Filed under: Real Estate
FREE EE LIGHTING – SDGE – Join SDG&E and your neighbors for special home lighting events. Lighting exchanges are held throughout San Diego all year long. Save energy and money by attending an event and getting the following items, all at no cost to you!
- Trade up to five incandescent light bulbs for the same number of new, energy-efficient compact fluorescent light bulbs
- Get new products like globe, three-way CFLs, table lamps, and R30s
- Trade up to two halogen lamps (any style lamp with a halogen bulb) for two new energy-efficient torchiere or table lamps
- Exchanges are on a first come, first serve basis while supplies last
| Saturday, March 20 9:00am | SDG&E Lighting Turn-In / Smart Meter Event | 3151 University Ave SD 92104 |  |
| Saturday, March 27 9:00am | SDG&E Lighting Turn-In / Energy Efficiency Education Event | Home Depot – 1001 El Camino Real, Encinitas | |
| Saturday, April 3 9:00am | SDG&E Lighting Turn-In / Energy Efficiency Education Event | Home Depot – 2430 S Melrose, Vista | |
| Saturday, April 17 10:00am | SDG&E Lighting Turn-In / Smart Meter Event | Chula Vista Bayside Park, North of Bayside Parkway | |
| Saturday, April 24 9:00am | SDG&E Lighting Turn-In / Smart Meter Event | The Home Depot 298 Fletcher Parkway El Cajon | |
| Saturday, May 8 9:00am | SDG&E Lighting Turn-In / Energy Efficiency Education Event | Home Depot 1550 W. Valley Parkway Escondido |
For Info: CLICK HERE – More dates and locations available
ENERGY SAVINGS KIT – SDG&E Save energy, save money and help the environment with a free Home Energy-Saving Kit. The kit includes three faucet aerators and a low-flow showerhead to help you save energy and water.
- These devices allow air to enter into the water stream, maintaining a high-pressure flow while reducing water usage. To request your kit, complete and submit this form. Please allow from 6 to 8 weeks to receive your kit.
For Form: CLICK HERE
FEE RECYCLE ELECTRONICS – Recycle San Diego is hosting a FREE electronics recycling event which is open for consumers. Bring any amount of ACCEPTED eWASTE to have it recycled for free. Businesses please drop-off e-waste at our site during the week.
FREE eWASTE DROP OFF EVENT - Monitors, Screens, TVs, Laptops, printers, stereo systems, cell phones, telephones, VCRS and more. Please check website for more details.
More Info: CLICK HERE
Filed under: Notes from the Field
I’ve recently noticed that many homes refurbished by a bank or private investor are coming back onto the market. Bank-owned properties are usually in high demand, attracting multiple offers the day the property is listed, as first-time home buyers and investors aggressively vie for them. But are they really such a good deal?
Properties are now appreciating enough for investors to purchase, renovate, and put them back on the market in a matter of months. Known as “flipped” properties, they typically feature attractive renovations that draw buyers, including new paint, flooring, and possibly new appliances and cabinets in the kitchen and bathrooms.
As alluring as these properties are with their fresh, modern colors and fixtures, problems often lurk “underneath the covers” in the components that make up the home’s primary infrastructure. Areas like roofing, heating, A/C, plumbing, and electrical systems are generally ignored during the renovation. Additionally, many of these components are already beyond their estimated life, meaning that not only will they be prone to fail, but will pose health and safety risks as well.
This is compounded by the fact that non-licensed workers are often hired to complete these renovations to keep the investor’s costs low. The result becomes obvious when I find mis-wired outlets, unsecured toilets, and improperly installed appliances. This can all add up to a “house of horrors” to the buyer looking for a value purchase.
For example, I recently inspected a bank-owned house in Mira Mesa. The three bedroom, two bathroom house had received new paint inside and out, new wood laminate flooring, new kitchen cabinets and appliances. The bathrooms had new vanities with original toilets and shower/tubs.
During my inspection, which generally takes up to three hours to thoroughly inspect all the major components of the home, I first grew concerned when I tested the wall outlets. Most of the outlets in the home had been replaced; however, many indicated reversed polarity. Two outlets in one of the bedrooms were completely dead, and I couldn’t verify if the wall switch operated an outlet or ceiling light.
It was very apparent that an unskilled worker upgraded all these outlets. I immediately investigated the electrical panel to see if the breakers were engaged. The manufacturer is Zinsco, whose panels are known to have defects that can cause fires. The panel was also beyond its estimated life, carrying the added risk of the breaker failing to open in an overloaded condition.
I noted one breaker appeared open. But when I attempted to reset the breaker, it immediately opened up again. This indicated an overloaded condition. I stopped inspecting the electrical system further and advised the buyer of the dangers and to have a licensed electrician provide an estimate for upgrading the unit.
Moving on, I started to evaluate the central heating furnace. Our fine, moderate climate has lulled many Southern Californians into ignoring their heating and air conditioning systems. In this home, the ignored furnace had accumulated years of dust, and the air filter hadn’t been changed in years. These older neglected furnace systems pose the very serious potential danger of carbon monoxide leaking into the air supply system. I again recommended that the buyer solicit additional evaluations by licensed contractors to further assess these conditions and costs for repair.
In contrast, I have inspected other flipped properties and was able to validate the safe functionality and installation of all the home’s components. But my experience in this area is hit or miss, and it’s almost impossible for the average buyer to know if they’re looking at lipstick on a pig or a great value buy. It takes an experienced inspector to help prospective buyers make an informed decision.
It’s not unusual for home buyers, especially first-timers, to get caught up in the excitement of buying their “dream home” only to wind up in a legal nightmare because they failed to have the home properly inspected before signing on the dotted line.
Take for example the occupied 3,100 square foot home, built in 2003, I recently inspected. All the Transfer Disclosure Statement indicated was that a repair was completed in the master bathroom shower, and the ceiling had not been repaired, with damage evident in the kitchen directly below.
The master bathroom had a separate Jacuzzi-style tub and tiled shower. I tested the Jacuzzi by filling it with water, initiating the bubbler, and operating the air flow control on each side of the tub. It appeared to operate properly. I drained the plug, tested the shower, and then the rest of the master bathroom. Everything appeared normal.
After inspecting the second upstairs bathroom, I headed downstairs to test the first floor bathroom. Descending the staircase, I heard water leaking in the kitchen where, to my surprise, it was literally raining. The row of canned ceilin
g lights were actively dripping, water was leaking from the fire sprinkler cover, stucco-taped seams were beginning to collapse, and water was coming through the side exterior doorway framing.
I anxiously phoned the property’s agents, only to leave a voice mail. I was on my own. Unable to quickly locate a mop, I started moving some of the counter top appliances and knickknacks in order to wipe down the counter tops with towels.
The owner soon arrived only to find me, a stranger, moving items around her kitchen. She stood there in disbelief. I stuttered that we had a major problem. Seconds felt like minutes, and I could tell she knew more than she wanted to convey. But she finally jumped into action to find a crippled sponge mop. That and towels managed to wipe down the counter tops and direct the “ponding” water outside.
As the disaster came under control, the owner confessed to the problem, with assurances that she had planned to repair it. Her admission was at odds with what was disclosed on the Transfer Disclosure Statement. I was all ears in anticipation of who was going to take responsibility.
The buyer’s agent soon surfaced, needing details, and the listing agent questioned why I would even be testing the Jacuzzi tub.
The following day, a general contractor opened up the ceiling in the kitchen directly below the tub. It revealed that the drain line had completely disconnected from the drain system, though it was not clear how the disconnection occurred.
I was so relieved that no one had asked about my insurance. As a home inspector, I carry insurance for liability and for errors and omissions. That would cover this type of situation in which damage may have resulted from my actions.
My primary responsibility as a home inspector is to methodically evaluate, inspect, and test all the major components of the dwelling. Each component of a home is thoroughly evaluated by description, condition, and functionality, and some components are evaluated in terms of their life expectancy. Sometimes recommendations are made to have the component further evaluated by a licensed contractor, who would also determine costs to cure the condition.
In the case detailed above, I was able to save the buyer from tens of thousands of dollars in repairs and endless legal proceedings by simply filling and draining a Jacuzzi tub.
Filed under: Real Estate
It’s getting aggressive out there. After the Labor Day reprieve, my phone is ringing hot. Everyone wants an inspection on Saturday, which book up fast. The biggest motivation driving most, if not all, of my clients (buyers) is the $8,000 federal tax credit for first-time home buyers that expires on November 30. This means that in order to qualify, the purchase must close escrow prior to that date. A 45-day escrow would then put us slap dab in the heart of October. If this holds true, activity will peak then. I take my vacation in December.
Filed under: Real Estate
With the rate of home foreclosures continuing unabated, more and more home buyers are forced to deal with the less-than-buyer-friendly terms extended by bank real estate contracts. These contracts impose a ridiculously short window, ranging from a few days to 17 days max, to remove contingencies.
In order to meet the bank’s tight deadlines, it is essential that buyers are aware of a simple, yet often overlooked, requirement for getting the home inspected: make sure the seller has left all utilities on and all pilots are lit.
A home inspection cannot take place if the gas, electrical, and water utilities are off, nor can the inspector light any unlit pilots. It is the seller’s responsibility. Buyers are strongly advised to flip light switches, turn on water faucets until the water runs hot, and turn up thermostats to ensure the utilities are on before contacting a home inspector. Failure to do so may result in losing precious time in getting the home professionally inspected.
Filed under: Real Estate
In the recent weeks, there been an upsurge in demand for FHA final inspections from developers for new construction. Multiple orders have been placed from different developers throughout San Diego County. All were attached dwellings consisting of townhome units. Developers are offering aggressive incentives to close out existing phases. Target clients seem to be first time buyers who are also taking advantage of the $8,000 tax credit. Developers appear to be turning a corner. New phases are actively underway. Another developer initiated discussions for new construction inspections to meet FHA guidelines. Two of the developers have shared that their corporate office are exploring for raw land for future developments.
Filed under: Uncategorized
I was surprised to hear how many of my inspections in mid June are short sales. This is a big change since last year this time. Its refreshing to see banks are being somewhat more cooperative.
Several clients are grimacing over the steep pop in interest rates in the last few weeks. It certainly causing some pause in recalcluating the monthly payment.
California announcement of a New 90 day moratorium on foreclosure would certainly dry up the bank own properties that may put more upward pressure on pricing. http://www.sfgate.com/cgi-bin/article.cgi?f=/n/a/2009/06/13/state/n165243D76.DTL
Have a great week!
Filed under: Uncategorized
I’ve discovered that many of my clients (buyers), real estate agents and investors are keenly interested in my field perspective. As a home inspector, I’m uniquely positioned to be involved in many transactions since home inspections are almost always provided. Without offering too much market opinion, my clients and associates appreciate my experience to compare and contrast their own perspective of the real estate market.
I’m committed to weekly updates sharing my insights to the benefit of those that seek an unbiased assessment of the market.
Cheers and best wishes,
Will the Inspector
