10 Questions for . . . Peter M. Christopher, Home Inspector

In this installment of 10 Questions for . . ., Associate Editor Gian Trotta speaks with Peter M. Christopher, of Fairfield, Connecticut-based Fairfield Home Inspections LLC. Here's his take on the common problems that can make foreclosures, fixer-uppers, and even apparently well-maintained homes a very bad investment and what you should look for in a home inspection.

What problems in a home should raise flags for a potential buyer?
There are two things that make me recommend against someone buying a home. Mold is one; look for stains and spots on ceilings, especially in closets, and around attic beams. Mold removal can be very costly and the chances of getting rid of all of it are slim to none. (Editor's note: See "Gauging mold's harm" for more hints on detecting mold, including mold that is not always visible.)

Hidden in-ground oil tanks are another big problem. If I find any evidence of one, I tell my client to have the homeowner show the paperwork from the removal. If a tank has leaked oil into the soil, it can cost you up to $100,000 to deal with the problem.

(Editor's note: Some states, such as New York, have programs to help remove these in-ground tanks to avoid future problems. Other companies offer "tank insurance" to homeowners who have in-ground tanks that claim to cover clean up costs should a spill occur.)

Also, if the house is in disarray, that's always a bad sign; sloppy people put a bigger strain on systems.

Are there any risks in buying a foreclosed home?
Buying foreclosed houses is always more risky. People who have lost or are losing their homes become sloppy and lose the incentive to maintain it. Plumbing is one of the biggest problems I have found in foreclosed homes. Either the pipes are damaged from not being winterized or the seals have gone bad due to lack of use. Keep in mind that a bank will not fix anything in a foreclosed home. The sale is "as is," and some banks will not allow a home inspection.

In older homes, what kind of structural problems do you often see?
In 19th-century homes, the support posts are embedded in dirt, and termites have usually gotten into them. Frayed electrical wires and ungrounded two-prong outlets are also problems in older homes.

Do some new home face problems because they were built too tightly?
The two worst things for a home are a lack of ventilation and moisture intrusion. If a home cannot breathe, it will rot out, and that's why mold is very common in newer homes. Also, homes that were built with wet, damp lumber can contribute to mold growth later.

Any special advice for heating and ventilation systems?
See whether the boiler or burner has a maintenance sticker. If it's had a lot of service calls in a short interval or if the system itself is old and greasy, that's a bad sign and you should consider a replacement. Storage-tank water heaters should be replaced eight to 12 years after installation.

What's the worst house you've ever inspected?
I can't think of just one—but some of the memories have been really bad. I've been in homes were I got bug bites all over me. I've been in basements that have been converted into illegal apartment where 10 immigrants were living like animals. I've seen electrical outlets installed inside the shower stall (shown). I've been in homes used to cook crystal meth. And I've seen main beams removed to install garage-door openers.

Have there been some nice houses to balance these horrors?
The best house I recall inspecting was one I was involved with while it was being built. The client would have me come in every two to three weeks to inspect and make suggestions on what was going on.

What questions should a homeowner ask of a home-inspection service?
Most buyers call and ask the price, but that should be the last question. They first should ask: How long have you been inspecting homes? Are you licensed by the state or are you an intern? Are you a full-time or a part-time inspector and how many homes do you inspect a year?

Part-timers cannot give you the necessary level of service. Oftentimes, they're builders, so your project has to flex around their other jobs. Other part-timers are doing inspections just to keep their licenses valid.

A wise client will ask what is and isn't should be covered; I keep a list on my Web site for folks to reference.

What's a good way to find a home inspector?
Attorneys and mortgage brokers are a good sources for recommendations. They're usually very careful about who they endorse as they have a vested stake in a good outcome to the buying process.

(Editor's note: Each state sets minimum standards for what an inspection should cover. Both the American Society of Home Inspectors, ASHI, and the National Association of Home Inspectors, NAHI, list their standards of practice for home inspections and offer help finding inspectors on their Web sites. Note that because they list only inspectors who are members of their associations, so you're not getting a comprehensive list of all the inspectors in your area.)

What does a home inspection cost?
Price vary across the U.S., depending on the general cost of living that affects the inspector's overhead. An inspector based in a wealthy Connecticut suburb might charge $435, one from a nearby blue-collar town will charge $350, and a guy from a rural area an hour away might charge $265. For a 1,300-square-foot home, you are looking at an inspection time of about two hours, an hour to compile the report, and travel time for at least one return visit. That's a total of five hours.

What will a good inspection cover and what will a good inspection report contain?
It is best if the clients are on site at the time of inspection. This greatly helps them understand what I am talking about and understand the references in the report. I like to inspect a specific section or a room in the house and then bring the clients in and explain what is going on.

I do not like it when inspectors give reports on site. I never claim to know everything, and if I see something I do not know about I can do some research on it before writing a report. Accessibility is key to a good report. It should be Web-based without requiring a download and easy to understand, and should contain clear photos that clearly indicate problems.

What would you say to someone contemplating a career as a home inspector?
Licensing and certification requirements vary from state to state; again, you'll find a list of them on the ASHI and NAHI Web sites. But in Connecticut, you need to have a pocketful of money. You will have to do 100 inspections as an intern while paying a supervisor an average of $100—and the supervisor also pockets the inspection fee. This can take years if your supervisor has a slow workload. But even before that, you will need to find a supervisor. This is almost impossible since no one want to train their competition. But I was fortunate to find an inspector who let me do the inspections free of charge.

You will also need to attend classes and pass two state tests. You also will run into franchises making false claims to get you your license and associations trying to get you to join their group by making the same false claims.

Essential information: For more on buying, remodeling, and financing homes, see the Real Estate hub on ConsumerReports.org and our advice on how to protect yourself in a rocky market, staging your home for sale, and showing it like a pro.

Comments

[Amanda]

Hubby and I are planning to buy a foreclosed home and have it renovated afterwards. What we are afraid of is that is it more practical considering the expenses we are about to incur for the renovations.Thanks for the tips.

[Stephanie Digby]

Although I agree with Mr. Christopher about foreclosed homes -- they can be extremely nasty (the worst I saw was where the walls looked as if they were covered with a flocked green wallpaper which actually was green from Penicillium and the carpets were wet a year after the house was vacated. The city condemned the house based upon my report). I think he is overstating the issue about mold. What is the mold growing on? Sheetrock? Plaster? Lathe and plaster? DensArmor Plus? Tile? What is the extent of the mold? Is it superficial? Is it a wood rot fungus? What is the extent of the mold? e.g. closets can have little superficial patches that are fixable; the splotches on a bathroom ceiling may be dirt and not mold.

He does seem to be advertising his services which concerns me, and it concerns me that you have gone along with it (an inspection every couple of weeks being promulgated as the ideal pays nicely).

Some thoughts about a number of building inspectors, they tend to be more concerned about keeping the real estate agent happy than the home buyer, so ALWAYS be present for the inspection, and make sure you understand everything and that you are prepared -- check the National Association of Home Inspectors web site: www.nahi.org. Be sure that your inspector includes a code inspection (not all do).

My qualifications are that I have my doctorate in mycology and inspect for mold.

[Crownco]

Thank you! As a professional builder / remodeler of 20+ years it is great to hear good common sense once in a while. I am to astonished at some of the things people will do to themselves and others. One of the worst I've seen was a new condo that had the under floor crawl space turned into 5 bedrooms, 2-1/2 baths and a kitchen for some immigrants. The drilled pier foundation was completely exposed down 8ft. About 80 cubic yards of earth was hauled away in the night so no one would see the progress. The lender discovered what was going on and kicked them all out.

[Mold Inspections]

Putting an electrical outlet in the shower just makes you think about the many people in the world that just do not care.
To find out more on how you can keep your family safe from the dangerous mold species living in your home go to:
Certified Mold Removal Specialist
Certified Mold Inspections
East Coast Mold Specialists
Mold Inspections

[Stephanie Digby]

I sent in one comment already, but for some reason you chose not to post it and I would really like to know why.

I question Mr. Christopher and especially CR in that he says the only good home is the one he was paid to inspect rather frequently when it was being built. Since when does CR promote someone's business to t his extent, or are your blogs exempt?

Also: "certified mold inspectors", if you are lucky, they have taken a very short course and have been given a certificate. It could be a continuing ed course at the local high school or a company that does mold inspections. I strongly recommend finding out about the inspectors actual qualifications. Do they know anything about mold's ecology, biochemistry, effect of volatiles (all molds produce them), etc; do they know whether a spore count gives a true picture of what is going on in the house?

In MN anyone can claim to be a mold inspector - there is no licensure nor is there in many states. Get references!

Treatment of mold really depends on location of the mold and construction of the house. It can be anything from a very easily fixed problem to a condemnation proceeding. Make sure your inspector tells you what to do to remediate any mold.

Advice: never use bleach on mold that is on wood. The chlorine molecules volatilize quickly, leaving a residue of water that is much appreciated by the mold growing below the surface.

If you choose not to post this, please explain why.

[Open Door]

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