Ah, home ownership. The American Dream. Visions of picket fences, manicured lawns, and warm summer weekends grilling on the backyard deck. What they don’t show you in glossy real estate brochures is the epic battle you’re about to wage against leaky faucets, rogue termite militias, and the terrifying threat of your HVAC going belly up in the middle of a record heat wave. 

Welcome, brave homeowner, to the glorious and always expensive world of home maintenance. But fear not, for we are here to arm you with the ultimate weapon: a budget! Because nothing says “adulting” like meticulously planning for things to break!

You Need a “Fun”d (It’s Not Fun, But We Can Pretend!)

Let’s be honest, nobody wants to think about their roof springing a leak during a deluge of biblical proportions or their water heater turning their basement into a scuba training center.

A dedicated home maintenance budget isn’t just smart; it’s your personal financial superhero, swooping in to save the day when disaster strikes (and it will, eventually).

Think of it as pre-emptive retail therapy for your house.

The Crystal Ball of Costs: Debunking Myths (and Embracing Rules)

Forecasting home maintenance costs can feel a bit like fortune telling. But take heart! Here are some sensible rules of thumb for your home maintenance budget that aren’t based on lunar cycles or planetary alignment.

The 1% to 4% Rule: This gem suggests you squirrel away 1% to 4% of your home’s value each year. So, if your humble abode is worth a cool $400,000, you’re looking at budgeting anywhere from $4,000 to $16,000 annually. Why the wide range? Because a brand-new build might just need a pat on the back and a fresh coat of paint, while a charming, century-old Victorian might demand a small fortune and an exorcist (for the moaning pipes, of course).

The Dollar-Per-Square-Foot Rule: Another crowd-pleaser suggests setting aside $1 to $5 per square foot. So, for a 2,500-square-footer, that’s $2,500 to $12,500. This rule acknowledges that more square footage often means more stuff to maintain, more walls to paint, and more nooks and crannies for critters to stake a claim.

Our best advice? Use both. It’s like having two slightly different magic eight balls; combine their wisdom for a surprisingly accurate (and less stressful) prediction. Aim for the higher end if your home is older, prone to dramatic tantrums, or located in a climate that finds “extreme weather events” entertaining.

What’s Eating Away At Your Home Maintenance Budget?

To truly master the maintenance beast, you need to understand its habits. Home maintenance costs generally fall into these aptly named categories:

Predictable Pests (Routine Maintenance): Minor annoyances, if ignored, become major headaches. Think of them as the tiny gremlins that demand attention. HVAC filter changes (unless you enjoy colonies of dust ogres populating your lungs), gutter cleaning (because nobody needs an unplanned waterfall), lawn care (unless you’re about to film a Tarzan movie), and pest control (because your home is for you, not a termite convention). These are usually manageable, but they can add up.

Unexpected Tantrums (Minor Repairs): Your toilet running like a marathoner? A leaky faucet dripping away your sanity and water bill? A mysterious crack in the drywall threatening to turn into a portal to another dimension? These are sudden, inconvenient, but generally fixable dramas. Keep a small stash of cash for these, because they willhappen. It’s like your house is a toddler, constantly surprising you with new ways to break stuff.

Budget-Busting Blockbusters (Major Replacements/Repairs): Ah, the big ones. The ones that make you gasp and check your retirement fund. A new roof, an HVAC system replacement, a hot water heater that kicks the bucket mid-shower. These are not a question of if, but of when. These blockbusters require a significant financial investment, usually at the most inopportune moment. Start saving for these yesterday.

“Holy Guacamole!” Moments (Emergency Fund Allocation): Despite your best intentions, sometimes your house decides to go rogue. A tree falls on your garage, a pipe bursts during a blizzard, or a stray meteorite redecorates your living room. This is where your dedicated emergency fund shines. It’s the ultimate “break glass in case of absolute chaos” fund, preventing you from needing to sell a kidney on the black market.

How to Tame the Beast: Chaos to Cash Flow

Become a Home Detective:Before you even think about budgeting, grab a flashlight and inspect your home from top to bottom. Are there suspicious stains on the ceiling? A strange hum from the furnace? 

Set Up a “Needy House Account”: Seriously, give it a fun name. “The Fund for Fixing Stuff That Breaks,” “My Home’s Therapy Fund,” “The Great Money Suck,” or whatever motivates you. Then, set up automated transfers. Out of sight, out of mind, until you really need it.

Prioritize Like a Pro: A leaky roof is urgent. A slightly chipped paint job, not so much. First fix what can cause further damage or pose safety risks. You can always tackle the cosmetic stuff when your budget cup is fat with extra cash.

Embrace Your Inner DIYer, but Use Caution: YouTube is your friend! Learn to change an air filter, re-caulk a leaky tub, or fix a running toilet. You’d be amazed at how much money you can save. But know your limits. Electrical work, major plumbing, or anything involving structural integrity? Call a professional, unless you want to star in an episode of “America’s Funniest Homeowner Fails!” 

Track Your Spending: Keep a running tab of every penny you spend on home maintenance. This isn’t just for masochists; it’s crucial data. It shows you where your money is really going and helps you refine your budget for next year. You might be surprised to find out how much that “small” garden project really cost you.

Annual Budget Re-enactments (Review and Adjust): Your home, like a teenager, is constantly evolving. What worked this year might not work next year. Review your budget annually. Did you spend more on HVAC this year than expected? Did you have to replace ancient kitchen appliances? Adjust accordingly. It’s an ongoing, ever-evolving saga.

The Take-Away

Your home maintenance budget isn’t a glamorous topic, and budgeting for it isn’t exactly a thrilling pastime. However, by facing it head-on with a solid financial plan, you transform what could be a source of stress into a plan for proud home ownership. So go forth, brave homeowner, conquer those leaks, battle those termite legions, and enjoy your beautifully maintained and financially secure abode. Your wallet and your sanity will thank you!

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 Home Maintenance: How to Budget for the Inevitable (and Expensive) appeared first on Peter Young Home Inspections.

Peter Young Home Inspections is open for business to take care of all your home inspection needs.

If you suspect your home was damaged in the recent hurricane, we are offering limited storm damage inspections, such as:

• Roof • Exterior • Basement • Attic • Crawlspace

Please call Peter Young at 828-808-4980 for pricing.

For regular home inspections, please see our contact information below to arrange an appointment.

Winterize your home now to stay cozy

Autumn has passed its prime. Dazzling gold and red are giving way to brown, and the trees are laying down their crunchy, leafy carpets everywhere. As the crisp autumn air becomes cooler, it’s time to prepare your home for the upcoming winter months.

A well-winterized home not only ensures comfort but also helps you save on energy costs. By taking the necessary steps to winterize your home, you can enjoy a warm and cozy winter season. Let’s take a look.

The great outdoors

Insulate pipes: One of the most crucial steps in winterizing your home is to protect your plumbing system from freezing temperatures. Insulate exposed pipes, particularly those located in unheated areas like basements, attics, and crawl spaces. Use pipe insulation foam or heat tape to wrap pipes effectively.

Drain outdoor faucets: To prevent freezing and potential pipe bursts, turn off the water supply to outdoor faucets and drain them completely. You can also attach a frost-proof faucet cover to provide additional protection. If you don’t have a shut-off for outdoor faucets, protect them with an insulating cover that is available at most home supply stores. Polar Cap is an effective and inexpensive option.

Clean gutters and downspouts: Clogged gutters can lead to ice dams, which can cause significant damage to your roof and home’s interior. Remove leaves, twigs, and other debris from gutters and downspouts to ensure proper water drainage.

Trim trees and shrubs: Overhanging branches can damage your roof and power lines during heavy snowfall or strong winds. Keep trees and shrubs away from your roof line.

Inspect your roof: A well-maintained roof is essential for keeping your home warm and dry. Inspect your roof for missing or damaged shingles, and repair any issues promptly. Consider hiring a professional inspector for a thorough assessment.

Indoor preparations

Check your heating system: Schedule a professional inspection and tune-up of your heating system to ensure it’s working efficiently.

Change the air filter regularly to improve airflow and reduce energy consumption.

If you have a fireplace or woodburning stove, clean the chimney and flue to prevent carbon monoxide buildup.

Cleaning your fireplace and chimney is essential to remove creosote buildup and prevent chimney fires. Stock up on firewood and ensure your fireplace is in good working condition.

Seal air leaks: Drafts can significantly impact your home’s energy efficiency and comfort. Seal any gaps or cracks around windows, doors, and other openings to prevent cold air from entering your home. Use weatherstripping, caulk, or insulation foam to seal these areas effectively.

Insulate your attic: Proper attic insulation is crucial for maintaining a comfortable indoor temperature. Ensure your attic is adequately insulated to minimize heat loss. If necessary, add additional insulation to improve energy efficiency. Click here for an Energy Star article on attic insulation.

Reverse ceiling fans: During the winter months, reverse the direction of your ceiling fans to clockwise rotation. This will push warm air downward, creating a more efficient heating system.

Additional steps for winter comfort

Wait! There’s more.

Take these additional steps to stay warm and cozy during those cold winter months.

Your preparation will pay dividends in both comfort and in lower energy bills.

• Install Storm Windows or Weatherstripping: Storm windows can significantly improve your home’s energy efficiency. If you don’t have storm windows, apply weatherstripping to seal gaps around your existing windows. Here’s a guide to weatherstripping from This Old House.
• Use Thermal Curtains: Thermal curtains can help insulate your home by reducing heat loss through windows.
• Lower Your Thermostat: Lowering your thermostat by a few degrees can save energy and reduce heating costs.
• Use a Programmable Thermostat: A programmable thermostat allows you to set specific temperatures for different times of the day, optimizing energy usage.
• Keep Your Home Humidified: Dry air can irritate your skin and respiratory system. Use a humidifier to add moisture to the air and improve indoor comfort.

By following these tips, you can ensure your home is ready to withstand the winter weather and stay warm, cozy, and energy-efficient all season long!

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 Open for business appeared first on Peter Young Home Inspections.

Home inspection is a must for home buyers before signing closing papers. Reliable inspection results can mean the difference between finding the home of your dreams or walking away from a money-pit nightmare. Some folks think they can skip inspection to hurry things along. A word to the wise: DON’T! A home inspection can uncover a home’s real value. It may reveal costly, needed repairs that detract from a that value or even call off the deal. Also, an inspection report can give you leverage to negotiate for a lower price on a home that’s facing serious repairs.

What should you be looking for in a home inspection report? Inspections may uncover small defects or dangerous and costly problems. Some call them red flags or deal-breakers. Let’s take a look at some of the more serious issues an inspection may reveal, beginning with a home’s exterior.

Start at the bottom

Let’s start with the foundation. This is the supporting structure for the entire house. Trouble with the foundation isn’t easy to fix, and it’s usually expensive to repair.

Uneven areas, sunken areas, or major cracks in the wall are telltale signs that the foundation is shifting.

Other signs are misaligned or sticking windows or doors, gaps between walls and windows or doors, sagging or slanted floors, or the musty smell of mold in the basement or floor space.

Click here for a look at foundation problems and potential repair costs.

Up on the roof

Roof problems can be serious dealbreakers. Depending on the size of the home and the type of roof, replacement can cost between $6,500 and $11,000 on small to average sized homes, or even as high as $80,000 on a supersized mansion. An inspector will assess the condition of the roof. Does it look well-maintained? Are there damaged or missing shingles or flattened spots where water pools?

Some homeowners may attempt to save money by doing roof replacement themselves. We don’t recommend that unless you have the know-how and are experienced working with power tools on a ladder or on a slope. You might save between $2 and $7 a foot on professional labor, but if you do it wrong, you could end up with serious damage to the roof, the attic, the eaves, and framing, even resulting in mold, water damage, and structural problems.

Check out this article on roof replacement costs.

Those darn pests!

Wood-destroying insects can wreak havoc on a home. For example, if poorly-installed support beams are in direct contact with the ground, termites may be gnawing away at posts that support floors or decks.

Not counting the cost of termite extermination, repairing termite damage can be an expensive affair. Costs range from $600 to $3,000, with a national average of $1,800.

Doors and windows

Doors and windows should open and close smoothly, but more importantly, they should seal tightly and keep the elements out to avoid costly energy bills, keep pests outside, and protect the home from water damage. Defective or worn-out doors and windows are replaceable, but the work can be costly. Much of the time the whole door frame needs to be removed and refitted, leading to stucco or siding repair and painting. Also, if a door is rotting out, that may be a sign of water damage, which can be another costly repair.

In the gutter

Damaged or non-functioning gutters can lead to serious water damage on your roof, eaves, walls, and even a home’s foundation. Gutters should be properly connected to the roof with no evidence of leaks, and water should flow AWAY from the home’s foundation.

Again, depending upon the size of your roof, you can expect to pay from $600 to $8,000, with an average of $2,000 for popular materials. If you need to replace old gutters, add in about $200 to tear down and dispose of the old ones.

Click here to learn more about gutters and costs.

Next we’ll look at some potential red flags inside the house.

Electrical issues

These can be serious inspection red flags. Many homes built between 1965 and 1972 were wired with aluminum instead of copper. Aluminum wiring can be a fire hazard. The U.S. Consumer Product Safety Commission (CPSC) reports that homes with aluminum wiring are 55 times more likely to have “fire hazard conditions” than homes wired with copper.

Replacing a home’s wiring can be a costly endeavor. Depending on the size of your home, the total tab can run as high as $30,000 or more. However, failing to address rewiring can be even costlier in the long run, especially in the event of a fire.

Insulation and asbestos

You might think asbestos problems are so yesterday, but you’d be surprised how common it is in homes built prior to 1980. It may even be found in some popcorn ceilings (remember those?).

Removal requires expensive, professional assistance. Asbestos is a dangerous carcinogen to your lungs, so never attempt to remove it yourself.

Many older houses have poor or practically non-existent insulation. Without costly remediation, the owners of these homes can look forward to many years of high heating and cooling bills.

The pipes, the pipes are calling

Some plumbing issues have easy fixes, like replacing the flapper on a toilet or fixing a leaky faucet. What about replacing pipes that are uninsulated and burst in freezing temperatures? That will set you back some! Don’t overlook lead pipes, banned in the US in 1986, but are found fairly often in homes built prior to that.

Replacing a home’s pipes will thin your wallet! To replace the plumbing in an existing structure, expect to pay between $50 and $200 per hour for labor plus the cost of materials. A typical 2,000-square-foot home averages between $3,000 and $16,000.

Find out more about pipe replacement costs.

Before you buy a home, we advise getting a video septic or sewer inspection, and be sure to scope the pipes that lead from the house to spot problems like tree roots breaking through pipes or clogged spots where water can’t drain properly.

Appliances

Outdated ovens, dishwashers, or refrigerators are not serious issues, especially in hot sellers’ markets. But watch out for trouble with furnaces, boilers, HVAC systems and water heaters. They can be very costly to replace. And if these are poorly-maintained gas appliances, they can emit lethal doses of carbon monoxide.

Mold

Mold and water leaks are common companions. Neither condition is desirable Some molds are relatively harmless and can be fixed fairly simply. However, keep in mind that if you don’t fix the water problem, mold will return soon enough. Other types of mold are known to cause serious respiratory issues, particularly for folks with asthma or allergies.

Mold must be addressed before you move into a home, and if the problem is widespread in areas of the house, then it may be time for some negotiating the contract.

Some say there are few problems revealed by inspection that are insurmountable, but some of the ones we discussed above might be dealbreakers or, at the very least, catalysts for some serious price negotiations.

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 Home inspection “red flags” appeared first on Peter Young Home Inspections.

“Spring has sprung, the grass is riz
I wonder where the flowers is” – Anonymous (for obvious reasons)

Many people say spring is their favorite season. Is it yours? The greenery has returned in all its glory. Flowers are popping up, honeybees and bumblebees are making their rounds, and after a chilly winter, what could beat the return of t-shirt weather?

Spring’s arrival heralds a variety of home maintenance tasks to keep your home in great shape and ready for guests. Let’s look at some things every homeowner should consider in springtime to help maintain the value of their homes.

Clear debris from your roof and gutters

Leaves and debris from late fall may have made your roof and gutters their home for the winter. Since leaves hold water, this can be harmful to your roof. Get up there and blow them to the ground with a leaf blower. Don’t sweep them; that’s not too good for asphalt shingles.

While you’re up there, inspect your gutters for blockages, corrosion, holes, gaps, or damaged sections. Clear out leaves and twigs, and make sure they’re ready for heavy spring rains. You can use a hose to test their effectiveness. Call a gutter specialist if you are unsure how to make repairs.

Refresh exterior paint or stain

Spring is the perfect time to renew the stain on your decks, railing, and fences, or to spruce up the paint on your house. If you wait until summer, you may find it too hot to do the job comfortably. If you’re looking to move or to downsize, springtime is a great time to put your home on the market. Great-looking walls and decks go a long way toward increasing your home’s value.

Keep your cool!

Summer heat is right around the corner. As AC systems start cranking in summertime, the demand for AC repair technicians increases exponentially. 

Don’t wait until paint starts melting off your walls to have your HVAC system serviced. Do it while the weather is still relatively cool. Soon service rates will be higher and wait times longer.

Get a tune-up now, including cleaning condenser coils, changing dirty filters, checking coolant levels, swapping out malfunctioning parts, and more. Many companies have a yearly maintenance “club,” in which you can pay a small amount monthly for two service visits each year – in spring and fall. Ask your HVAC service provider about it.

Do you have a room with a window-unit AC? Check out this handy guide on keeping it humming along this summer.

Update exterior lighting

Winter can be rough on exterior lights. Check all the fixtures outside your home, and replace defective bulbs and solar lights that don’t charge any more. Test your motion-sensing lights for proper function, and be sure the lights along garden paths, steps, and driveways are doing their job. If your landscape lights are looking worn or not functioning properly, replace them with low-voltage lighting. 

Click here to see our recent blog post about installing low-voltage lighting systems.

Fix your screens

We all love the great outdoors, but we prefer it to stay outside. Screens help us keep insects and debris from entering our homes when we open the windows to let in fresh air. Now is the time to check out your screens and repair holes or damage from pets and long use. Most local hardware stores have screen repair service, where you can drop off damaged screens and pick them up good as new. Doing that now means a much shorter wait.

Do you have a covered porch area that you’ve been thinking about screening in? Check out this video to see how easy that can be. 

Spruce up outdoor landscaping

Weeds are already sprouting up; don’t let them take over. Have your perennial gardens started to bloom? Maybe you’ve noticed some holes in your garden that are crying out for some colorful annuals. Now’s the time for a visit to your local garden center to give your garden a spring makeover. 

We prefer neighborhood garden centers to the big box stores. While you may pay a bit more, there’s peace of mind in knowing the plants you’re buying are free of bee-killing pesticides. If you’re not sure, ask. Renew your mulch beds to keep weeds at bay, and sprinkle some grass seed if you find bare patches in your lawn.

Water, water everywhere!

Springtime means watering lawns and flowerbeds. If you had your outdoor water system turned off for the winter, it’s time to turn it back on. Winter is hard on hoses, so check them for leaks and replace if cracked. Check rubber gaskets in hoses and replace them if they are brittle or cracked.

If you have sprinklers, check for water leaks from pipes that may have burst during a winter freeze. Inspect your sprinkler heads and be sure they’re all standing up straight and are functioning well. Lastly, check the auto timers that activate your sprinklers. If all looks good, you’re ready for spring and summer.

Our list of springtime homeowner chores may take a bit of time, but it’s worth it for maintaining the value and beauty of your home.

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 Springtime homeowner projects 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.

If you’re in need of roof replacement, you may be asking yourself, “Should I install asphalt shingles again, or should I get a metal roof?” Perhaps you’ve already asked your roofer for two quotes so you can compare the two choices. The question isn’t so simple, and there are several factors to consider before deciding, as well as some pros and cons of both. First, let’s compare types of metal and shingle roofs.

Heavy metal!

One type of metal roofing is called standing seam. There are two types in this category. True standing seam are long, flat panels in which the fasteners that attach to your home’s frame are hidden underneath. This type of metal roof is very durable and energy-efficient.

The second type of standing seam roof has exposed fasteners. This type is far more prevalent than the hidden panel variety these days.

Another type is called a corrugated metal roof. These have exposed, visible fasteners. These strong, durable panels display a repeating wave pattern. Most of the time, corrugated metal roofs cost less in labor costs than their standing seam counterparts. These are used mostly for sheds and barns, rather than homes.

Hitting the asphalt

Generally, two types of asphalt shingles are used in roofing. The first is known as three-tab shingles. Three-tab shingles are the most commonly used because they are the least expensive. However, the expression, “you get what you pay for,” applies here. These shingles are thin and offer less protection against heavy winds and hail. They have a shorter manufacturer’s warranty than asphalt architectural shingles. If you’re on a low budget, you might find them appealing, but expect them to wear out sooner.

Asphalt architectural shingles are your other option. They’re thought of as a higher-end variety of asphalt roofing shingles. Also known as dimensional or laminated shingles, they are made by layering two shingles together to create a layered, 3-D look. Because there are two layers, they are more durable than their three-tab cousins, resulting in longer life expectancy and a longer warranty.

All of these mentioned are valid choices for replacing your roof, but each situation differs according to each homeowner’s needs. Let’s dive a bit deeper into the pros and cons of each method, starting with metal roofing.

Metal roof pros and cons

In recent years metal roofs have become very popular for both residential and commercial uses.

Metal Roof Pros

The most appealing pro of a metal roof is its lifespan. Metal roofs are tough, and most warranties begin at 40 years. Some cover 50 to 60 years, but under the right conditions metal roofs can last even longer. 

If you’re looking to stay in your “forever home,” a metal roof may be your “set it and forget it” roofing solution.

Another big plus is that metal is solar reflective, which means it pushes the sun’s heat away from your home. This means greater energy efficiency, especially during the heat of summer. 

In addition, metal roofs are environmentally friendly. Metal is a 100% recyclable material. Every single metal panel on a roof can be repurposed for other uses, making it a favorite of “green-minded” consumers.

Finally, some roofers install metal roofing using “layover installation.” The new material is laid directly over the old material (a shingle roof, for example). This brings down labor costs related to tear-down and disposal. People on a really tight budget may opt for this, but we don’t recommend it, nor do manufacturers of metal roofing. If there is damaged plywood beneath the existing layer, it would not show up during layover installation. 

Another reason that most manufacturers do not allow a metal roof to be installed over an old shingle roof is due to condensation between the metal and the shingle roof which will corrode the metal roof. Typically a spacer such as 1×4’s would need to be installed to provide air space. Be wary of roofers who want to do a layover installation without using spacers.

Metal Roof Cons

Higher Upfront Cost: Metal roofs cost more than asphalt shingle roofs. The cost of installing one may be double that of shingles. Throw in the longevity factor and metal is actually more cost effective, but many people are put off by the upfront costs of a metal roof.

Fewer Qualified Contractors: Most roofing contractors don’t have the tools and experience to install a metal roof. Those who do may be hard to get any time soon, since they likely have a long waiting list.

HOA Troubles: If you live in a housing development governed by a home owners association, you may not have the option of installing a metal roof. If the look of a metal roof or the color doesn’t match the rules of the neighborhood, the HOA will put the kibosh on it. Always talk to them first before spending your hard-earned money on a project that will get shut down.

Damage: While far more durable than their shingle counterparts, metal roofs are not invincible. Some are susceptible to corrosion and changes in patina. Very large hail may dent a metal roof, while still leaving it functional structurally. Many insurance carriers will not cover roof replacement when the roof is functional. However, metal roofs are quite strong, and most hail storms will not affect them.

Asphalt pros

More Contractors: There are far more contractors available who install standard asphalt shingle roofs. This means a shorter waiting period than for metal roofs. Be sure you shop around and check references to find a reliable contractor in your area.

Lower Upfront Cost: Asphalt shingle roofs run about half the cost of a metal roof. For this reason, they are far more common than metal roofs. They do offer excellent protection at a greater value, particularly the architectural shingle variety.

Warranty: Manufacturer warranties differ (some 10, some 15 years). You can even find roofing contractors that are certified by manufacturers such as Owens Corning. This ensures a higher level of workmanship, as well as a greater likelihood of actual warranty coverage once your roof has been installed.

Asphalt Cons

Lifespan: Asphalt is significantly weaker than metal, and will suffer greater damage over time from heavy rain, hail, snow, and wind. Metal roofs can last an owner’s lifetime, while asphalt may need several complete replacements during that time.

Limited Colors: Asphalt shingles offer very limited color choices, and they are not paintable. Metal roofs can be painted to any color imaginable, a great feature for businesses that want their buildings visually branded.

Poor Recyclability: It is very difficult to recycle asphalt shingles, and most will inevitably end their life in a landfill and take “forever” to break down. As mentioned earlier, metal roofs are 100% recyclable. Therefore, if environmental issues are important to you, this is a factor to weigh in your decision.

What Is the Verdict?

The choice of metal or asphalt for your next roof replacement is not always easy, but is mostly dependent on your budget, your needs, and your values. While metal roofs can cost twice as much as shingles, the longevity factor is something to consider. If you plan to stay in your home and pass it on to your children, a metal roof will be more cost-effective in the long haul.

Click here to see an article about roof replacement costs.

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 Pros and cons of metal vs shingle roofs appeared first on Peter Young Home Inspections.

By now you must have noticed that the price of almost everything is rising. Some things you have little control over. Food prices are one example, although you could try eating less, or you can build a backyard garden to raise your own veggies. The cost of energy is on the rise, as well. That’s mostly beyond your control, but there are still some things you can do to conserve energy (and money) around your home. 

There are two major reasons for conserving energy at home. The first is to save money on your utility bills, and the second is to do your part to protect the environment. Using less electricity, gas, and heating oil are beneficial to your wallet as well as being beneficial for our planet. 

Let’s look at some simple, inexpensive ways you can save energy in your home.

A bright idea

One of the easiest ways to save energy in your home is to replace those old-fashioned , inefficient incandescent bulbs. Compact fluorescent lights and LED bulbs use considerably less energy, with LEDs being the most efficient. How much energy do they save? According to the EPA, if every household in the US swapped just one incandescent bulb with an LED, we’d save about $600 million annually. That’s enough to power 3 million homes for a year.

Energy efficient bulbs cost more off the shelf, but their reduced energy usage and longer expected life spans will save money in the long run. And don’t forget to turn off the lights each time you leave a room. 

Speaking of light, reducing energy costs by using natural sunlight is almost a no-brainer. If you are about to build a home, north and south facing windows are better than east and west. It allows for more glancing light, meaning more heat and less harsh light in the winter.  

Another way to use natural light is to install skylights or “solar tubes” in your home. Skylights are windows in the roof that let in light. Solar tubes (also called sun tunnels) look like fluorescent lights, but they direct sunlight through mirrors into rooms where they are installed. A word of caution about either of these options: Have them installed by a licensed roofer to avoid water leaks.

In hot water

Your hot water heater is a major energy hog, using about 17% of the power in your home. Since most people are not likely to replace a functioning water heater with a new Energy Star model, there are a few ways to save on your water heating bill.

The first way is to use less hot water. Start by washing your clothes in cold or warm water, rather than hot. If you have a cooler setting on your dishwasher, start using it. Try cutting a few minutes off your shower, and make it just a little cooler, if you can. And install low-flow shower heads. The less water that passes through the fixture, the less water you will need to be heating.

Next, you can turn down the thermostat on your hot water heater. Many are preset to 140º F, but that is hotter than it needs to be and can be a scalding risk. Some folks go as low as 120º, while others like 130º. You may find that you like it somewhere in between. 

Another energy saving trick is to get an insulation blanket for your water heater. You can find them at most home supply stores. They keep the water in your tank warmer, so you don’t spend as much keeping it up to your desired temperature.

Baby, it’s cold inside!

It may seem counterintuitive to set your thermostat lower during the cold months, but doing so will help save on your home’s heating cost. Stay warmer by wearing more clothes indoors. Your heat pump won’t work as hard and your wallet will be a bit fatter. Do the reverse in the warmer months. Wear shorts and t-shirts indoors, and keep the AC set just a bit warmer.

Another way to save is to replenish caulk around windows and doors, and install weather stripping in areas where you feel a draft. This will help you in both winter and summer. If you are not sure how to do this, hire a professional. The savings will likely make up for installation costs.

Let it flow

This one is a “blinding flash of the obvious!” Replace your HVAC filters regularly. Change them at least every three months, and sooner if you see signs of dust and dirt on them. With clean filters, your system doesn’t have to work as hard. Not only does this save energy in your home, but it can help extend the life of your HVAC unit. 

We’ve explored simple, inexpensive ways to reduce your power bills. If you’re looking to make some real changes, replace old, inefficient appliances (even your heat pump) with Energy Star models. The costs of such replacement may be high, but they might be recouped in just a few energy-saving years.

Buying or selling a home in or near Asheville?

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 Simple, inexpensive ways to save energy and money in your home appeared first on Peter Young Home Inspections.

Springtime! What’s not to love? Flowers are regaling you with color, birds are singing merrily. And your house needs some seasonal love. Here’s a springtime home maintenance checklist to keep your home humming along with all that joyous birdsong. A brisk, sunny spring day is the perfect time to assess any winter wear and tear on your home. Starting with the exterior, these are the items you need to check out.

Up on the roof

Old Man Winter can do a number on your roof. If you feel secure on a ladder, take a peek up there to see if there’s anything that needs attention. Look for cracked tiles, torn or missing shingles, and replace them. If damage is serious, call a licensed roofer for an estimate and to make the repairs.

Get your mind in the gutter!

Winter can be rough on downspouts if ice and debris accumulate. Clean debris from your gutters and downspouts to keep water flowing. Water dams can cause wood rot around eaves and trim. If the winter was windy, gutters may be loose or falling. If they’re intact, simply reattached them. If damaged, it’s time to replace them.

Check your sprinklers

A few hard winter freezes can play havoc with your sprinkler system. Run the system on a warm, sunny day to make sure it’s functioning properly. Replace any damaged sprinkler heads if you find any. If you didn’t drain your sprinkler system before winter, you may have a burst pipe. Large puddles or ponding may appear at the site of the break when you turn the system back on. If this occurred, it’s best to call a professional. You’ll need to dig up part of the yard and replace the broken pipe.

All hands on deck

Winter snow and ice can be detrimental to your decks, porches, and exterior woodwork.
Check for water stains, discoloration, and warping. If the surface looks compromised, it’s time to pressure wash and stain or reseal.

Look for warped deck boards and loose nails. Be sure railings and steps are secure. Replace and soft or rotting boards as soon as possible.

Forget saying “I don’t do windows!”

Check all your window screens for holes or cracks that can be entry points for insects. Hardware stores sell screen repair kits for small fixes. Many also offer a service, in which you can bring the screen to them for repair.Next, check out all your windows for drafts or leaks. Caulking and weather stripping will erode over time, so it may be time for resealing. 

Springtime is trim time

Early spring is the time to trim branches, shrubs, and trees, especially those that extend out over the roof of your house or look like they’re growing toward utility lines. If you’re not handy with a ladder or chainsaw, hire a professional to do the job.

Up in the attic

Moving to the interior, do a visual inspection of your attic to make sure you can’t see light through the roof. 
Look for signs of rodents or other pests that may have moved in during the cold winter months. Be sure there are no signs of moisture or mold on your insulation.

Look out below

Now’s a good time to check out the basement for musty odors. If the scent is strong, there may be a water leak. Check walls, ceilings, and around the floor for water stains or discoloration. Water or dampness on the floor may indicate poorly positioned downspouts or improper grading around your home. The ground should slope downward and away from the foundation. Water on the walls or ceiling may indicate a plumbing problem. Call in a professional to check that out.

Clean your dryer vents

Clogged dryer vents are real energy wasters, and they’re also fire hazards. Check out the vent where it attaches to the dryer and where it exits the house. If the vent is clogged, you can purchase vent cleaning kits from most home stores. While you’re down there, move the dryer and vacuum under it. 

Don’t neglect the water heater

 It’s easy to take the hot water heater for granted. It works for us 24/7, but we rarely think about it. When it’s not working properly, your power bill will rise. Even worse than that, it can cause extensive damage to your home if its contents begin leaking out. Hard water, rust, and leaks can cause sediment buildup that can damage the heating elements. If you see signs of corrosion at the base of your water heater, or if you see water leaking around it, call a professional immediately to repair or replace it, before major damage happens.

Where there’s smoke…

You’re doing a monthly check of your fire extinguishers, right? Here’s more. During your springtime home maintenance, take a closer look at the hose and nozzle to ensure they are in working condition. Make sure the pressure gauge is “in the green.” If pressure is down, find a service in your area to recharge the extinguisher, or replace it quickly. 

On the subject of smoke, spring is the time to test your smoke detectors and replace their batteries. You need a smoke detector on every level of your home, including the basement. Do the same check and battery replacement on your carbon monoxide detectors. You can never be “too careful” when it concerning deadly carbon monoxide fumes. 

Over years of living in your home, it’s easy to forget simple maintenance or just not notice problems that are easily fixed. Stick to this checklist every spring, and your home will remain in good shape for many more years to come.

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 Here’s a checklist for getting a jump on springtime home maintenance chores appeared first on Peter Young Home Inspections.

You’ve taken the plunge and put your house on the market. Once a buyer puts down a bid, an inspection is sure to follow. It’s about as sure as aging and taxes, as “they” say. Don’t panic! Knowing how to prepare means you can eliminate some avoidable black marks on your report, and it might even win you some points with the inspector. Because after all, inspectors are only human!

While it’s true that an inspection may uncover an unpleasant surprise, it’s also true that taking some proactive steps before the inspection can stop the small things from adding up. It all begins with understanding what inspectors are looking for.

Know what matters

Don’t try to second guess what you need to do in your home to prepare for an inspection. You don’t need to change the color of the walls or switch out the beige refrigerator for a white one. The inspector won’t care about those things. What the inspector does is perform a visual inspection for mechanical issues and health and safety concerns.

For example, if your electrical panel does not have a dead front cover, or if electrical switches make a crackling sound and emit a burning smell; these are what an inspector is checking out. This visual inspection doesn’t include what’s behind the walls or beneath the tiles on the floor. Again, it’s a visual inspection. 

A few examples of what the inspector will do is start the dishwasher, flush toilets, turn on the oven and burners, and run faucets. That’s just the beginning. Inspectors have a long list of items to check, and it’s your job to make sure they can do it without unnecessary obstacles.

Clearing a path

One way to stay in the inspector’s good graces is to make the job easier. Make sure there’s a clear path to everything they need to inspect, such as the garage, basement, attic, crawlspace, utility room ­­– basically all of the house – so the inspector doesn’t need to move objects or twist up into exotic yoga postures to get in there.

One of the biggest pet peeves for inspectors is finding shelves, washers and dryers, or piles of junk blocking the electrical panel. The inspector needs access to every room, closet, and cabinet. Speaking of the attic, you’ll need to take down stored items that are blocking the inspector’s access. Also, be sure that furniture will not prevent the inspector from opening and closing windows.Get to know your house well before the inspection. If the inspector asks the location of the water cutoff, the water heater, HVAC return, or the electrical panel, it’s best to know the answer.

DO sweat the small stuff

You may think minor issues are not important, but you’d be wrong. Minor repairs, such as replacing that cracked wall switch cover or patching small holes in your drywall will give the impression that your home is well-maintained. Fix that leaky faucet, and be sure your windows open and close smoothly.

If you’re not the handyman type, call in a professional to make the repairs. Have your HVAC system serviced before the inspection, especially if it hasn’t been checked out in the last year. You don’t want any sudden surprises. If you know that a major appliance or your roof needs repair, at least get an estimate of repair costs before the inspector arrives. That gives the buyers a notion of what to expect.

Prepare like a pro!

Here’s a quick checklist to get you ready for the home inspector’s visit. 

Inside

• Replace burned-out light bulbs
• Replace cracked outlet covers
• Change HVAC air filters
• Patch holes in drywall
• Adjust sticky doors
• Test your stove, and if burners don’t work, replace them
• Test the dishwasher and garbage disposal; repair if needed
• Make sure all toilets flush properly

Outside

• Repair loose shingles on the roof
• Be sure bricks or wood are secure on steps
• Clean gutters and downspouts
• Assess hose bibs for leaks
• Check wood trim for signs of decay; repair if necessary

Garage

• Test garage door opener and remote; ensure that the reverse function works properly
• Clear items away from walls for the inspector to see the foundation

 In parting, here’s a good rule of thumb: If you know it’s broken, fix it! Taking these proactive steps prior to a home inspection goes a long way toward creating a positive outcome.

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 online.

The post Preparation makes your home inspection smoother and less scary appeared first on Peter Young Home Inspections.

Ah, the holidays. Time to unwind and create lifetime memories with family and friends. Holidays are also times when people let their guard down and become prone to accidents. Stay safe, and stay alert to celebrate joyous holidays with your loved ones. Here are some common holiday accidents and how to avoid them.

Decorating hazards

A study by the Centers for Disease Control (CDC) revealed that nearly 6,000 individuals are injured in decorating-related falls.
Most of these falls are from ladder accidents, and men were more likely than women to sustain serious injuries.

To avoid injuries from falls, take these precautions:

• Be sure ladders are on a level surface, and do not stand on the topmost rung
• Avoid overreaching when using a ladder; reposition the ladder rather than stretching out your arms
• Don’t stand on furniture; use a sturdy ladder
• Don’t use a ladder alone; have someone with you at all times
• Keep extension cords away from where people will be walking

Be sure the path is clear

Poorly lit, icy walkways are hazardous to guests, especially the elderly and children. Be sure to clear snow and ice from driveways and walkways, and be sure those walkways are well-lit for the dark winter nights so guests can navigate safely from their cars to your doorstep.

Keep the home fire burning, but only in the hearth

Nothing like a toasty fire on a cold winter night. That is, unless you’re watching your house burn down!

Christmas tree lights and candles can start fires. That’s why they should never be left unattended.

When you buy a Christmas tree, be sure it is fresh and moist, with green needles and sticky resin on the trunk. If the needles are turning brown and falling off, they are notorious fire hazards.Also, check your lights for frayed or loose connections, broken bulbs, and cracked sockets. Discard frayed and damaged light strings, and check your extension cords for wear and tear. When in doubt, throw them out! If you’re burning candles, keep them where they can’t be knocked down, and keep them away from the Christmas tree, curtains, furniture, wrapping paper, and anything else that’s flammable. Always be sure to extinguish candles before leaving the room.

Don’t get fried over the holidays!

Speaking of fires, be extra careful if you’re using a turkey fryer. The National Fire Protection Association shared these sobering statistics: Each year turkey fryer accidents cause at least five deaths, 60 injuries, and more than $15 in property damage.

A major source of serious fryer accidents is dropping a frozen turkey into boiling oil. The bird literally can explode, showering burning hot grease on anyone or anything nearby. Click here to see a demonstration by the Gulfport, Mississippi Fire Department of what can happen when you drop a frozen turkey into a deep fryer.
In fact, turkey fryers are so hazardous that none of them are approved for safety by Underwriters Laboratories.
If you do decide to use a turkey fryer, use it outdoors – not in a garage – away from any flammable materials. Wear goggles to protect your eyes, and always use post holders or oven mitts when handling the fryer.

Keep pets stowed away

CDC statistics show that about 4.5 million Americans are bitten by dogs annually. While your dog or cat may be quite mellow around familiar family members, some animals behave differently among crowds of strangers. Dogs not accustomed to children may respond unpredictably if approached by a child.

Cats can injure children, as well. Better to err on the side of caution and keep pets out of sight. Also, at holiday meals, don’t forget that human food isn’t always safe for pets, and some foods can cause serious health problems to your furry friends. Better not to take chances.

Careful in the kitchen

Keep your wits about you when preparing holiday meals, If you’re cooking poultry, use a meat thermometer, and be sure the internal temperature reaches 165 degrees. Food poisoning is not laughing matter, and it can be especially dangerous to toddlers and the elderly. Do not allow unsupervised children in the kitchen around hot pans and dishes, and sharp knives. Be vigilant, and stay safe.

So, while the holidays can be joyous times for you and your “tribe,” you want to ensure that you and your guests are out of harm’s way. Use common sense, and follow our recommendations for a safe and happy holiday season.

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 Be sure you and your guests are safe to keep the holidays joyous appeared first on Peter Young Home Inspections.