Air Conditioners
This is a common problem with air conditioners. People change the filters by they forget to check the coils. Dirty coils like this do not allow for proper air flow across the coils, which will result in a less efficient unit and higher energy costs. On average, the coils should be removed and cleaned about every five years. The cost to do this is about $400.00. We will always, as home inspectors, write this up, because the unit is now not functioning in the manner in which it was inteneded to. They say that we should always report temperature drops on the AC unit. I will not do so under these conditions because the drop reading in now inaccurate due to the dirty coils.
Posted by Bill Siegel Florida Home Inspection Team Inc.
Roof damage
This is a common roof problem in the Weston area. There is a small transition area that cannot be seen in this picture on the roof. The result of this leak is easily seen by the damaged fascia and weed growing from the fascia. This repair will cost about $1200.00 to repair. There was the same type of leak on the other side of the home. The total repairs to the roof was estimated at $2400.00.
Posted by Bill Siegel Florida Home Inspection Team Inc.
Shower wall damage
The back wall of this shower is damaged. The tiles are pushing in and the wall board is soft. Because this is a molded pan, the repairs will cost about $600.00. If there had been a vinyl shower pan here the repairs woudl have been over $2000.00.
Posted by Bill Siegel Florida Home Inspection Team Inc.
Independent home inspections are crucial for would-be buyers
Would-be home buyers who come across unoccupied houses in their search for for their dream home should be extra careful.
Homes aren’t cared for all that well even when they are lived in, according to independent home inspectors. When it comes to regular maintenance, owners tend to be lax about changing the filters in their furnaces and air conditioners, fixing leaky faucets and repairing balky doors and windows.
But when a house is empty, all kinds of problems can occur. And when a house is in the throes of foreclosure, those issues are magnified.
Bargain-priced properties in foreclosure represent an opportunity but also a danger for unassuming buyers.
Even if the last owner left the property with its walls and plumbing intact, it still pays to be extra careful. An example: When a house is closed up for too long, mold can grow. And not just behind the walls, but out in the open as well.
In a humid climate, or in a house where the water hasn’t been turned off and there are leaky faucets, mold can be extensive. And when a house is boarded up, the situation is exacerbated. Inspectors say they have seen homes covered in black mold after just a few weeks of being unoccupied.
Of course, the mold can be eliminated with proper ventilation and can be cleaned up. But the chore could be expensive and time-consuming.
Whether or not the last owner moved out willingly, when a house has been empty for an extended period, it is common for inspectors to find leaking valves, gaskets and appliances.
No matter how large or small or expensive the house, every plumbing fixture and appliance has at least one valve, gasket or hose that can dry out if the item in question is not in use. That causes gaps that can result in leaks or even floods when a new owner moves in.
Moreover, if the sewer trap is allowed to dry out it could allow methane gas to back up into the house.
Then there’s the problem of unwelcome guests — human and otherwise. Empty houses are often the targets of vandals or thieves looking to steal anything that has an ounce of resale value, and squatters have been known to occupy such homes until they get the boot.
The handiwork of vandals is readily evident — graffiti spray-painted on the walls, for example — but thieves rip out everything from the kitchen cabinets to plumbing fixtures, from wiring and sometimes even structural elements without any regard to the ancillary damage they might cause.
If such damage goes undetected by a would-be buyer, the new owner could be in for some major headaches.
Insects, rodents and small animals such as raccoons can cause as much or even more damage. Even when vermin make themselves at home for a relatively short period, they can leave fleas behind and their droppings can cause unsanitary conditions.
Problems with blocked or damaged waste and sewer lines are common in houses that remain empty for too long. The longer the vacancy, the worse the damage can be.
Obviously, it pays to hire an independent home inspector to examine an empty house, or at least base your offer on a satisfactory inspection. It also pays to hire an examiner to review an occupied house. At the same time, here are some red flags that you can spot on your own before you get to that point:
* Extension cords. A snake pit of wires running hither and yon from wall outlets to lamps, radios, TV sets and desktop computers could be a sign of an outdated electrical system. If that’s the case, the house could require an entire electrical upgrade to meet your needs. A home inspector should be able to tell you whether a new panel and wiring is needed or that additional receptacles will suffice.
* Water pressure. If you turn on the faucet and the water seems to just drip, or you hear a gurgling sound, it could be evidence of a problem with older galvanized piping or inadequate piping. In many cases, sections of piping can be replaced to correct the problem, but sometimes a completely new plumbing system is called for.
* Foundation cracks. For the most part, vertical cracks are within normal settlement tolerances, but horizontal cracks are not. A horizontal crack generally results from hydrostatic pressure against the home’s foundation, and correction will often involve excavation and drainage provisions as well as repairs to the wall itself.
If horizontal cracking is evident, several structural engineers should be consulted to ascertain the extent of movement as well as corrective measures. Opinions often vary when it comes to structural elements, so it is best practice to get several opinions.
* Wall or ceiling stains. Any stain should be further evaluated to determine the cause and extent of any possible hidden damage. A good home inspector will search for the cause as well as test the stain using a moisture meter to determine whether or not it is active.
Posted by Bill Siegel Florida Home Inspection Team Inc.
REQUIRED BUILDING PERMITS IN MIAMI GARDENS
This is taken from the Miami Gardens web site:
- fence construction
- shed installation
- screen enclosures
- installation of a patio slab
- gazebos
- roofs
- room additions
- docks and seawalls.
Many interior alterations also require a permit such as;
- electrical wiring
- drywall
- plumbing changes
- water heater installations
- doors and windows to name a few.
This is not a complet list. Please contact the Building Services Division at (305) 622-8027 before commencing construction to determine whether a permit is required.
This is why it is always important to conduct a permit search on the home you are about to purchase.
Posted by Bill Siegel Florida Home Inspection Team Inc.
MINIMUM STANDARD FOR DWELLINGS IN MIAMI GARDENS
Fines can be assesed if these standards are not met.
Posted by Bill Siegel Florida Home Inspection Team Inc.
All properties in the City of Miami Gardens must be maintained in good condition. This includes:
No broken windows or doors.
North Miami Beach Building Permit Requirements
The following is from the North Miami Beach Building Department web site:
A building permit is required for all new construction and for any repairs or reconstruction which alters a structure.
Building permits are also required for other constructions such as:
- driveways
- accessory buildings (sheds, garages, etc.)
- burglar alarms
- fire alarms
- heat pumps
- air conditioning units
- lawn irrigation systems
- fences, re-roofing
- screen enclosures
- docks
- swimming pools
- septic tanks
- water heater replacement
- drainfield repairs/replacements
- sanitary sewer connections
- sidewalks
- slabs or patios
- tennis courts
- tree removal and satellite dishes.
5 Home Ownership Myths to Avoid
Popular financial advice changes direction fast when a market experiences historic declines over a short period. Several years ago, financial gurus focused their attention on real estate. The advice that sold the most books suggested buying as much real estate as possible, using as much of other people’s money as possible.
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Many people who relied on debt for building a real estate empire are now suffering the consequences of over-extending their financial reach, but real estate investments are just one part of the tale. Some homeowners who relied on the same, mogul-based advice for buying their one and only home set their families up for financial disaster.
They believed the hype prevalent in the real estate market and decided to view their home as an investment. Perhaps chasing the American dream of home ownership, they weren’t prepared for the reality. If you are considering the purchase of your first home, don’t make the decision for the wrong reasons.
Avoid believing these home ownership myths:
“Your home is a good investment.” Aside from recessions, there is a good chance your house will hold its value in the market over long periods of time, but it won’t appreciate in value much more than the rate of inflation. Unless there is something special about your home, you probably won’t get rich just by owning it. If you’re not renting out a room or otherwise producing income with your house, it generates expenses like maintenance, insurance, and taxes. Good investments generate income, not expenses.
When you sell your house, you can’t just subtract your purchase price from the sale price to determine how much money you earned through home ownership. Your “cost basis” includes any improvements you’ve done, all the maintenance expenses you’ve paid, and your tax bills, so you must subtract these amounts from your sale price as well. Any expense that you wouldn’t have paid as a renter or through any other investment should be taken into account, and you’ll likely find you haven’t made as much money as you believe. Consider the true cost of buying and owning a home.
“I’ll get a tax deduction.” While the government provides a tax deduction for mortgage interest as well as other tax credits related to energy-efficient appliances and other green technologies, these benefits do not outweigh the expenses. Many homeowners find that even with the availability of a mortgage interest tax deduction, their tax return isn’t affected because they are better off taking the standard deduction.
Even if you qualify for the maximum home buyer tax credit of $8,000, your tax benefits are unlikely to compare with the lower expenses renters experience.
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“Renting is throwing money away.” In the early stages of paying a mortgage — or if you opt for an interest-only mortgage — there isn’t a substantial financial difference between renting and owning a house. While renting, however, you have flexibility to move as needed without the expense and hassle of selling the home. You also have fewer expenses and responsibilities and your landlord takes care of maintenance, saving you effort as well as money.
“Home ownership encourages forced savings.” As you pay off the principal of your mortgage, you are locking away cash into your net worth for safe-keeping. A problem arises when you want to access that cash. A true savings account earns you interest and is accessible at any time. The savings in your home can only be accessed by selling, refinancing, or taking out a loan or line of credit on the house. In the case of refinancing, many homeowners end up extending the length of their mortgage and paying more interest to the lender over time.
The best way to encourage forced savings is to open a high-yield savings account and contribute automatically with direct deposit or automated transfers.
“Renting is always the better choice.” While finances play a strong role in an important and potentially expensive decision-making process, it shouldn’t be the only factor. Although renting and investing your extra income in the stock market might have a financial benefit over paying a mortgage and expenses, many people may rent without making that additional investment. Run the numbers, but also consider what is right for you and your family at the time you need to make the decision.
Luke Landes writes for Consumerism Commentary, where he encourages discussions about money and consumer issues. Consumerism Commentary regularly tracks and reviews the best online savings accounts and other financial products.
Posted by Bill Siegel Florida Home Inspection Team Inc
Refrigerator Retirement Savings Calculator
You probably know that refrigerators are typically the most energy-hungry appliances in your home, so the more efficient your refrigerator the more money you can save. Older refrigerators are usually two to three times more costly to run than newer models. If you still have a fridge from the 1980s, replace it with an ENERGY STAR qualified model and save over $100 each year on your utility bills. Replace a fridge from the 1970s and save nearly $200 each year! If you are wondering whether replacing your refrigerator is a good decision for you, ENERGY STAR Savings has a calculator you can use to find out exactly how much money you’ll save by replacing your existing refrigerator
Truths and myths of dryer fires
Here’s a frightening claim: Fabric-softener sheets can burn out the heating unit of your clothes dryer and possibly cause a fire. That’s the warning in an e-mail message sent to one of our readers, who asked us whether it’s true.
The short answer is no, though dryer fires are a real hazard and there are ways to protect yourself.
In the e-mail, an unknown author warns of a clothes dryer’s burned-out heating unit. According to a “repair man,” the author writes, the burnout was caused by fabric-sheet film buildup on the lint filter. “You can’t SEE the film, but it’s there,” the author writes. “This is also what causes dryer units to catch fire and potentially burn the house down.” The best way to avoid these problems, according to the “repairman,” is to take that filter out and wash it with hot soapy water and an old toothbrush (or other brush) at least every six months.
But according to Consumer Reports testers, this e-mail mixes a lot of hyperbole with only a few helpful dryer-maintenance tips. At Consumer Reports we’ve tested hundreds of clothes dryers for our ongoing dryer Ratings and recommendations (available to subscribers). CR’s appliance director, Mark Connelly, says it’s possible that over a long period, fabric sheets, fabric softeners, and laundry detergent ingredients contribute to an unseen film or waxy buildup on the dryer lint screen. But “it’s highly doubtful,” he said, “that any such invisible buildup alone leads to heating-unit burnout or a fire.”
Improper dryer vents are a much bigger and more common safety problem. Here are a few tips to keep your clothes dryer running safely and efficiently.
To find the clothes dryer and a washing machine that best meet your needs, see our dryer Ratings and recommendations, and our washing machine Ratings and recommendations. For advice on whether repairing your broken dryer or washer is worthwhile, see our repair or replace report (all available to subscribers).