Loose Toilets: Tip of the Week

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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.