The real estate market is constantly evolving, and with the rise of smart home technology, a new layer of complexity and opportunity has been added to the home buying and selling process. From smart thermostats that seemingly have opinions on your preferred temperature to connected security cameras that might just catch the cat doing embarrassing things, these devices offer convenience, efficiency, and security. 

But how do these interconnected systems impact the traditional home inspection? Can a standard visual inspection truly assess the functionality and potential existential crises of a smart refrigerator?

The answer is a nuanced one. While smart technology offers potential benefits, it may also present challenges for home inspectors and prospective buyers.

NOTE: Smart home devices are currently outside the scope of a North Carolina home inspection. There are no situations of liability involving these devices in our state at this time.

Potential benefits: Enhanced transparency and early detection

In some ways, smart home devices can actually enhance the inspection process by providing greater transparency. 

Think of the data these devices collect as the previous owner’s electronic confession booth:

• Smart Thermostats: These often track energy usage and can provide historical data, potentially snitching on inefficiencies in the HVAC system. Inspectors could access this data to gain a better understanding of the system’s performance.
• Smart Leak Detectors: Placed in vulnerable areas, these tiny electronic lifeguards can detect even small water leaks and alert homeowners before significant damage occurs, potentially preventing a surprise indoor swimming pool in your basement.
• Connected Detectors: Smart smoke and carbon monoxide detectors may have logs of past alarms. While an inspector will still physically test these, the historical data could offer insights into any recurring issues that triggered the alarm.

The challenges: Assessing functionality and integration

Despite these benefits, smart home technology might present challenges for home inspectors. Suddenly they might feel as if they need a computer science degree alongside their trusty flashlight:

• Complexity and Compatibility: Smart home ecosystems can be a techie Tower of Babel, with devices from different manufacturers communicating through various protocols. Determining the compatibility and proper functioning of these interconnected systems requires specialized knowledge that traditional inspectors may not possess.
• Software and Connectivity Issues: Unlike physical components, smart devices rely on software and network connectivity, which can be as reliable as that free public Wi-Fi you tried to use last week. An inspector can visually assess a pipe for leaks, but assessing the stability of a Wi-Fi network that oversees these smart tools may rest outside their traditional expertise.
• Lack of Standardization: The smart home industry lacks universal standards. It’s like trying to compare apples to oranges to sentient robotic vacuum cleaners. Different devices have different features, functionalities, and levels of integration.
• Defining “Functional”: What constitutes a “functional” smart home device in the context of a home inspection? Is it simply that the device powers on, or does it require full integration and proper functionality of all its features, including the ability to order more milk when you’re out?
• Liability Issues: If an inspector incorrectly assesses a smart home device or fails to identify a potential issue (like the smart lock that only unlocks sometimes), the question of liability becomes complicated. The traditional scope of an inspection typically covers physical defects; smart technology adds a new layer of potential risk.

Adapting to the smart home era: the need for specialization

To effectively address the impact of smart home technology on home inspections, several adaptations are needed:

1. Specialized Inspectors: Just as there are specialists for HVAC or plumbing, we may see the emergence of certified smart home inspectors who possess the know-how and tools to evaluate these systems. They’ll probably carry laptops along with their clipboards.
2. Clear Disclosure Requirements: Sellers should be required to provide detailed information about the smart devices included in the sale, including makes, models, and, crucially, any relevant passwords or access information. This helps avoid the awkward “can you show me how to turn on this… glowing orb?” conversation.
3. Updated Inspection Standards: Professional home inspection associations may need to update their standards of practice to address smart home technology, outlining what aspects should be inspected (within reasonable tech-savviness) and the limitations of a standard visual assessment.
4. Buyer Education: Buyers need to understand that a traditional home inspection may not fully evaluate the long-term reliability of smart devices. They may need to consider hiring specialized inspectors or conducting their own due diligence, perhaps by asking the seller if the devices have ever staged a revolt against the human inhabitants.

Conclusion: A Collaborative Approach

Smart home technology is undoubtedly changing the landscape of residential living, and its impact on home inspections is undeniable. Moving forward, a collaborative approach involving home inspection professionals, real estate agents, technology providers, and policymakers will be crucial. This collaboration needs to develop clear standards, protocols, and educational resources that ensure buyers can make informed decisions in an increasingly connected world.

The future of home inspections will likely involve a blend of traditional methods and specialized expertise to navigate the intricacies (and occasional quirks) of the smart home era. And perhaps, just perhaps, every smart home will come with a user manual written in plain language, explaining exactly how to stop the robot vacuum from eating your socks.

Buying or selling a home in WNC?

Avoid unpleasant surprises! Contact Asheville Home Inspector Peter Young before signing any contracts. Call (828) 808-4980, or click here to make an appointment.

The post Smart Homes, Smarter Inspections? How Connected Devices Might Change the Home Buying Process appeared first on Peter Young Home Inspections.

People often ask, “What is radon, and do I need to be concerned about it?” 

Let’s address this as two questions. First, radon is an invisible, odorless, and tasteless gas produced by the natural decay of uranium in soil and water. Nationwide, radon gas is the second leading cause of lung cancer after cigarette smoking. Speaking of cigarettes, statistics show that smokers are 10 times more likely to die of cancer when radon is present in the home. 

The US Environmental Protection Agency (EPA) reports the national average radon level is 1.3pCi/L (picocuries per liter of air). In 2012 the State of North Carolina reported that several counties in WNC had radon levels higher than the national average, including Buncombe 3.2 pCi/L, Swain 5.3, Jackson 3, Graham 5.5, Cherokee 5.5 and Macon 2.5. Readings vary across the region, and the radon level in your home can vary greatly from your next door neighbors.

Now for the second half of the question, “Do I need to be concerned about it?” The easy answer is yes. The EPA recommends that all homes be tested for radon and mitigated if the radon concentration is 4 picocuries per liter (pCi/L) or higher.

Click here to learn more about radon and your health from the Centers for Disease Control (CDC).

So, how can you find out your home’s radon levels, and what should you do about it if your levels are too high? Let’s take a look.

Testing 1-2-3

Get your home tested for radon. Call Asheville Home Inspector Peter Young, (828) 808-4980, to arrange a test. 

Although the EPA recommends taking action if your home tests at 4.0 picocuries per liter (pCi/L) or above, the World Health Organization recommends a more cautious action level of 2.7 pCi/L. 

Mitigating circumstances

If your test reveals a high level of radon in your home, you’ll need to enlist the services of a professional radon mitigation company. The average cost of radon mitigation is around $1,500, however costs can vary from $1,000 to about $2,500, depending on specific circumstances. 

The mitigation specialists will install a device to remove radon from your home. 

Here’s a link about how radon mitigation works from the State of North Carolina.

How to find a reputable company

Since high radon levels are found throughout Western North Carolina, there are a host of companies waiting for your call. They’re not all created equal. Since North Carolina has no licensing requirements for radon mitigation, it’s prudent to practice caveat emptor (let the buyer beware). Here are some criteria you can use to find a good company:

• A good reputation. Customer reviews are a good place to start. Check on Google, Angi (formerly Angie’s List), the Better Business Bureau, and social media. Avoid companies with poor reviews or no reviews.
• Experience. Look for a company that’s been in business for years, rather than months. Experienced companies are likely to do a better job with placement of your radon mitigation system. 
• Certification and insurance. In addition to experience, look for a company with certification and insurance. The American Association of Radon Scientists and Technologists (AARST), a nonprofit, trade organization dedicated to the highest standards of excellence and the ethical performance of radon measurement, radon mitigation and knowledge transfer, offers certification for radon companies through the National Radon Proficiency Program. Additionally, certification paves the way for radon contractors to qualify for insurance. 
• Warranty protection. Ensure that your investment in radon mitigation is backed by a reliable warranty. Ask your radon professional what type of equipment they use and get details of their written warranty.
• Fair price. There aren’t any one-size-fits all systems for every home, so prices may vary, depending on the type of home, type of system, and type of fan. Prices tend to be competitive company to company, so be cautious about prices that are too high or too low. Some companies will lowball the initial price and then start throwing in add-ons once installation has begun. Be sure to get a reliable quote for your project from your radon professional.

System installation

When you find the right company and iron out all the details, it’s time for installation of the system. There are three factors a reputable company will consider: Aesthetics, effectiveness, and EPA/AARST/NRPP standards. 

Be sure to ask your technician to show you multiple location/install options. For example, if you have an unfinished basement that shares a common wall with a garage, the system can be vented through the garage to the roof, rather than through one of the home’s exterior walls.

Retesting

Radon mitigation is not “set and forget.” Once the system is installed and retested you can breathe easily for a while. However, the EPA suggests retesting the home every two years to be sure the system is still performing as intended.

Radon and new contruction

If you are planning new construction, ask your contractor about radon-resistant features. Some examples are gravel and plastic sheeting under the foundation, proper sealing of cracks, and the installation of a vent pipe. After your home is built with these features, don’t skip radon testing before moving in. If levels are elevated, have a radon fan installed. Click here for information from the EPA about radon-resistant features for new construction. 

In conclusion, discovering high radon levels in your home is not the end of the world. With proper testing and mitigation, the air quality in your home can be brought back to safe radon levels.

Buying or selling a home in Western North Carolina?

Avoid unpleasant surprises! Contact Asheville Home Inspector Peter Young before signing any contracts. Call (828) 808-4980, or click here to make an appointment.

The post What to do when your home tests high for radon gas appeared first on Peter Young Home Inspections.

Do you need a home inspection for new construction? This question comes up fairly often. The simple answer is yes. Just because a home is shiny and new doesn’t mean everything is ship-shape. This brings up the question, don’t new homes have a municipal inspection already? In fact, they do, but this doesn’t rule out the need for a private home inspection.   

Municipal inspectors don’t have the same concerns as independent home inspectors. Builders, subcontractors, and municipal inspectors can miss some of the small details that home inspectors are trained to spot, along with some not-so small details. A home inspection checks out electrical switches, outlets, faucets, bath fixtures, bathroom fans, and much more.

Let’s take a look at the advantages of getting independent inspection on new construction.

Construction Defects

You might guess that new homes would be free of problems. Well, guess again! An inspector can unearth issues like construction defects and structural problems that may not be overtly noticeable to the untrained eye. These issues can affect the longevity and the overall safety of the home.

Quality of Workmanship

A home inspector can ensure the quality of workmanship and materials used during construction. At this stage the inspector may find some issues that need correction or improvement.

Prior to Move-In

Early identification of problems leave time for corrections prior to moving into your new home. This may stave off unexpected problems and expenses later on.

Peace of Mind

For many families, a home is the most significant investment they will make in their lifetime. An inspection helps ensure their investment is sound and free from potential costly issues.

A Guide to Negotiating Repairs

Builders often look to home inspection reports as a “punch list” for making needed repairs. It gives the homeowner a chance to negotiate fixes with builders prior to finalizing the contract.

Warranty Compliance

Most new homes come with warranties. Home inspectors can reveal warranty-related problems and clear the way for early resolution.

What Are Inspectors Looking For?

There’s a list of specific problems that home inspectors look for in new construction. Here are some of them:

• HVAC systems, including the thermostat
• Plumbing, toilets, sinks, and sump pumps
• Electrical conductors, circuit breakers, meters, and panelboards
• Attic, insulation, and ventilation
• Appliances, such as dishwashers, disposals, ovens, and microwaves
• Roof, chimney, and gutters
• Doors and windows
• Exterior items, like walkways, driveways, decks, patios, and garages
• Foundation, basements, crawlspaces, and grading

Get a Second Inspection

Think about getting a second inspection about 10 months from the first one, especially if your new home has only a one-year warranty. It’s best to spot any issues with the warranty still in effect. You want to ensure that it’s the builder, not you, who pays for fixing any problems. 

It’s not a guessing game with brand-new construction. The builder is responsible for footing the bill for repairs while the warranty is still in effect.

The Eye of Experience

Don’t be dazzled by the bright and shiny appearance of your new home. It may look perfect to you, but your home inspector is trained to spot problems that need to be fixed before you move in.

Buying or Selling a Home?

Avoid unpleasant surprises! Contact Asheville Home Inspector Peter Young before signing any contracts. Call (828) 808-4980, or click here to make an appointment.

The post Do you need a home inspection for new construction? appeared first on Peter Young Home Inspections.

Ever heard of kickout flashing? We would not be surprised if the term is unfamiliar. It’s time to learn about it. Kickout flashing costs very little, but it may end up saving you thousands of dollars of repair for serious water damage to your home.

Let’s take a look at what it is. Kickout flashing is also called diverter flashing. What does it do? It diverts water away from walls in places where sloped roofs and walls meet. Water running down and into your walls can lead to structural damage, rot, and mold that may not be evident until the problem becomes severe. At that point, major home repair costs are looming.

Do ask, do tell!

The International Residential Code (IRC) has required kickout flashing since 2009, but most roofers won’t install them unless you ask. North Carolina Residential Building Code doesn’t mention it by name, but the instructions are clear:

“Flashings shall be installed at roof and wall intersections, wherever there is a change in roof slope or direction and around roof openings. A flashing shall be installed to divert the water away from where the eaves of a sloped roof intersect vertical sidewalls.” 

The code describes the flashing as extending a minimum of 4” up the sidewall and have a 110-degree angle. This is sufficient to divert water away from the wall, but not so severe as to trap debris or create ice dams in winter that can lead to water backing up along the wall. The code also states that if the flashing is metal, it must be corrosion-resistant with a thickness of not less than 0.019 inches (0.5 mm).

Put simply, kickout flashing is essential to protect your home from expensive water damage, and yet it’s often overlooked or even misunderstood by many roofers.

Check out this video of what can happen without kickout flashing.

Roof replacement time

If it’s time to replace your roof, this is a great time to install kickout flashing. Even if your local code doesn’t require it, we suggest strongly that you ask the roofer to include it. 

Most forms of siding can be cut and tweaked by a roofer during installation of kickout flashing. However, stucco, masonry stone, or bricks may require a specialist to make the repair.

Here’s a video of extensive damage inside a wall on a home with stone veneer that didn’t have kickout flashing.

Do it yourself!

Installing kickout flashing is not too hard if you’re an accomplished do-it-yourselfer. But if you have any doubts about your ability, hire a qualified contractor. If you do it incorrectly, you may end up with worse damage than if you hadn’t done it at all!

Click here for a video to show you how to install kickout flashing on vinyl siding.

Please note: There are areas of this repair where caulking is needed. Don’t skimp on caulk quality. Buy the really good stuff with long life expectancy. Even then, it would be a good idea to check up there at least once a year to make sure the caulking is still secure.

We really must insist!

If you’re buying new construction, insist on kickout flashing. Do the same if you’re having your roof replaced. Don’t assume the contractors will do that automatically. Most of them probably will not. Installation before the roof is built or replaced will cost extremely little.

Kickout flashing at your local home store or online generally costs around $10 to $15. And even if you are installing after the fact and forgoing do-it-yourself in favor of hiring a professional, installing kickout flashing should cost only a few hundred dollars. Compare that to the cost of tearing out siding, soffits, fascia, insulation, drywall, and more. 

It’s a no-brainer! If you don’t have kickout flashing on your home, our best advice is to have it installed as soon as possible.

The post <strong>Inexpensive kickout flashing protects your home from water damage</strong> appeared first on Peter Young Home Inspections.

The housing market goes on day after day, year after year, with an impressive success record. The National Association of Realtors (NAR) reports only about one in 20 real estate transactions is not completed. A small part of these don’t reach successful closing due to problems unearthed during home inspections. These are not the fault of the inspection or the inspector, but are due to serious issues with the homes themselves.

Home inspections are an essential part of any home buying transaction. They are usually paid for by the buyer. Please note that homes cannot “fail” an inspection (see our July, 2019 blog). However, an inspection may reveal unexpected problems, which (if serious enough) can kill the deal. More often, home inspection issues lead to negotiations in which the seller agrees to pay for repairs or adjusts the selling price to account for needed repairs. Without some wiggle room, deals may fail to reach completion.

So, let’s take a look at what happens after a home inspection.

Caveat emptor (let the buyer beware)

A small percentage of home buyers (about 5%) waive their right to a home inspection. This is not a good idea. 

Even if you’re purchasing a home “as is,” it is best to know what you’re getting into before signing on the dotted line. Otherwise, you may be in for a world of hurt, like the young couple in the Tom Hanks/Shelly Long movie, The Money Pit.  

Well, okay, that’s a bit extreme. But keep in mind that in North Carolina, sellers are under no obligation to disclose anything not requested. That makes it risky to buy a house that’s for sale by owner. Conversely, realtors are required to disclose known defects. However, in either case, a home inspection is critical. 

No home is perfect, not even newly-build ones, so don’t expect an inspection report that doesn’t uncover a few problems. Think of a home inspection as a way for buyers and sellers to get a realistic look at a home’s current state while bringing to light any problems that might need fixing in order to close the sale. 

For buyers, an inspection can bring some peace of mind in knowing no big surprises are in store. For sellers, an inspection can help set a realistic selling price on the house. That’s just one reason that many buyers opt for a home inspection prior to putting their house on the market.

A look under the hood

There’s no “one size fits all” home inspection. Different inspectors may focus on different areas, but there are a number of items generally covered in a home inspection. 

These include a home’s major components – in essence, the things that hold a house together – and other items that are considered essential.

Here’s what most home inspections cover:

• Roof
• Attic (with visible insulation)
• Walls
• Ceilings
• Floors
• Windows
• Doors
• HVAC
• Plumbing
• Optional septic inspection (recommended to avoid costly surprises)
• Appliances
• Electrical system
• Foundation
• Basement
• Structural components

What happens if problems are found?

The majority of problems revealed by home inspections are minor. A good rule of thumb is that if the repair costs less than the price of the home inspection, it’s best to just let it go, especially in a seller’s market. Asheville is still a strong seller’s market, even if this past year has shown a bit of cooling down.

So don’t sweat the small stuff. You may have to foot the bill for regrouting the bathtub if the seller won’t do it or adjust the price for it. It’s just the nature of the beast in today’s market.

The real issues are those relating to safety or the home’s structure. For example, if an inspection reveals a serious electrical hazard in the main junction box, this must be addressed before proceeding with the sale. It’s perfectly reasonable for the buyer to ask the seller to fix this problem. Likewise, if an inspection report reveals serious structural issues, this would be the seller’s responsibility to fix it. 

If the seller refuses, the buyer can walk away from the deal. However, it is in the best interest of both buyer and seller to come to a mutually satisfying deal.

If a seller wants to make a quicker sale, or lacks the money to make repairs, the house may be sold “as is.” An “as is” home typically sells for less, and may have fewer offers, since lenders won’t approve loans on homes with notable problems. So if you’re buying an “as is” home, an inspection is a must.

What’s next for sellers when inspections reveal serious issues?

In reality, sellers are under no obligation to make any repairs. However, FHA and VA lenders mandate repairs in the following areas:

• HVAC issues
• Structural issues
• Water damage
• Roof damage
• Electrical defects
• Plumbing issues
• Insect and pest infestations

If the seller refuses these repairs, the deal can fall through and the home may go back on the market. However, this isn’t too likely, since these same issues will arise the next time around.

Counterpoint? Or was that “counter-offer?”

The seller may decide to make a counter-offer, fixing any serious problems, but denying smaller issues. In a seller’s market, buyers will have to give up asking the seller to repair any of these items:

• Minor electrical issues, such as a faulty dimmer or cracked switch plates
• Cosmetic flaws, such as a chipped tile on the bathroom floor
• Appliances
• Window treatments
• Minor walkway or driveway cracksRepairs less than $100

If the seller makes a counter offer, the buyer generally has a few days in which to agree or terminate the sale. If an agreement is reached, there will need to be an amendment to the contract that spells out the repairs to which the buyer has agreed. Then the seller will begin the process of making the repairs. 

Sometimes repairs can’t be made before the buyer takes possession. In that case, the repairs are made as soon as possible and paid for by the seller. Most of the time, this involves an escrow agreement between the seller and the buyer.

Giving credit where credit is due

In many cases, sellers may offer a credit on the home purchase price for the cost of repairs. For example, if a roof repair is going to cost $6,000, the seller reduces the sale price by $6,000. Then the buyer can use a home equity line to pay for the repair and even save a bit in taxes for the interest payments.

The bottom line: Home inspections can lead to a flurry of activity and negotiations between seller and buyer. However, you should not even consider engaging in a home transaction without getting an inspection first.

Buying or selling a home?

Avoid unpleasant surprises! Contact Asheville Home Inspector Peter Young before signing any contracts. Call (828) 808-4980, or click here to make an appointment.

The post <strong>What comes after a home inspection?</strong> appeared first on Peter Young Home Inspections.

“Do I need a home inspection on new construction?”

This is a question that home inspectors often hear. When considering whether to shell out the expense of hiring an inspector for new construction, there are some good reasons why you should and few (if any) reasons to pass on it.

If you’ve just had a custom-designed home built from scratch, why would you need an inspection? Didn’t the building inspectors take care of that? Not necessarily. Municipal building inspectors don’t look at the same details as independent home inspectors. That’s why it’s not a good idea to assume your home will be perfect just because it’s brand new. Sometimes builders and their subcontractors might miss some of the small things. And while we’ve all heard the expression, “Don’t sweat the small stuff,” that’s just what home inspectors do. They pay attention to the small details that builders and building inspectors might miss.

While we may assume that new homes should be mostly issue-free, that’s not a safe assumption. Inspectors cite a number of underlying issues that might need to be addressed. Let’s take a look.

Common issues with new construction

Inspectors might find a few problems in newly-built homes. Busy contractors and subcontractors can overlook small defects that a skilled inspector will spot. Some of the problems found in new construction home inspections include: 

• Drainage and grading issues, which could lead to future water and structural damage
• Gaps and cracks on decks and patios
• Loose rails on decks and outdoor stairways
• HVAC problems, such as loose connections and faulty thermostats
• Electrical issues, like open grounds, improperly wired outlets, and missing or cracked switch plates
• Window leaks
• Humidity and water issues
• Doors that stick or don’t shut properly
• Plumbing problems, such as reversed hot and cold faucets, leaks, missing shut-off valves, and more.

 New construction may reflect small gaffes, such as wobbling toilets and missing faucet handles in laundry rooms, for example. Your home inspector will spot these things.

It’s all in the details…

In new construction inspections home inspectors are looking for all the little things that the building inspector is not going to inspect: All the switches, outlets, faucets, bath fixtures, bath fans, etc. The building inspector makes progress inspections throughout the building process, but he is not going to check all the small details.

Also, building inspectors don’t usually check appliances, but a home inspector is going to operate the permanently installed kitchen appliances, such as range, microwave, oven and dishwasher. 

New home checklist

One important consideration is making sure all the utilities are turned on prior to a home inspection. It’s a waste of everyone’s time if the inspector shows up and the home is not ready for inspection.

Here’s what inspectors look for in new construction:

• HVAC systems, including the thermostat
• Plumbing, toilets, sinks, and sump pumps
• Electrical conductors, circuit breakers, meters, and panelboards
• Attic, insulation, and ventilation
• Appliances, such as dishwashers, disposals, ovens, and microwaves
• Roof, chimney, and gutters
• Doors and windows
• Exterior items, like walkways, driveways, decks, patios, and garages
• Foundation, basements, crawlspaces, and grading

Is it wise to skip inspection?

Whether you skip inspection or not, be sure your builder has a new home warranty in place, to protect you if defects show up after the home is closed. Warranties can range from one to ten years.

When you buy a newly constructed home, you want to make sure that it’s the builder, not you, who is responsible for fixing any problems. Pre-closing issues will fall squarely on the builder’s shoulders. You’re not debating whether the item is something the builder will negotiate to fix or not. It’s brand-new construction, and they are obligated to ensure their work was done properly.

Another thing to consider is a second inspection 10 or 11 months down the road. Many homes have only a one-year warranty, so it’s a good idea to spot any issues while that warranty is still in effect. Be sure to know the specifics of your home warranty, as there are no “one-size fits all” warranty templates.

You need a more experienced eye

Don’t let the polish and glitter of a new home dazzle you. Your new home might look flawless to you, but a seasoned inspector might uncover problems that can be nipped in the bud before you move in.

Avoid unpleasant surprises! Contact Asheville Home Inspector Peter Young before signing any contracts. Call (828) 808-4980, or click the link below to make an appointment.

The post Do you need a home inspection with new construction? appeared first on Peter Young Home Inspections.