<![CDATA[5 STAR CONDITION RATING INCLUDED FREE - IPI BLOG PAGE]]>Wed, 02 Dec 2015 05:54:36 -0800Weebly<![CDATA[why get a building inspection report?]]>Tue, 02 Dec 2014 00:02:00 GMThttp://www.independentpropertyinspectionssa.com/ipi-blog-page/why-get-a-building-inspection-reportwhy get a building inspection report? Picture
Indoor swimming pool !

 
The under floor access door was locked when the purchaser viewed this property.
IPI was engaged to inspect the property (cost $300.00) and a second visit to the property was necessary  before access was gained to the under floor space. It is not hard to see the excessive amount of water present and the un-stable pier. The floor above this area was very springy.

 

Extensive agricultural drainage was needed across the back of this building with connection to local council stormwater. Removal and replacement of paths was necessary to install drainage. The pier had to be completely replaced and the floor repacked to correct the springy floor.

 

The total cost for repair was $18,500



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<![CDATA[Why make your home energy efficient?]]>Thu, 19 Jun 2014 03:25:11 GMThttp://www.independentpropertyinspectionssa.com/ipi-blog-page/why-make-your-home-energy-efficientPicture
Most people don’t know how easy it is to make their homes run on less energy, we want to change that. Drastic reductions in heating, cooling and electricity costs can be accomplished through very simple changes, most of which homeowners can do themselves.

Why make your home more energy efficient? Here are a few good reasons:
  • It saves money. It costs less to power a home that has been converted to be more energy-efficient.
  • It increases the comfort level indoors.
  • It reduces our impact on climate change. Many scientists now believe that excessive energy consumption contributes significantly to global warming.
  • It reduces pollution. Conventional power production introduces pollutants that find their way into the air, soil and water supplies.
1. Find better ways to heat and cool your house. 

As much as half of the energy used in homes goes toward heating and cooling. The following are a few ways that energy bills can be reduced through adjustments to the heating and cooling systems:

  • Install a ceiling fan. Ceiling fans can be used in place of air conditioners, which require a large amount of energy.
  • Periodically replace air filters in air conditioners and heaters.
  • Set thermostats to an appropriate temperature. Specifically, they should be turned down at night and when no one is home. In most homes, about 2% of the heating bill will be saved for each degree that the thermostat is lowered for at least eight hours each day. Turning down the thermostat can saves about up to 10% on heating costs.
  • Install a programmable thermostat. A programmable thermostat saves money by allowing heating and cooling appliances to be automatically turned down during times that no one is home and at night. Programmable thermostats contain no mercury and, in some climate zones, can save up to $150 per year in energy costs.
  • At night, curtains drawn over windows will better insulate the room.
2. Install a tankless water heater.

Demand-type water heaters (tankless or instantaneous) provide hot water only as it is needed. They don't produce the standby energy losses associated with traditional storage water heaters, which will save on energy costs. Tankless water heaters heat water directly without the use of a storage tank. When a hot water tap is turned on, cold water travels through a pipe into the unit. A gas burner or an electric element heats the water. As a result, demand water heaters deliver a constant supply of hot water. You don't need to wait for a storage tank to fill up with enough hot water.

3. Replace incandescent lights.

The average household dedicates 11% of its energy budget to lighting. Traditional incandescent lights convert approximately only 10% of the energy they consume into light, while the rest becomes heat. The use of new lighting technologies, such as light-emitting diodes (LEDs) and compact fluorescent lamps (CFLs), can reduce the energy use required by lighting by 50% to 75%. Advances in lighting controls offer further energy savings by reducing the amount of time that lights are on but not being used. Here are some facts about CFLs and LEDs:

  • CFLs use 75% less energy and last about 10 times longer than traditional incandescent bulbs.
  • LEDs last even longer than CFLs and consume less energy.
  • LEDs have no moving parts and, unlike CFLs, they contain no mercury.
4. Seal and insulate your home.

Sealing and insulating your home is one of the most cost-effective ways to make a home more comfortable and energy-efficient, and you can do it yourself. A tightly sealed home can improve comfort and indoor air quality while reducing utility bills. An InterNACHI energy auditor can assess  leakage in the building envelope and recommend fixes that will dramatically increase comfort and energy savings.

The following are some common places where leakage may occur:

  • electrical receptacles/outlets;
  • mail slots;
  • around pipes and wires;
  • wall- or window-mounted air conditioners;
  • Roof space hatches;
  • fireplace dampers;
  • inadequate weatherstripping around doors;
  • baseboards;
  • window frames; and
  • switch plates.
Because hot air rises, air leaks are most likely to occur in the roof void. Homeowners can perform a variety of repairs and maintenance to their roof voids that save them money on cooling and heating, such as: 

  • Plug the large holes. Locations in the attic where leakage is most likely to be the greatest are where walls meet the attic floor, behind and under attic knee walls, and in dropped-ceiling areas.
  • Seal the small holes. You can easily do this by looking for areas where the insulation is darkened. Darkened insulation is a result of dusty interior air being filtered by insulation before leaking through small holes in the building envelope. In cold weather, you may see frosty areas in the insulation caused by warm, moist air condensing and then freezing as it hits the cold roof void air. In warmer weather, you’ll find water staining in these same areas. Use expanding foam or caulk to seal the openings around plumbing vent pipes and electrical wires. Cover the areas with insulation after the caulk is dry.
  • Seal up the roof space access panel with weatherstripping. You can cut a piece of fiberglass or rigid foamboard insulation in the same size as the access hatch and glue it to the back of the access panel. If you have pull-down attic stairs or an attic door, these should be sealed in a similar manner.
5. Install efficient showerheads and toilets.

The following systems can be installed to conserve water usage in homes:

  • low-flow showerheads. They are available in different flow rates, and some have a pause button which shuts off the water while the bather lathers up;
  • low-flow toilets. Toilets consume 30% to 40% of the total water used in homes, making them the biggest water users. Replacing an older 3.5-gallon toilet with a modern, low-flow 1.6-gallon toilet can reduce usage an average of 2 gallons-per-flush (GPF), saving 12,000 gallons of water per year. Low-flow toilets usually have "1.6 GPF" marked on the bowl behind the seat or inside the tank;
  • vacuum-assist toilets. This type of toilet has a vacuum chamber that uses a siphon action to suck air from the trap beneath the bowl, allowing it to quickly fill with water to clear waste. Vacuum-assist toilets are relatively quiet; and
  • dual-flush toilets. Dual-flush toilets have been used in Europe and Australia for years and are now gaining in popularity. Dual-flush toilets let you choose between a 1-gallon (or less) flush for liquid waste, and a 1.6-gallon flush for solid waste. Dual-flush toilets reduce water consumption by an additional 30%.
6. Use appliances and electronics responsibly.

Appliances and electronics account for about 20% of household energy bills in a typical  home. The following are tips that will reduce the required energy of electronics and appliances:

  • Refrigerators and freezers should not be located near the stove, dishwasher or heat vents, or exposed to direct sunlight. Exposure to warm areas will force them to use more energy to remain cool.  
  • Computers should be shut off when not in use. If unattended computers must be left on, their monitors should be shut off. According to some studies, computers account for approximately 3% of all energy consumption.
  • Use efficient ENERGY STAR-rated appliances and electronics. These devices, approved  Environmental Protection Agency’s ENERGY STAR Program, include TVs, home theater systems, DVD players, CD players, receivers, speakers, and more. According to the EPA, if just 10% of homes used energy-efficient appliances.
  • Chargers, such as those used for laptops and cell phones, consume energy when they are plugged in. When they are not connected to electronics, chargers should be unplugged.
  • Laptop computers consume considerably less electricity than desktop computers.
7. Install daylighting as an alternative to electrical lighting.

Daylighting is the practice of using natural light to illuminate the home's interior. It can be achieved using the following approaches:

  • skylights. It’s important that they be double-pane or they may not be cost-effective. Flashing skylights correctly is key to avoiding leaks;
  • light shelves. Light shelves are passive devices designed to bounce light deep into a building. They may be interior or exterior. Light shelves can introduce light into a space up to 2½ times the distance from the floor to the top of the window, and advanced light shelves may introduce four times that amount;
  • clerestory windows.  Clerestory windows are short, wide windows set high on the wall. Protected from the summer sun by the roof overhang, they allow winter sun to shine through for natural lighting and warmth; and 
  • light tubes.  Light tubes use a special lens designed to amplify low-level light and reduce light intensity from the midday sun. Sunlight is channeled through a tube coated with a highly reflective material, and then enters the living space through a diffuser designed to distribute light evenly.
8. Insulate windows and doors.

About one-third of the home's total heat loss usually occurs through windows and doors. The following are ways to reduce energy lost through windows and doors:

  • Seal all window edges and cracks with rope caulk. This is the cheapest and simplest option.
  • Windows can be weatherstripped with a special lining that is inserted between the window and the frame. For doors, apply weatherstripping around the whole perimeter to ensure a tight seal when they're closed. Install quality door sweeps on the bottom of the doors, if they aren't already in place.
  • Install storm windows at windows with only single panes. A removable glass frame can be installed over an existing window.
  • If existing windows have rotted or damaged wood, cracked glass, missing putty, poorly fitting sashes, or locks that don't work, they should be repaired or replaced.
9. Cook smart.

An enormous amount of energy is wasted while cooking. The following recommendations and statistics illustrate less wasteful ways of cooking:

  • Convection ovens are more efficient that conventional ovens. They use fans to force hot air to circulate more evenly, thereby allowing food to be cooked at a lower temperature. Convection ovens use approximately 20% less electricity than conventional ovens.
  • Microwave ovens consume approximately 80% less energy than conventional ovens.
  • Pans should be placed on the matching size heating element or flame. 
  • Using lids on pots and pans will heat food more quickly than cooking in uncovered pots and pans.
  • Pressure cookers reduce cooking time dramatically.
  • When using conventional ovens, food should be placed on the top rack. The top rack is hotter and will cook food faster. 
10. Change the way you do laundry.

  • Do not use the medium setting on your washer. Wait until you have a full load of clothes, as the medium setting saves less than half of the water and energy used for a full load.
  • Avoid using high-temperature settings when clothes are not very soiled.
  • Clean the lint trap every time before you use the dryer. Not only is excess lint a fire hazard, but it will prolong the amount of time required for your clothes to dry.
  • If possible, air-dry your clothes on lines and racks.
  • Spin-dry or wring clothes out before putting them into a dryer. 
Homeowners who take the initiative to make these changes usually discover that the energy savings are more than worth the effort.
                                                                                                                                                                         Information document only.

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<![CDATA[have you thanked your home inspector?]]>Thu, 13 Feb 2014 23:49:00 GMThttp://www.independentpropertyinspectionssa.com/ipi-blog-page/have-you-thanked-your-home-inspectorPicture


The last time you had a home inspection; did you thank your home inspector? If not, you really should.

Buying a home is a stressful experience, we all know that. Driving around for hours upon hours looking at homes, dealing with unrealistic sellers who think their home is worth more than it really is. Stacks upon stacks of paperwork to sign, credit reports to be pulled, financial statements scrutinized etc. etc. etc. Yep we’ve all been there, done that and bought the t-shirt.

After your agonizing search, you finally find the home of your dreams. It has everything you are looking for. The land, the square footage, the bedrooms, the granite bench  tops, fireplace etc. Now it’s time to call in the home inspector to make sure the home of your dreams is really the home you think it is.

You will typically get a list of 3 home inspectors from your real estate agent, although in reality, there are FAR more home inspectors to choose from. You are smart enough to know that you should never just accept your agents recommendations without fully investigating them first. You are also smart enough to know that you should never choose a home inspector based on price alone because you always get what you pay for. You know to practice your due diligence. You research them online, with the BBB and Angie’s List, you call around asking friends or family for a good recommendation until you finally find the home inspector you are comfortable with, and you make the call to schedule your home inspection.

Most people do not understand home inspections or how they work mainly because people feel that the only time they really need a home inspector is when they are buying a home. (which could not be further from the truth, but we’ll have to address that in another blog). There are some who believe that home inspectors are a joke or that they get paid too much money for what they do. Most of these ill feelings come from people who have been burned in the past because they did not practice their due diligence to begin with.

Home inspection is a very unique industry indeed, filled with mainly hard working owner operators of their own businesses. Home inspectors come in all shapes and sizes and have varying degrees of competency. Truth is, there is really only one thing that all home inspectors have in common and that is the danger we all face every day.

Danger? You say laughing to yourself. How in the world can a home inspection be dangerous? Well, let’s just take a look. I have outlined just a few of the everyday dangers home inspectors face below. Please keep in mind this is not a complete list, but should give you a general idea.



Asbestos – A known carcinogen that releases fibers into the air. When inhaled, the fibers embed into the lungs and can cause Mesothelioma (Cancer). Typically found in older homes 1800-1983. All home inspectors are exposed to Asbestos at varying times in their career. Adelaide has THOUSANDS of homes that still contain Asbestos.

Mold – Widely known for its adverse health effects when inhaled. Mold spores cause a wide array of health issues from upper respiratory illnesses to brain damage. Can be found in ANY home. Mold is VERY prevalent in Indiana. If the home has mold and there is a home inspector inspecting that home, he is exposed to it.

Lead Based Paint - According to the Centers for Disease Control and Prevention (CDC), there are large numbers of  households that contain Lead Based Paint. The dust created from peeling/flaking Lead Based Paint is particularly dangerous. 1 to 5 micrograms of dust is enough to poison someone and cause irreversible damage. The most common issue found in poisoned individuals is brain damage. Home inspectors are exposed to Lead Based Paint quite often and sometimes even bring the dust home with them on their shoes which can also harm their family. Typically found in homes built prior to 1978. Adelaide hundreds of homes that still contain Lead Based Paint.

Insulation – Fibers from insulation become airborne when disturbed such as when walking in attics, something home inspectors routinely do. Once airborne, the fibers can become lodged inside the lungs and cause a wide array of upper respiratory problems over time. Home inspectors are exposed to this risk every single day. Found in EVERY home.

Animals – This one should go without saying. Dogs, possums, mice, rats, bird lice, even snakes and the odd stray cats pose issues to home inspectors. Typically found in crawlspaces,  animals can carry all kinds of diseases and rabies. Most animals do not like the thought of feeling cornered in a crawlspace and will become violent if they feel they are threatened. Can be found anywhere at any time. Found by home inspectors quite regularly.

Squatters – Typically found on the odd occasion when inspecting vacant, foreclosed homes for investors or those home buyers who think they are getting a deal by buying one of these properties. Squatters, like most , can and will become violent if they feel they are being threatened in any way. There have been many cases of violence against home inspectors by squatters throughout the country. What you don’t read the news? Can happen in ANY vacant or foreclosed home.

Fleas – Some people live very dirty and many have pets who are not exactly “well groomed”. Home inspectors have to inspect dirty homes too. A dirty home coupled with dirty pets is the perfect storm for fleas. Flea bites are not at all uncommon for a home inspector. Can be found in ANY home.

Venomous snakes and spiders - Again this should go without saying. There are many venomous insects and snakes in Adelaide homes.  Insects are small and can be on a home inspector for several minutes before he even notices especially when in the ceiling/roof or under a raised home. Typically found in crawlspaces and can be found in ANY home.

Shards of rusted metal or broken glass – Typically found in crawlspaces under raised homes and around houses and sheds. These dangers are usually left behind by contractors who don’t like to pick up after themselves. It is not at all uncommon to find abandoned rusted out duct work, broken glass bottles, nails etc. laying around on the crawlspace ground. Makes crawling around them even more hazardous than they already are to begin with. Can be found in ANY home.

Carbon Monoxide – Colorless and odorless. Often called the silent killer. Carbon Monoxide is a very real threat to home inspectors as we are required to inspect  ducts on gas heating, etc. and are usually inside a home for at least 1 hour. CO gas can come from the furnace in the form of a cracked heat exchanger or damaged/rusted flue but can also come from ANY gas fired appliance. Can be found in ANY home especially when inspecting  the roof space.

Electrocution – In this day and age of the DIY handyman, home inspectors routinely run across electrical work that was performed by someone other than a licensed electrician. Uncapped live wires, frayed wiring, open junction boxes, improperly wired outlets etc. all can pose an immediate danger to the home inspector inspecting those items. Can be found in ANY home (and typically is).

Burns – Hot water heater flues, hot water pipe pose a danger to home inspectors, particularly when located in confined areas or by roof  accesses. Can be found in ALL homes.

Waterborne diseases - Waterborne diseases are caused by pathogenic microorganisms in water. Contaminated well water is the most common culprit along with stagnated sump pit water or even standing water in basements or crawlspaces. All pose a significant risk to the home inspector as he goes about his daily job. Can be found in ANY home.

Hantavirus – Home inspectors can easily become infected with Hantaviruses through contact with rodent urine, saliva, or feces found in roof space and most commonly in crawlspaces. This is a very real danger to home inspectors and can be fatal. Can be found in ANY home.

Falling off ladders, roofs or though ceilings – As home inspectors, we climb ladders, we walk in ceiling/roof spaces and sometimes upon unstable decks. All of which pose a real danger and can put any home inspector into early retirement. Can happen in ANY home.

Driving – Yes, home inspectors have to drive to the home to inspect it. This also includes driving in undesirable conditions. We are like the post office. Rain, sleet or snow, you know the saying. We drive in heat, storms,  and hail storms, severe thunderstorms. You name it, we have to drive through it EVERYDAY to get to your potential new home inspected.

As you can see from the list above, there really are many dangers that home inspectors face on a daily basis. Fact is, we never know what we are going to be in for until we get to the home. Some are nice and clean with little to no danger while others pose numerous and significant risks that put our lives in danger.

So the next time you have a home inspection, instead of doubting or scrutinizing the inspector, instead of thinking that the inspector is making too much money, instead of thinking you are completely wasting your money and your time, just stop for a moment and remember this blog. Take a second, reach out your hand to the inspector and thank him. Thank him for risking his life to inspect your potential new home and making sure that it is a good solid investment with no huge or unexpected repair cost and safe for both you and your family. When using Independent Property Inspections you will know exactly what requires repair or maintenance at the time of the building inspection.

For more information visit www.independentpropertyinspectionssa.com


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<![CDATA[ Should i get a pre listing building inspection?]]>Mon, 10 Feb 2014 06:34:54 GMThttp://www.independentpropertyinspectionssa.com/ipi-blog-page/are-you-listing-your-homePicture
How to Stop Buyers Shaving Thousands Of Dollars Off ... So You Get a Great Price For Your Home!

Inside this exclusive FREE report you will discover...Why are YOU the vendor vulnerable to having thousands of dollars shaved off the price you receive for your home... even after the signing of the sales contract.

 

The one thing you need to do to protect yourself... and stop this from happening to you
The 6 Little words that are often inserted into sales contracts that Strike Fear into the hearts of unprepared vendors, can cause them to lose thousands of dollars... and how you can completely eliminate their impact.

Why are vendors at threat of being on the receiving end of costly legal action and how to avoid this from occurring... and much more!

Warning: Failure to consider the information revealed in this report could potentially cause you to loose thousands of dollars when you sell your most valuable asset!

  Protect yourself from being swindled out of the true value of your home...

How to Stop Buyers Shaving Thousands Of Dollars Off … So You Get Full Price For Your Home!

You are about to discover a simple strategy that takes no work, almost no time, and is guaranteed to protect you from being ambushed into reducing the agreed price of your home.

Houses are being sold every day for less than their full value... and for the unprepared, unsuspecting vendor, there’s not much they can do about it...Until Now...

Dear Friend,

Selling your home could be one of the single biggest financial transactions that you ever undertake in your lifetime. The difference between doing ‘well’ and doing ‘poorly’ when you sell your home could amount to many thousands of dollars.

In this FREE report you will discover the one easy step you need to take so you can protect the value of your property, and stop the buyer beating you down over the price of your home. It would be foolish not to do everything you can, to avoid this common trap that home sellers just like you are falling into every day.

If you think it can’t happen to you... please BEWARE because it happens more often than you would think!

Take Pam for example...

Just like you, Pam was selling her home...

Before she put her home up for sale, Pam put a lot of work and effort into preparing her house for sale... she got rid of all the junk that had accumulated over the years, cleaned up the garden, did some minor repairs and a even put a coat of paint on a couple of rooms. All up, Pam put in dozens of hours of backbreaking work into the preparation of her home so she could be sure of getting the best price.

Maybe you have been through a similar exercise to prepare your home for sale.

In the end Pam managed to sell her home for a little under the asking price and signed the contract for sale and for the first few days she was quite pleased with her efforts...

But Pam was in for a nasty surprise that she didn’t see coming...

You see, when she signed the contract for sale it had all of the usual clauses, and her estate agent said that there was nothing out of the ordinary with the sale of her home, however the purchasers decided to get a property inspection, as is common practice when buying a home.

The inspection report found that there had been a crack in the base of the shower, and over the years this slow leak had caused water damage to the substructure of the house. They also found that there were some holes in the guttering and downpipes.

Pam was dragged back to the negotiating table and presented with quotes amounting to $6,370 to fix the defects that had been found in her house. She wasn’t sure she could trust the quotes, but because of the pressure she was under from the buyers, and the fact she was so busy... she relented, and reduced the price of her home by $6,370.

However this wasn’t the worst of it...

You see Pam had also found her dream home, but she was now forced to make a lower offer... and had no scope to increase it. This caused her to miss out on getting her dream house and she had to rent for 6 months before she eventually purchased another property.

That was bad enough... but when she drove past the house a couple of years later she found they hadn’t even fixed the gutters on her old home!!! They had just pocketed her hard earned money... just because they could get away with it!!

And of course Pam missed out on her dream home and was forced to settle for less than she really deserved!

I’m sure you can imagine being in Pam’s position... and finding that after all your hard work, slogging away in the garden, cleaning and tidying the house from top to bottom... you then get taken for a ride after the sale because there were a only couple of things wrong with what was otherwise a wonderful house!

Unfortunately you are at risk of the same thing happening to you!
But there is a way of selling the same house, with the same defects, and completely avoid this problem.

Now before I reveal this, please understand how important it is... because your home is probably your most valuable asset and you need to do everything you can to preserve its value at the most critical time...

When You Sell It!!

You see, all those times in the past when you have wondered about the value of your home don’t matter anymore... because it is being sold NOW!

It is NOW that you get to realize the value of your house... to get back the money to compensate you for the hard work and improvements you have made over the years... for all the blood sweat and tears that have been shed, in tuning this house into a home.

It would be foolish not to do everything in your power to ensure that you get your full asking price... the true value for your home, and for the hard work you have invested.

Unfortunately, 70% of people who sell their homes are likely to settle for thousands of dollars less than they deserved, simply because they failed to do one simple thing…

They didn’t get a home inspection before listing the property!!

You see, when the purchaser signs a contract for sale with a vendor they usually insert 6 little words to protect themselves against buying a house with any defects, and ensure that they don’t have any problems with the home in the future.

However these Six Little Words should Strike Fear Into The Hearts of any person selling their home...

You see, a purchaser will not bother getting an inspection until they know that they are buying the house, so they never bother to get it done before they sign the contract.

They just slip 6 little words... “Subject to a Satisfactory Condition Report” into the contract.

This way the purchaser can get a condition report once they are committed, and then if they find any faults in your home, particularly any nasty hidden ones that you didn’t know about... they will want to renegotiate the price of your home.

You will be dragged back to the negotiating table so fast you will suffer from whiplash!

There you will be ambushed with faults in the report, handed inflated quotes and repair estimates, as they try to squeeze out every last ounce of blood.

 Make no mistake... you will be dealing with the pressure of making a decision NOW instead of checking for alternatives to the one presented by the buyer...

The Problem is that if you are selling your house you are at the mercy of the buyer. They are in a powerful position, and will be ruthless in exploiting any faults that they find to their advantage. Trying to shave thousands of dollars off your most valuable asset, and if you are not prepared... you just have to sit there and take it.

... and you can be sure they won’t be considering all of the positives about buying your house... they will be focused on the negatives, and how much money they can squeeze off the final sales price, under the threat of being able to walk away from the deal completely... and if they did that you would have to start the whole process over again!!

And if you sold at auction... you have an even bigger problem on your hands!!

You can either bow to their demands, or be threatened with them walking away and having to start over again... if they really decide they want to play hardball!

I don’t know about you... but I NEVER want to be in that position!

Imagine having to repair faults, or worse... giving them a discount of thousands of dollars to repair things that they probably won’t bother repairing anyway!!

Instead, they just get to pocket a big wad of your hard earned cash.

“We got sideswiped so quickly when we were selling our home that we don’t know what hit us. One minute we had a contract signed for a good price, and the next minute we were facing a price reduction of thousands of dollars... and there wasn’t a damn thing we could do about it”

Embarrassed and Anonymous Home Seller

I don’t know about you... but the thought of someone trying to renegotiate the price of my home after signing the contract sends shivers of dread down my spine.

Imagine that you have already sold your home and the inspector hired by the purchaser, has just left following his inspection. He didn’t say much, but he looked into every nook and cranny, did a lot of eyebrow raising and note taking with the disapproving look of a concerned parent who has to deal with badly behaved children.

You're  lying in bed wondering if that leak you took a long time to get fixed a few years ago did any real damage... and your mind keeps turning over...

...what could they find wrong?

...was their inspector qualified?

...will their quotes be accurate?

...how much could they take off the sales price?

And you want to know how it can get even worse?

It’s when the purchaser gets a mate who “knows a few things about houses” to have a look? Imagine the problems... if someone who is unqualified finds defects in your property for their mate!!!

...and it’s something we have seen happen plenty of times before, when we get called in to try to sort out the mess...

For instance, how much would you trust the quality of the advice, and the quotes or estimates they present to you, if they don’t choose to use someone that is independent?

Not only will you have to go through the massive discomfort and embarrassment of saying that you don’t trust their information and their figures... but you will also have to endure the cost of getting your home inspected, and return to the negotiating table after the bad blood has been brewing for a few days... to try to haggle about who is right, and how much of your hard earned equity they can squeeze out of you.

Can you see how UGLY and STRESSFUL this could become?

You have so many things to do right now... and all you want to do is sell your house quickly and before you know what’s happened... it has turned into a complete NIGHTMARE!

However it doesn’t have to be this way...

If you want peace of mind, and the reassurance that you are not going to do caught up in an ongoing dispute that could shave thousands of dollars off the price of your home, or stand the chance of losing the sale completely, then it is critical for you to PROTECT yourself with a Pre-sale Home Inspection.

When you sell your home with a pre-sale inspection amazing things happen...

You get to completely eliminate the problem before it occurs!

Let me show you how we can do this, or better still... I will show you how Robert eliminated the problem completely...

Robert was selling his home, and like Pam, he also did a lot of work to improve the presentation of his house. However Robert decided to get a home inspection prior to selling his home.

The inspection found that there were a few problems with Robert’s house. They discovered that one of the piers had subsided and caused the uneven floors in the hallway, plaster cracking over the bedroom doors and also caused the bedroom doors to drop so the latches didn’t work and the doors dragged on the carpet. The hot water cylinder was leaking at the top and the kitchen taps dripped constantly.

The Builder was called in and simply repacked the subsided pier which in turn re-aligned the doors and latches and closed the plaster joint cracks... the total cost of the ‘cure’ was $280

Robert also called in the plumber to have a look at the hot water cylinder and it only turned out to be a leaking valve which the plumber replaced on the spot, he also replaced the tap washers in the kitchen while he had the water turned off (Cost of cure was only $115.00)

The Real Estate agent took the report and the receipt for the repairs to hallway and the hot water cylinder, and presented them to the potential buyers. Through the report, the Real Estate agent was able to demonstrate that overall... the house was in excellent condition, and he was also able to prove that the only significant problem had been repaired.

   
Through his skills... and the use of a single sentence, that I will reveal shortly, the Estate Agent was able to get the full asking price for the house.

However if Robert hadn’t got the report, and the buyer got one after signing the contract, they would have him back at the negotiating table and would be seeking a reduction in price of many thousands of dollars... and Robert wouldn’t be able to do a thing about it.

You see, the defect in hallway would have been reported as a “Significant Structural Failure” and reason enough for most to either renegotiate... or even abandon the sale altogether.  The leaking hot water cylinder would have been written off and replacement required at about $1,200

Now you might be thinking that getting an inspection and a report is going to cost you a few bucks and you don’t want to know what’s wrong with your house...

 You might want to shut your eyes, put your fingers in your ears and say La la la la la... I can’t hear you... La la la la...like a child who doesn’t want advice that is good for them!

You might think that you can bury your head in the sand... that you can sell your home without bothering to get an inspection... and hope that nothing goes wrong, but I urge you to think again...

It would be a little bit like playing Russian Roulette with the Biggest Payday of your Life!!

The one thing that you don’t want to take a chance on is the biggest asset that you own... the investment into which you have ploughed tens of thousands of dollars worth of interest, and maintained lovingly over many years.

 But you needn’t worry about the inspectors finding a couple of faults... it doesn’t matter if there are a few problems that may be revealed by a Property Inspection and Condition Report.

You see, with most reports it is difficult to focus on the benefits of the house when you are presented with a list of defects... and a lot of other detail that is almost painful to have to read, let alone understand and make sense of.

However at Independent Property Inspections we can give you a simple and easy to understand 5 Star Condition Rating on your home, as a part of the Comprehensive Inspection and Report on the Condition of Your Property.

When we do our inspections, we check and test over 350 items (assuming a standard three bedroom home) including everything that opens and closes, including every door, tap, cupboard, window, latch, catch, and hinge, etc, we inspect under the floors, inside the roof, up over the roof, we check the structural integrity of the visible foundations, foundation walls, floor, walls, ceiling and roof framing. We also look at the site drainage, the condition of the driveways, garages, carports, garden shed, fences and gates, even the clothesline.

In fact we check for 1296 possible defects... more in larger homes

Then we feed all of this data through our exclusive software which calculates a weighted mathematical formula with each possible defect to give a final overall score for the house...

...and the best part for you is that your house gets a 5 Star Condition Rating that puts any defects into perspective.

Not only do we find out what is wrong with a house... we also find out what’s right about it!

So instead of having the buyer focusing on a few negatives... a few defects that may have been uncovered, they can see at a glance by looking at the graphical representation of the information that despite this ... the house is still of good quality, and worth every cent the asking price.


As you can see, it is very easy to see the quality of your home, looking at a simple and universally understood 5 Star Rating like this.

But the best thing for you is...

It allows you to disclose any potential faults, but without making a big deal about them!

So after presenting the buyer the Condition Report and 5 Star Rating...If the buyer wants to even think about haggling over the price you can confidently tell him that...

“The property is in excellent condition, and the areas of slight concern are disclosed in the condition report, and taken into account when determining the price for the property.”

You will keep a straight face, but you’ll be smiling on the inside, because you know that you have protected the price of your most valuable asset, and saved yourself the heartache of loosing thousands of dollars, and the stress and discomfort of haggling over the price of your home.

But please beware that only IPI has the 5 Star Ratings system... Not only that... you can be reassured that our inspections will MIRROR PRECISELY the Australian Standard

After working as professional home inspectors for many years we developed a complete and comprehensive checklist that is a precise match for the Australian Standard and had it turned into software that not only mirrors the Australian standard but it also produces the
5 Star Condition Rating
for your home, and this software is used exclusively by Independent Property Inspections SA.

 Because our fully trained, licensed and insured inspectors work to the Australian Standard, we can ensure that you are protected from any potential legal action if a fault is later found and claimed to be your responsibility.

And legal action over the condition of a house that is sold is not an uncommon thing...

You see, when you sell a property you need to complete what is called a Vendor Disclosure Document, this is where you must disclose everything about the house... particularly any faults. And if you don’t know what’s wrong with the house when you sell it, then you leave yourself wide open to future claims, and a large potential payout.

In fact, if someone takes Legal Action against YOU... the costs alone could be devastating!

If you have never had to defend legal action, you can consider yourself fortunate. For those of you who have experienced it before, you will know what I am talking about......the simple process of contesting a claim will cost you thousands of dollars in legal fees alone, not to mention the heartache and worry of a court case.

Which is something that the people fighting you know... they understand that it will cost you thousands of dollars to mount a defence, and they can use this leverage in their favour. They will use this pressure to get you to bow down and accept their claims that you sold a property with undisclosed faults

Either way you can’t really win...
You have two choices, pay up now... or take your chances in court with a lawyer who will cost you an arm and a leg!

The only way to deal with is to be proactive and be properly prepared, and to deal with any potential issues before the sale of the property.

Here you will be given a clear understanding of any defect, and given information that will allow you to make a decision about its level of importance, and if any repairs are required.

With any fault that is identified, we let you know what has to be done to rectify the problem by giving it one of four ratings

·        Minor Defect - repairs not required, but item should be monitored

·        Major Defect - requires repair to prevent further damage or failure

·        Further Investigation - issue needs to be checked in the future or by a specialist

·        Safety Issue – requires immediate attention to prevent injury

But we go further than that... because we don’t want you to be confused or to misunderstand any of the problems that we may find in your home. We want you to understand exactly what is going on so we give you some additional information...

You get photos embedded in your report

This way you can see exactly what is happening with your house. We crawl through the cobwebs, the dust and the dirt, to places of your house you may have never seen... and if we find anything, you get to see it.

Here a picture really does tell a thousand words. If we have to refer in the report to a crack in a wall... you get to see the size and length of the crack we are talking about, which makes it so much easier to understand and explain the problem.

But that’s not all...

When we report on a defect, we tell you the 5 critical things you need to know for each defect...we tell you precisely, with the aid of photos...

Ø  What the problem is

Ø  Where the problem is located

Ø  Why a problem exists

Ø  What action to take, and if this action is urgent

Ø  And what happens if you don’t!!

As you can see you get comprehensive information that will provide you protection and peace of mind when selling your most valuable asset.

We stand by our assessments!

Now before we go much further, you need to understand that you have a couple of different options when it comes to choosing the inspection that you have for your home.

Some people who organise an inspection, just arrange for the basic structural inspection. This is a thorough and complete inspection that covers visible foundations and foundation walls, site drainage and framing of the floor, wall, ceiling and roof.

It is the inspection that some people get, but many of them don’t understand how many other things can go wrong, and can require costly repairs that are not included in the structural report. Major items like the roof, plumbing and windows and doors are not included in the basic structural report.

If you just want a structural report, that’s OK... but please beware that you may still be liable for problems that don’t show up on the structural report. We have found $30,000 - $50,000+ worth of repairs that are in areas not inspected as a part of the ‘Structure’ of the house.

And with that much money at stake...I’m sure the lawyers would become involved!!

Look... we provide the basic structural report service for home buyers, because often this is all that they specify that they want in their contract of sale. The home buyers usually decide this before they contact us, and they just don’t realise how many other things can go wrong in other areas of the house... and how much money they can cost to fix!

You have the choice of obtaining a Basic Structural Report...However Please be Aware that there may be Other Expensive Problems that will cause you to have to Re-negotiate the Price of Your Home.

A basic structural report will not save you from having to renegotiate the price of your home if there are problems that are discovered elsewhere in the home.

And given that you will only be investing another $50, for a standard inspection it seems like a no brainer as to which inspection you will organise to ensure your piece of mind, and to protect the value of your most valuable asset, at the precise time when it matters the most...

When you sell it!

The best thing about organising a home inspection is that fact that it will only take one phone call and 5 minutes of your time to organise.

We also GUARANTEE to Complete the Report Ready for Delivery the Same Day or it’s FREE!

That’s right, we have the report ready on the same day as the inspection and will release it immediately upon payment of your investment... or it’s FREE. So if you pay us for the report and for some reason you don’t get it on the same day as the inspection you will get a 100% refund

It is also important to note that we are not like some other tradesmen you may have had to deal with... who are late or don’t turn up at all, and are grubby and rude.

We take pride in providing you with exceptional customer service, we undertake to...Arrive at the scheduled time for your inspection, and if we are inadvertently held up by our work from earlier in the day, we will give you a courtesy call to let you know what is happening so you are not inconvenienced

We will be well presented and friendly.

We will answer any of your questions following our inspection, and give you valuable advice using simple and easy language, on the best course of action to rectify any problems that we may find

In fact if you are able to... we encourage you to join us on the inspection, you will find it a valuable learning experience, and it makes it very easy to show you, and explain any defects and the possible remedies on site, rather than try to explain it to you over the phone or rely on the report and a photo to give you all the information.

Please understand that we are one of the biggest and most experienced home inspection companies in Australia. We are full time home inspectors... NOT builders and part time inspectors whose only interest in home inspections is to drum up repair work for their building company!

All our inspectors are highly experienced, fully licensed, trained and insured... and complete all inspections to the Australian Standard. We find that this experience is invaluable when it comes to providing our customers with advice that has the potential to save them thousands of dollars.

And it will be our pleasure to also extend to you, FREE Consulting until you sell your house...

You see, over the years we have seen pretty much everything there is to see when it comes to home defects, this enables us to be able to provide you with expert advice, and if you need any work done we can refer you to reliable tradespeople who will actually show up and do a great job! We call them our preferred contractors.

In fact the part of our job that gives us the greatest satisfaction is being able to save money for our customers through our advice and recommendations!

As much as we enjoy crawling around in your roof space, or under the house with the dirt and the spiders, we get a real kick out of being able to share our knowledge with our customers, and use it to save them from a major financial catastrophe.

Because this advice can be worth thousands of dollars to our customers.

In the past we have managed to save some of our customers from bankruptcy, and a lifetime of debt and heartache, and when we go home at night we have the satisfaction of knowing that we have made a big impact on someone’s life and saved those people lots of money. Imagine that we were able to save you just $5,000

How long would you have to work, to be able to save $5,000? How many weeks would it take you to save $5,000? Let’s say that you managed to save $200 a week, if this were the case, it would take you 6 months to save this money... and I’m sure that you would have to make a lot of sacrifices along the way.

However with a presale inspection and a few well placed words of advice... you get peace of mind that you are not throwing your money away needlessly, and you get to keep more of the equity that you have built up in your home over the years.

Now when it comes to your inspection there are a couple of different choices that you have. So let me show you exactly what these choices are...What You Get

Structural Integrity Report: Covers visible foundations and foundation walls, site drainage and framing of the floor, wall, ceiling and roof.

Consulting Until Settlement: Independent advice from experienced professionals who can help you realise the greatest value from your home

350 Point inspection: Complete and thorough inspection of your entire house

Home Safety Report: Full inspection of your home for safety related features and identification of potential safety risks

5 Star Rating: Your easy to understand 5 Star Condition Rating that demonstrates the overall condition of your home with a focus on all the positive aspects

Photographic Inspection Report: Photographic report based on Australian Standard on inspection covering over 1296 potential defects

Walk through DVD of the whole property inside and out includes views and streetscape:with the premium + Report.

Look, we don’t want the people with smaller houses to have to compensate for the people with bigger houses... so we keep our prices down for smaller houses starting at $330 for a structural report. And if you have a one or two bedroom unit, your investment is even less!

Lets fact it, these inspections are very thorough, and detailed... and for a bigger house there is a lot more work involved, so it’s only fair that we find a way keep the price down for the smaller homes.

Now because you have read this far, I want to make you a Special Offer that is Strictly Limited...

If you call me direct on 0437 848 817, and make a booking  you will get an amazing bonus...

  We will Gift you a 50% Discount off the Same Inspection for the Next House You Buy within 6 month!

This way you can be guaranteed that the house you are serious about buying meets your quality standards and doesn’t have any of those nasty, hidden, festering problems that are going to rear their ugly heads at a latter stage... this is when not getting an inspection really comes back to bite you.

After experiencing our service you will want us to inspect the next house you purchase to ensure that you are not buying a lemon. So if you are decisive and respond quickly you will get a 50% discount on the inspection for the next house you buy.

Lets fact it... in a few short weeks you will either be celebrating or commiserating after the sale of your home...... and it all comes down to what price you are able to get.

Unfortunately about 70% of the people who sell their home are commiserating, because they got swindled into having to accept a lower price... and the sad thing is that it didn’t have to happen. And I’m sure you don’t want it happening to you!

So you now have 2 choices...

1.      You can organise a home inspection to get a full understanding of the condition of your property so that you don’t get caught with any nasty surprises, and have to deal with uncomfortable price negotiations that will reduce the money you get for your largest asset... after the signing of the contract.
or
2.     You can keep your fingers crossed, and take your chances that the people buying your home won’t find anything wrong with your property... and then try to shake every last dollar out of you.

Please understand that your investment to get a home inspection represents about 0.1% of the value of your home. Yes that’s right... only zero point one percent is your approximate investment, and yet you will have the potential of saving so much more...

Because not only will you save money, but also the heartache and stress that goes along with all the problems that can occur if you take the gamble of not getting your home inspected.

So to take advantage of our limited offer for 50% off the inspection of your new home you will need to reply to this offer by the date stamped on your Application Form.

There are 3 ways to apply...

1.      By Phone: Call us on 0437 848 817, in less that 5 minutes we will make an appointment to come to do the inspection at a convenient time  in the next 3 day

2.     Online Registration: Go to our website www.independentpropertyinspectionssa.com and complete an application form online and we will contact you within 24 hours and make an appointment for your home inspection.

We look forward to speaking with you and helping you realise the maximum amount of money from your most valuable asset.

Kind Regards,

Independent Property Inspections SA
 Ph  0437 848 817

Email  andrewreed@ipi.net.au

Web   www.independentpropertyinspectionssa.com


P.S. Don’t forget that if you sign a contract to purchase a home, we will give you a 50% discount for the inspection on the house you want to buy. Not only do you get to save money on the home you are selling... but you also get to save money on the next house that you buy.

P.P.S. You can only get  the 5 Star Condition Rating that focuses on the positives in your house, and puts any negatives into perspective available only from Independent Property Inspections.



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<![CDATA[January 28th, 2014]]>Tue, 28 Jan 2014 02:24:54 GMThttp://www.independentpropertyinspectionssa.com/ipi-blog-page/january-28th-2014Renovation tips for maximizing rental potential Picture

Renovation tips for maximizing rental potential

Ever wondered why some rental properties sizzle and others fizzle? Here are some tips that help you get the best rent while pumping up the value of your property.

Having a rental property at a time when the market is running low on available lots is every landlord's dream. However, don't let the numbers fool you into complacency. Low vacancy rates do not automatically translate to higher rental income if your property is not up to market standard.


"An owner needs to maintain the property in a proper manner. We see it too often that owners let property deteriorate and don't spend or have budget for an ongoing maintenance program. Not only does your asset depreciate, but you're not getting the best return in terms of the rent," says Graham Joyce, deputy president, Real Estate Institute of Australia (REIA).

According to Peter Bromley, L.J. Hooker Financial Services general manager, getting the maximum rental value depends on several key factors: transportation, location, price and presentation. "Tenants are looking for units that are close to public transport, security in terms of the kind of neighborhood they're in, the rental price and how well the property is maintained," he says.

If your property is not near a public transport link or in the best neighborhood, don't loose heart, there are plenty of ways for you to enhance rental returns.

1.       Present it like a pro With the market for rentals being so tight, potential tenants are quick to make decisions. Having a well-presented unit will give you the greatest opportunity to attract the best tenants and snap them up without delay. Scrimping and saving on costs is not the best way to go. Instead, consider installing quality bathroom and kitchen fixtures.

2.      Have the property professionally cleaned  Kathie Comb, businesswoman and rental property owner advises to always keep lawns mown and the outdoor area tidy for any inspections. "Make sure that you have a clean and freshly painted property. Prior to letting, have the place professionally cleaned including carpets and windows. An attractive property helps to attract a good tenant who will look after it," she says.

3      Use neutral and soft furnishings It is a good idea to avoid highly personalised furnishing and colour schemes in order to appeal to a broader range of tenants. "The home needs to be fairly neutral. It's no good if your colour scheme is personal, because it might not appeal to many people out there in the rental market. Most people just want to move in and get on with their lives," says David Colman, state manager, NSW for Century 21.

4       Use quality carpets and curtains Stay away from cheap vertical blinds that blow and break when the windows are open. While they are cheap to install they don't help with the presentation of the property and need to be replaced sooner. Likewise, reconsider the type of carpets or flooring you will be installing. It should be tough enough to handle a lot of wear and tear, but still presentable. Some of the more modern office carpets are worth consideration.

5      Make sure things work It's no good having a beautifully presented dwelling if a tap doesn't work. Ensure that all the basic facilities such as hot water system and plumbing are functioning well. Check that all doors and windows are properly maintained and have secure locks. Ovens, kitchen elements and refrigerators should also be fully functional and well cleaned. Consider getting these checked and serviced on a regular basis. By ensuring that your property is in good condition through regular maintenance, you avoid costly repairs further down the track.

6     Throw in some extras Most tenants come with their own appliances and nick-knacks. However, some extra amenities -such as a dishwasher and air conditioning -can be a deciding factor for a lot of tenants. Unfortunately, any facility or amenity you put in is your responsibility to maintain or repair. This means that if they break, the cost will come out of your wallet.

7.    Install built-in cupboards and wardrobe cabinets Cupboards are painful to move, and hard to live without, so people tend to rent places with lots of built-in storage.

8.    Provide a separate internal laundry facility if possible You don't need to supply the machine, but if the laundry area is internal and separate, it could be a huge benefit. "It's one of those things that you yourself will consider an essential feature. My advice is, if there's room, shove it in," says Colman.

9.    Car parking is a big plus, especially in city dwellings Providing an off-street covered and lock up garage will enhance your property value considerably.

10.   Keep gardens simple Gardens may help boost your rental value in theory. However, according to rental property owner Howard Cutler, gardens are quite difficult to justify. "We try to keep our gardens fairly basic. It's unfair to have all these plants and expect your tenant to take care of them. I just think you have to be realistic how much gardening you can do, especially with the issue of water rationing as well. As long as the front lawn is reasonably well maintained and mowed, that's as good as you can reasonably expect," he says.

11    Set realistic expectations Trying to get the highest rent may not necessarily result in a better rental return if you cannot keep reliable tenants. It's crucial that you don't price yourself out of the market by embarking on a very expensive renovation.

12.    Go for long-term tenants. The benefits of establishing long-term tenants include: less need to redecorate and renovate between leases; long-term tenants tend to take care of the property for themselves; less vacant time means more returns in the long run; and finally it's just easier and less stressful to manage. Therefore, be prepared to be flexible to keep a good long-term tenant.

13.   Depreciation-Is My Property Eligible? Regardless of age, ALL INVESTMENT PROPERTIES are eligible and contain depreciable plant that should be re-valued and given a new effective life from the date of settlement. In addition, a capital works allowance on the building is available for any investment property with a construction start date after 1985. We can do your tax depreciation schedule (ATO Compliant).

 
For all your building and renovating advice

Call us at Independent Property Inspections S.A

                   Phone   
0437 848 817

                 Email andrewreed@ipi.net.au

                 Web   www.independentpropertyinspectionssa.com


 


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<![CDATA[January 27th, 2014]]>Mon, 27 Jan 2014 04:43:34 GMThttp://www.independentpropertyinspectionssa.com/ipi-blog-page/january-27th-2014Have you thanked your property inspector!
Picture
The last time you had a property inspection; did you thank your property inspector? If not, you really should.

Buying a home is a stressful experience, we all know that. Driving around for hours upon hours looking at homes, dealing with unrealistic sellers who think their home is worth more than it really is. Stacks upon stacks of paperwork to sign, credit reports to be pulled, financial statements scrutinized etc. etc. etc. Yep we’ve all been there, done that and bought the t-shirt.

After your agonizing search, you finally find the home of your dreams. It has everything you are looking for. The land, the square footage, the bedrooms, the granite bench  tops, fireplace etc. Now it’s time to call in the home inspector to make sure the home of your dreams is really the home you think it is.

You will typically get a list of 3 home inspectors from your real estate agent, although in reality, there are FAR more home inspectors to choose from. You are smart enough to know that you should never just accept your agents recommendations without fully investigating them first. You are also smart enough to know that you should never choose a home inspector based on price alone because you most always get what you pay for. You know to practice your due diligence. You research them online, with the BBB and Angie’s List, you call around asking friends or family for a good recommendation until you finally find the truly independent property inspector you are comfortable with that gives you not just a defect list but an accurate report of the entire property, and you make the call to schedule your home inspection.

Most people do not understand property inspections or how they work mainly because people feel that the only time they really need a property inspector is when they are buying a home. (which could not be further from the truth, but we’ll have to address that in another blog). There are some who believe that home inspectors are a joke or that they get paid too much money for what they do. Most of these ill feelings come from people who have been burned in the past because they did not practice their due diligence to begin with.

Property inspection is a very unique industry indeed, filled with mainly hard working owner operators of their own businesses. Home inspectors come in all shapes and sizes and have varying degrees of competency. Truth is, there is really only one thing that all home inspectors have in common and that is the danger we all face every day.

Danger? You say laughing to yourself. How in the world can a home inspection be dangerous? Well, let’s just take a look. I have outlined just a few of the everyday dangers home inspectors face below. Please keep in mind this is not a complete list, but should give you a general idea.

Asbestos – A known carcinogen that releases fibers into the air. When inhaled, the fibers embed into the lungs and can cause Mesothelioma (Cancer). Typically found in older homes 1800-1983. All home inspectors are exposed to Asbestos at varying times in their career. Adelaide has THOUSANDS of homes that still contain Asbestos.

Mold – Widely known for its adverse health effects when inhaled. Mold spores cause a wide array of health issues from upper respiratory illnesses to brain damage. Can be found in ANY home. Mold is VERY prevalent in Indiana. If the home has mold and there is a home inspector inspecting that home, he is exposed to it.

Lead Based Paint - According to the Centers for Disease Control and Prevention (CDC), there are large numbers of  households that contain Lead Based Paint. The dust created from peeling/flaking Lead Based Paint is particularly dangerous. 1 to 5 micrograms of dust is enough to poison someone and cause irreversible damage. The most common issue found in poisoned individuals is brain damage. Home inspectors are exposed to Lead Based Paint quite often and sometimes even bring the dust home with them on their shoes which can also harm their family. Typically found in homes built prior to 1978. Adelaide hundreds of homes that still contain Lead Based Paint.

Insulation – Fibers from insulation become airborne when disturbed such as when walking in attics, something home inspectors routinely do. Once airborne, the fibers can become lodged inside the lungs and cause a wide array of upper respiratory problems over time. Home inspectors are exposed to this risk every single day. Found in EVERY home.

Animals – This one should go without saying. Dogs, possums, mice, rats, bird lice, even snakes and the odd stray cats pose issues to home inspectors. Typically found in crawlspaces,  animals can carry all kinds of diseases and rabies. Most animals do not like the thought of feeling cornered in a crawlspace and will become violent if they feel they are threatened. Can be found anywhere at any time. Found by home inspectors quite regularly.

Squatters – Typically found on the odd occasion when inspecting vacant, foreclosed homes for investors or those home buyers who think they are getting a deal by buying one of these properties. Squatters, like most , can and will become violent if they feel they are being threatened in any way. There have been many cases of violence against home inspectors by squatters throughout the country. What you don’t read the news? Can happen in ANY vacant or foreclosed home.

Fleas – Some people live very dirty and many have pets who are not exactly “well groomed”. Home inspectors have to inspect dirty homes too. A dirty home coupled with dirty pets is the perfect storm for fleas. Flea bites are not at all uncommon for a home inspector. Can be found in ANY home.

Venomous snakes and spiders - Again this should go without saying. There are many venomous insects and snakes in Adelaide homes.  Insects are small and can be on a home inspector for several minutes before he even notices especially when in the ceiling/roof or under a raised home. Typically found in crawlspaces and can be found in ANY home.

Shards of rusted metal or broken glass – Typically found in crawlspaces under raised homes and around houses and sheds. These dangers are usually left behind by contractors who don’t like to pick up after themselves. It is not at all uncommon to find abandoned rusted out duct work, broken glass bottles, nails etc. laying around on the crawlspace ground. Makes crawling around them even more hazardous than they already are to begin with. Can be found in ANY home.

Carbon Monoxide – Colorless and odorless. Often called the silent killer. Carbon Monoxide is a very real threat to home inspectors as we are required to inspect  ducts on gas heating, etc. and are usually inside a home for at least 1 hour. CO gas can come from the furnace in the form of a cracked heat exchanger or damaged/rusted flue but can also come from ANY gas fired appliance. Can be found in ANY home especially when inspecting  the roof space.

Electrocution – In this day and age of the DIY handyman, home inspectors routinely run across electrical work that was performed by someone other than a licensed electrician. Uncapped live wires, frayed wiring, open junction boxes, improperly wired outlets etc. all can pose an immediate danger to the home inspector inspecting those items. Can be found in ANY home (and typically is).

Burns – Hot water heater flues, hot water pipe pose a danger to home inspectors, particularly when located in confined areas or by roof  accesses. Can be found in ALL homes.

Waterborne diseases - Waterborne diseases are caused by pathogenic microorganisms in water. Contaminated well water is the most common culprit along with stagnated sump pit water or even standing water in basements or crawlspaces. All pose a significant risk to the home inspector as he goes about his daily job. Can be found in ANY home.

Hantavirus – Home inspectors can easily become infected with Hantaviruses through contact with rodent urine, saliva, or feces found in roof space and most commonly in crawlspaces. This is a very real danger to home inspectors and can be fatal.

Falling off ladders, roofs or though ceilings – As home inspectors, we climb ladders, we walk in ceiling/roof spaces and sometimes upon unstable decks. All of which pose a real danger and can put any home inspector into early retirement. Can happen in ANY home.

Driving – Yes, home inspectors have to drive to the home to inspect it. This also includes driving in undesirable conditions. We are like the post office. Rain, sleet, you know the saying. We drive in heat, storms and hail storms, severe thunderstorms and even the odd fire. You name it, we have to drive through it EVERYDAY to get to your potential new home inspected.

As you can see from the list above, there really are many dangers that home inspectors face on a daily basis. Fact is, we never know what we are going to be in for until we get to the home. Some are nice and clean with little to no danger while others pose numerous and significant risks that put our lives in danger.

Visit the link below to find out more about Independent Property Inspections S.A

                                                           Ph.0437 848 817


                          www.independentpropertyinspectionssa.com




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<![CDATA[January 24th, 2014]]>Fri, 24 Jan 2014 06:22:22 GMThttp://www.independentpropertyinspectionssa.com/ipi-blog-page/january-24th-2014when you find a property you’re interested in purchasing, you must remember a few key points
When you locate a property you’re interested in purchasing, you must remember a few key points: if you’re dealing with a real estate agent, you must conduct all negotiations through the agent, and you should not contact the vendor personally to negotiate at all.

If you’re purchasing a home at an auction, remember that the dealings are final and there can be no negotiation of contractual terms or contingencies such as arranging finance or a pre-purchase building inspections if your bid is successful, so be sure to ensure you have satisfied all your requirements for an auctioned property before you bid; finally, do remember that being pre-qualified for finance is very different to being pre-approved for your home loan.

•                  It is in your best interests to arrange for an independent property inspection. If you’re looking at homes in a termite prone area (you can find this out from the local council), ensure you also have a timber pest inspection contingency in your contract before you commit to purchase a property.

•                  • Save time by getting pre-approved for your finance before you begin hunting for a property. While 100% mortgages, are possible, a deposit of 5-10% of the property value is expected. Consider how you would like to structure your mortgage (see ANNEX E) and exactly what type of financial product you are seeking to finance your property purchase. Think about fixed interest, variable interest or a combination of the two, as well as the terms of the mortgage you are looking for. How will your loan repayments impact on your lifestyle?

•                  You need to formally apply to a financial institution to get pre-approved for your finance. Generally, the more information you provide to them at the beginning – such as proof of income (Tax Assessment Notices), asset and expenditure figures – the quicker your finance can be approved.

Financial institutions will approve your finance in writing, and pre-approval normally lasts for three months. Written pre-approval from your lender helps make your offer attractive to the seller, and has been known to be the key to a winning offer.

For more information visit the link below.


http://www.independentpropertyinspectionssa.com/


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Buying a home though the agent or at auction this weekend
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<![CDATA[New home inspections]]>Mon, 20 Jan 2014 12:06:41 GMThttp://www.independentpropertyinspectionssa.com/ipi-blog-page/new-home-inspectionsI was recently reading the ancient Greek story of Troy and the Trojan Horse and this reminded me that the Trojan Horse was also new… and it to should have been inspected.
 
It’s interesting that most people make false assumptions that can lead to significant losses. For example when buying a brand new home many people just assume it must be ok.  The consequence of this belief is that most new homes are purchased without any pre-purchase inspection or even an adequate pre-settlement inspection or final handover walkthrough inspection. Defects are not discovered until it is too late.
 
If a safety problem or a functional defect becomes apparent after you move in, hopefully your builder will honour any builders warranty if he has one.
 
There are three main Myths that I think lead buyers to forego the benefits of a pre-purchase building inspection:

  •        The home was inspected and approved by the local shire or council inspector or a private building surveyor.
  •        The builder has a great reputation in town for building quality homes and is ethical and competent
  •        The home is fully covers by the builders warranty
  •  
Lets examine these assumptions in more detail.
 
The local council inspector or private building surveyor: These inspections are carried out by various regulatory agencies throughout every state, and can be (but not usually) as thorough and exacting as you would hope and reasonably expect. These inspections do not consider quality of materials or quality of workmanship. These agencies are usually run on a shoestring budget and are understaffed. Where as an independent property inspector would spend up to a few hours or more to inspect and detail his report on a single residence, the council inspector may have 15 to 20 homes to inspect in any one day and often only spend as little as 10 to 15 minutes at any property and this only amounts to a quick spot check.
 
Worse still! in large subdivisions sample inspections are typically conducted on a representative number of homes leaving many properties entirely uninspected. The result of this incomplete process is that many defects and building code violations escape detection and slip through the building inspection process.
 
Leaving only your expert independent property inspector as your last line of defence!
 
The Builder: The most ethical and highly qualified and reputed builder may construct an excellent home, but no one can build the perfect house. To put it bluntly, the best builder is human and so are all the contractors, installers, and tradespeople who work on the house. The newly finished home can be of the highest quality, but with thousands of components, innumerable details and various people performing numerous jobs, the poor person charged with overseeing all the work has neither the time to scrutinise every aspect nor the infallibility to get it all right every time.
 
We are all human and as such regardless of how qualified or reputable the builder is, some defects will inevitably slip through the process.
 
Leaving only your expert independent property inspector as your last line of defence!
 
Builders Warranty: Builders insurance, builder’s warranties and defects or maintenance periods are all wonderful if they are backed by an ethical builder. Those with reputations for quality work and a genuine concern for the satisfaction and financial well being of their clients. Unfortunately, not all builders fit this admirable description. In too many cases the integrity of the builder can render any warranty completely worthless, leaving the home buyer with costly defects, lawyer’s bills, years of aggravation and in some cases a home that is very difficult to resell.
 

The horror stories that fit this category are endless. The best time to claim on the warranty or a defect/maintenance period is before the settlement or the before the final handover of the property. When the builder wants to get the money – this is the motivating factor that will encourage him to repair any defects found.
 
Again leaving only your expert independent property inspector as your last line of defence!
 
A quick word of warning; many builders will welcome an independent inspection as an added quality control service that provides a final confirmation at the end of a project. However some builders can be very uncooperative and employ various degrees of resistance to prevent any inspector from entering the building site. These unfortunate practices range from unmistakable unfriendliness to outright teeth-clenching refusal to admit an inspector onto the property. Please remember you do have the right to a professional inspection before you hand over your hard earned money. Builders like this only make us wonder ‘what are they trying to hide from me?’ and most in cases it becomes very obvious when we finally get to do our inspection.
 
Again leaving only your expert independent property inspector as your last line of defence!
 
The previous paragraphs further underscore the importance of pre-purchase inspections on brand new homes, of course this is also true for near new homes as all the same scenarios still apply. Perhaps even more important as a home a few years old has had a chance to settle and defects become much more obvious and more expensive to repair.
 
Some common defects we often find in new homes are:
  • Water leaks, taps, pipes and shower screens
  • Incomplete work
  • Substandard workmanship
  • Numerous roofing defects
  • Incorrect surface drainage around the dwelling
  • Inadequate subfloor ventilation
  • Improperly installed insulation
Get an expert on your side before you finalise any new property purchase. Just because everything is shiny and new doesn’t automatically mean it is right.

 That’s why you will need an independent property inspection before you buy.

Call now to book an inspection Ph.0437848817


http://www.independentpropertyinspectionssa.com/pre-puchase-inspections.html

Author: Leon]]>
<![CDATA[Boundary Fences]]>Fri, 13 Dec 2013 08:52:51 GMThttp://www.independentpropertyinspectionssa.com/ipi-blog-page/boundary-fences1 Fences


Old fences can be an eye sore, one of the easiest and most effective ways to spruce up a back yard is to replace the old fencing with new! Before replacing, erecting or repairing the fence line there is a legal procedure first that must be abided by. Before starting the legal procedure, talk to your neighbours first. Changes to the fencing will affect them too so a friendly approach may help you to reach an agreement quickly and easily and avoid unnecessary conflict.



Getting neighbours consent


Getting their consent is the quickest and easiest way. Because the fence is on the property boundaries, it is considered to be part of the land on either side and therefore both neighbours are joint owners, even if your neighbour has not paid for the fence.
If you intend to remove or alter an existing fence, you should have your neighbour’s permission or a court order. Your neighbour has a right to object if you intend on altering the fence line or placing one where there wasn’t one before. Even if you intend to pay for all works involved.
Also, your neighbour does not have to pay anything towards the fencing work unless:

  • they have agreed to, or
  • the proper procedure has been followed, or
  • a court orders them to.
Getting your neighbours consent is the quickest and easiest way. Your local community mediation service may be able to help you to reach agreement if no outcome can be agreed upon.

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<![CDATA[December 13th, 2013]]>Fri, 13 Dec 2013 08:36:41 GMThttp://www.independentpropertyinspectionssa.com/ipi-blog-page/december-13th-2013