or 10k for $12-15 depending on when you register:  http://www.wvmedical.com/AboutUs/NewsAndEvents/Events/AppleBlossomRun.ashx?p=1383

2010 Real Estate Outlook

I just attended the Wenatchee Valley Chamber of Commerce’s 2010 Real Estate Outlook breakfast panel discussion on April 22nd. This event provided valuable information and discussed the indicators of the health and direction of the economy…and in effect- the real estate market. The panel included an appraiser, a construction company owner, a mortgage broker, realtor, commercial property manager.

The panel was split on their feelings about the direction of 2010. It was about a 50-50 positive- negative outlook. I’m “the glass is half full” kind of guy so the positive notes inspired me and were really appreciated. Everyone was in agreement that slow growth in the real estate market would be equally healthy and almost inevitable. The big boom from a few years ago isn’t happening again any time soon and for several good reasons. A bubble will always burst. Here’s what I learned from the Wenatchee Valley experts:

The real estate services professional, commented on the slow commercial leasing market. Rents have reduced from $22 per square foot to $12-14 per square foot. Down payments have increased from 25-40%. East Wenatchee is becoming a popular location with several vacancies showing up downtown.

The appraiser indicated that there is a 2-year supply of 500k+ homes and a healthier 1-year supply of 100-200k homes. He agreed that rents are being lowered in order to keep filled. It appears that an occupied space is better than a vacant one, even if it’s not getting its full value.

The contractor remained positive and boasted profits even though he performed below “boom time.” His company modified their target consumer. Now they get more contracts for folks moving into town or retiring and downsizing. They see far less First Time Home Buyers and have yet to sell a home to anyone taking advantage of the 8k home buyer’s credit. I was really surprised to hear this because so many of my realtor friends have been able to help their clients with this credit. This contractor is seeing more buyers paying with cash or financing with great credit and their company offers financing. A true concern for their company is supply costs. With plants closing there is (as Jay explains) an “artificial shortage” that increase the supply costs dramatically, but he also says that if you “provide custom quality at spec house prices, they’ll buy!”

The mortgage expert provided some cold, hard facts to keep us on our toes. Yes, Fannie Mae and Freddie Mac are pulling the purse strings with tighter requirements. There was a small increase in foreclosures in Chelan County this year but we’ve remained above the state or country average. He suspected that the government policing will decrease growth and concluded that the market is 15% above the long term trend. I asked him for clarification on this. The long term trend is calculated by taking housing appreciation and adding 3% per year. After keying the calculator, in his opinion the market will still decline 15%. Food for thought…Approach with caution or take advantage while you can?

The realtor added more positive spin on the morning. Her introduction: “realtors look forward and appraisers look backward.” With 21 counties in the Northwest Multiple Listings she has seen a 51% increase in pending sales. The March 2010 pending sales were up 35% from March 2009. This is great news! The hottest price range in Chelan County is $250-300k which is also comforting because the Appraiser said there is a 2-year supply of these homes. We need to put them to work! The realtor concluded that she has worked harder than she ever has since her start in 1993. Consumers are making responsible decisions but require a lot of education, hands-on attention, negotiating, meetings and counseling. It’s not coming easy anymore but it is comforting to know that our consumers are making wiser choices.

Well, this was a well-rounded discussion of where the real estate market has come from and where 2010 may take us. I think it’s safe to say that we’ll all approach with caution. We’ve got to get creative in this industry and maybe change tactics a bit, but our consumers are strong and aware. As a home inspector we want our clients to be very active in the services that we provide. Being present on inspections and asking questions is strongly encouraged. It appears that consumers are taking their time to make wise decisions and planning quality investments. That’s good news to me.