HOME INSPECTIONS HOME INSPECTIONS PRESENTED TO THE GREATER BOSTON ASSOCIATION OF REALTORS PRESENTED TO THE GREATER BOSTON ASSOCIATION OF REALTORS MARCH 2019 MARCH 2019
GBAR PRESENTERS Donald Bissex, ACI Donald Bissex, ACI Lenny Licari, ACI Lenny Licari, ACI Alex Steinberg, ACI Alex Steinberg, ACI Mystic Home Inspection B-Sure Home Inspection, JBS Home Inspections, Inc. ASHI-NE Treasurer Inc ASHI-NE President ASHI-NE Vice President
HOME INSPECTION DEFINED • Non-invasive visual examination of a residential dwelling • Designed to identify material defects on the day of the inspection • Standards of Practice are for homes in buildings of 4 or fewer units • Performed for fee which will vary Inspect and report on readily accessible, visually observable system and components that are: • Not functioning properly • Significantly deficient • Unsafe • Near the end of their service life
HOME INSPECTION DEFINED A Home Inspection is not… • A code inspection or engineering study • A warranty or guarantee • A determination of future conditions or events • An exhaustive identification of every small defect • Advice on price, purchase, request for remedy or repair • An estimate of cost-to-repair anything; Inspector could lose their license!
MASSACHUSETTS STANDARDS OF PRACTICE (SOP) Most state home inspection laws are modeled after the ASHI SOP & Ethics. Massachusetts 266 CMR defines what is included in a home inspection. Systems and components inspected must be readily readily accessible accessible and observable observable . ▪ ASHI optional SOP Cooling ▪ Roofing ▪ Plumbing ▪ Exterior ▪ Decks ▪ Interior ▪ Structure ▪ Pools ▪ Insulation ▪ Electrical ▪ Ventilation ▪ Heating ▪ Permanently Installed Appliances
EXPECTATIONS • Most inspectors arrive early. • Home inspectors lay out the ground rules at the start. • Most inspectors provide a wrap-up at the end to summarize key findings. There should not be any big surprises when the client receives the report. • Mass SOP prohibits delivery of the report to anyone but the client, unless approved by the client. • Most inspectors will deliver report to the Realtor if the client signs off on it.
PREPARING FOR THE HOME INSPECTION There are things that can be done to prepare for a home inspection to limit return trips or special services. Some of these things include: • Ensure all spaces are accessible (e,g., attic hatches, crawlspaces, electric panels) • Open locked rooms, storage areas, sheds • Leaving notes to explain something can speed the inspection • Secure or remove pets
REPORTS Mass SOP requires a report. The type and format of the report can vary among Home Inspectors: ▪ Checklist vs. narrative report ▪ When delivered (onsite, 24 hours, other) ▪ How delivered (paper, electronic) ▪ Electronic Format (HTML, PDF, Other) ▪ Photographs ▪ Video Pictures help tell Digital reports speed the story the process ▪ Type of report may impact cost of inspection.
pics INSPECTOR RECOMMENDATIONS Inspectors often recommend further investigation or a specialist. • Example: A rusted Lally column in the basement may need a contractor to replace it. • Example: An exterior wall that has shifted outward leaving a gap where the hardwood floor meets the wall may need an engineer to evaluate and design a solution. Inspectors should not recommend a specialist for everything just to cover themselves. This is a poor reporting technique and does not serve the client well.
INFRARED It’s not magic… it just seems like it! ▪ Identifies thermal differences ▪ Patterns can tell a story ▪ Interpreting what you see is the key Floor: Electric mat Floor: Hydronic Ice dam water radiant intrusion Radiator turned Dishwasher leak Missing insulation off
HEATING SYSTEMS AND CHIMNEYS • Common heating system types: • Boiler (water or steam) • Furnace (hot air, maybe AC) • Hydro-air • Heat pump • Heating systems are operated using standard controls. • Chimney inspections by inspectors are limited so most inspectors recommend a Level 2 inspection.
PRE -MARKET INSPECTIONS (FOR HOMEOWNERS) ▪ Homeowner hires a Home Inspector ▪ Avoids surprises during the sale when/if a buyer has own home inspection ▪ Report or verbal ▪ Owner can fix or disclose ▪ Owner can collect estimates for needed work ▪ Can be a full home inspection with report, but does not have to be
WAIVING THE HOME INSPECTION ▪ Some buyers feel pressured to waive contingencies in order to have their offer accepted. ▪ Both existing home and new construction ▪ Buyer takes a big risk, and is often emotionally involved in the purchase. ▪ Home Inspectors save lives ▪ If problems found later, legal action often results with everyone involved. Realtor and seller are at financial risk. Dryer vent as flue!
THE ASHI DIFFERENCE ▪ American Society of Home Inspectors (ASHI) is the oldest most respected home inspector association in the country. ▪ ASHI was started in 1 976. ▪ Has over 1 0 ,0 0 0 members in US and Canada. ▪ Over 80 Local Chapters. ▪ ASHI New England has over 1 0 0 members and meets monthly offering 3 CEU credits. Each meeting generally has over 40 to 60 participants and is open to members and non-members. ▪ Annual InspectionWorld 20 1 9 in San Diego had over 1 0 0 0 participants.
WHY ASHI? ▪ Only Home Inspector organization that has real certification for its most experienced inspectors (ASHI Certified Inspector). Look for the badge: ▪ ASHI meetings are a place to form professional relationships with other Inspectors. ▪ ASHI New England hosts monthly chapter education meetings (3 CEU each) and a two-day conference each fall. ▪ ASHI National offers members an exhaustive list of online education modules – all free. ▪ ASHI New England provides its membership information on the industry e.g., SOP changes, law changes (CSST gas piping), technology (Infrared)
INSPECTORS AND ASHI INSPECTORS COMPARED Mass Associate Mass ASHI ASHI Home Inspector Home Inspector Certified Inspector Inspector Licensed and Insured X X X X National Exams X X X X Supervised X Peer-reviewed Reports X X Required Inspections 25 125 125 250 Annual CEUs Required 6 20 20
RELATED SERVICES Home Inspectors often recommend other services outside the scope of a home inspection: • Radon gas testing • Sewer scope inspections • Wood Destroying Insect inspections • Lead paint testing • Well & Water inspections • Asbestos testing • Swimming pool inspections • Chimney flue inspections • Air quality testing
THANK YOU! ▪ Alex Steinberg, ACI Alex Steinberg, ACI ▪ Owner/Inspector at JBS Home Inspections, Inc. Cambridge, MA ▪ MA License #483 ▪ ASHI Certified Inspector #205136 ▪ ASHI -New England Board of Directors, President Contact: Contact: Alex Steinberg Alex Steinberg alex@jbsinspections.com Mobile/Text: 617 -480 -1163 Scheduling Office: 617 -924-1028 www.jbsinspections.com
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