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How to remove mold from carpet

How to Remove Mold From Carpet

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Carpet is beautiful in a home and especially feels good under your feet in the bedrooms of the house.  But what happens if you have an unexpected water leak or water got in your home and now you have mold growing?  Unfortunately, mold spores like moist carpets because of the thickness of the carpet and the backing holds in the moisture well.  How do you remove mold from carpet?  You can remove it with several things: Vinegar and baking soda, antifungal cleaner, or bleach.  Use bleach as a last resort as it can bleach the carpet.

Let’s take a look at why this is necessary, how mold grows, how to remove the mold safely, prevention of future mold growth, regular maintenance, and when to call a professional.

Why This is Necessary

Mold spores can grow rapidly in moist areas and lead to health issues and destruction in a home.  When you find mold, it is important to remove the mold from the carpet right away. Your loved ones can develop upper respiratory issues such as severe asthma and eye irritation.  Also, many families have young ones who crawl or play on the floor.  Playing near mold can send the spores back into the air and spread them around the home.

Mold also will smell musty and that smell will linger through the home.  If you have just a small amount of mold, less than 10 square feet (3in x 3in patch), you should be able to remove it.  If it is more than that, or you had flooding that included sewage, hire a professional to remove the carpet and replace it.  Mold on throw rugs that can be washed can usually be cleaned and salvaged.

How Mold Grows

As mentioned above, mold spores are in the air and will fall and grow in moist areas.  This is often seen in bathrooms because of the high humidity and moist conditions.  The moist carpet will lock in the mold and it will start to multiply.  Often, our nose will smell the musty air before we even see it growing. This is a good reason to act quickly when mold appears.

Also, pay attention to the walls nearby to make sure the mold is not growing there as well.  If it is, you could have a bigger problem on your hands.

How to remove mold from the carpet safely.
Use baking soda to try to get the mold out of the carpet

How to Remove Mold From the Carpet Safely

Ventilate the Room

Open a window and door if possible to get the smell and moisture out.  Even though not all molds are hazardous, it is important to prepare yourself with a facemask, rubber gloves, and eye protection.  If you can remove the rug, take it outside in the fresh air to air out for about 48 hours.

Lift Up the Area of the Carpet That is Moist and Has Mold

If the mold is in a small area, you can clean it.  If the mold is on the backing of the carpet, you may need to replace it.  However, you can remove the mold from the carpet by cutting it out. Leave a border of about 12 inches around and add in a replacement piece.  If this does not work, then you will need to replace the carpet.

Baking Soda Has Been Used for a Long Time as a Cleaner 

Put baking soda on the mold and let it sit overnight.  The baking soda will soak up the odor and the moisture.  Then, the next day, add some vinegar to the mold spots and scrub the surface using a scrub brush with a handle.  Also, scrub the back of the rug or carpet. 

Vacuum the Remnants If You Have a HEPA Filter 

Be sure to change out the vacuum filter before using it again, as it will contain mold spores.  If your vacuum doesn’t have a HEPA filter, use a broom and dustpan instead.  Have a trash bag handy to dump the remnants of the mold into the bag.  This is important so you keep the spores out of the air and get them into a bag to discard.

Open the Windows, Use a Fan or Dehumidifier

The carpet will be moist again from the vinegar so open the windows or bring in a fan or dehumidifier to dry out the room. White distilled vinegar is a fantastic cleaning agent that does not harm your health, objects, or the environment.  Anytime you can use vinegar before other chemicals like bleach.

Use an Anti-Fungal Spray to Remove Mold From Carpet

If the baking soda and vinegar did not work, next try an anti-fungal spray.  Before you resort to using bleach, keep your lungs healthy and the environment happy, and use an anti-fungal spray.  You can find this spray online or at a local hardware store and choose one safe for carpets.

Below Are the Steps to Using the Anti-Fungal Spray

  1. Spray the area of the mold and about 6 inches beyond with the anti-fungal spray and let it sit for about an hour.
  2. After one hour, blot it with a disposable rag so you can soak up the excess spray and let it sit for 24 hours.  Don’t try to dry it yourself, but instead set up the dehumidifier or have the heat turned up in the room so it will dry naturally.  Leave the room as it is.  Keep pets and children away from the area. 
  3. Clean a scrub brush that has a handle with warm soapy water so you know there is no mold residue left on there from using it.  You don’t want mold spores flying around.
  4. Once the carpet has dried, repeat step 1.  Use a clean rag to blot and let the dehumidifier or heat run for a few more days to ensure the mold is gone.
  5. Check the carpet every few weeks to make sure it isn’t coming back and again at the one-month mark.

Use a steam cleaner- you can use a steam cleaner to clean up the mold as well.  The heat from the steam will kill the mold and the bristles on the brush will help loosen it up in the carpet.

Prevention of Future Growth of Mold in the Carpet

  1. Potted Plants- When using potted plants in the home, make sure there is a mat between the bottom of the potted plant and the carpet.  This will keep moisture from building up and causing mold.
  2. Firewood– If you use firewood, make sure there is a moisture barrier between the firewood and the carpet.
  3. Dehumidifiers– If your home is humid, investing in a dehumidifier is essential.  This is a great way to eliminate the high moisture in the air, create low humidity, and will also save your hardwoods and art from being ruined due to the moisture. Humidity levels should be less than 60% and running the air conditioning will help with this.
  4. Air purifier– This will help clean the air and get rid of the spores.  It will be good especially for those with a sensitivity to mold.
  5. Running the air conditioning on the “auto” setting instead of the “on” setting will keep the humidity lower in the home.

Home Maintenance to Avoid Mold in the Carpet

  1. Replace the air filter in the home every 3 months and make sure it filters out allergens such as mold and dust.
  2. Vacuum often– this will help get the mold spores off the carpet that may be tracked in the home.
  3. Painting- keep up with painting the outside of your home.  Often when builders paint the outside of a new home, they don’t use quality paint so unfortunately, water can come into the home.  You may need to invest in painting the home again yourself or hire a professional to do it.
  4. Roof Maintenance– check around your roof after damaging storms to see if there are any leaks or issues.  Making sure shingles are in place and gutters are not clogged is a good idea.  Water can get into the home if shingles are missing or gutters back up.
When to call a professional to remove mold from the carpet.
A professional can remove mold from the carpet and the walls

When to Call a Professional to Remove Mold From the Carpet

If you have tried the ideas above and cannot get rid of the mold, it may be time to call a professional.  Also, if the area is bigger than 10 square feet or you have health issues, call a professional to diagnose the problem. Often the water may be coming from somewhere inside the walls and a professional can do a thermal imaging inspection and find the source of the water intrusion.

Conclusion

Mold is nothing to play around with and it needs to be taken care of as soon as it starts growing.  Need help getting rid of it or have other ideas for removing mold from carpet?  Leave us a note below; we would love to hear from you! 

Why Do Windows Leak When it Rains

Why Do The Windows Leak When it Rains?

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Depending on where you live, you may get a lot or very little rain.  So when it rains, you may or may not notice if your window leaks.  Next time it does storm, take a walk around the inside of your house and look for rainwater coming in through the windows.  Why do the windows leak when it rains?  It could be because of the cracked sealant, gutters, or missing flashing to name a few. 

Let’s take a look at problems with window leaks when it rains, how to find the source of the window leaks when it rains, and how to prevent future leaks.

mold-on-ceiling
Rain water can soak through the second floor and cause mold to grow on the ceiling

Problems With Window Leaks When it Rains

No one wants a leaky window in the home.  We all know that water coming into a house and mixing with drywall, flooring, etc. is not a good combination and there can be big problems that result from this. Let’s look at some of those problems below.

Mold Can Grow From Window Leaks When it Rains

As the water seeps into the home from the rain, it causes the mold spores to grow.  This starts 24-48 hours after the water begins to come into the home. Once you see the mold, you will need to call a professional to help get it out of your home.

Rotting Wood

As water comes into the house when it rains and continues to soak specific areas, it also starts to cause the wood to decay and house deterioration.  This can happen anywhere in the home and cause structural issues.

Electrical Hazard

Rain coming in through the window can cause an electrical hazard if there is an outlet near the point of entry or where the water spills over to the flooring.  Be careful about using any electrical outlets that have been near a leak.  It is best to choose one away from the water to be safe. Ask an electrician to take a look at an outlet you think has been exposed to water before using it.

Discolored Walls and Loss of Aesthetic Appeal

Walls can become discolored due to the water leaking around the windows.  The colors can be yellow, brown, or create a ring where the water has come in. They make the house look less appealing, may cause mold, and mildew and is something to take care of right away. One way to fix this is to use a stain blocker type paint to cover it up.  However, do this after fixing the water problem.

Drop in Home Value

While the water leak continues, the home value can drop if it is not taken care of.  The home is probably the most expensive purchase you will ever make and you want to be able to get the longest amount of years out of it as possible.  The last thing you want is for a known problem to start to cause deterioration on your house and a drop in home value.

How to Find the Source of the Window Leaks When it Rains

Forming of Condensation

This effect shows poor insulation and where the warmer area in the home has met with cooler areas outside. This can cause damage just like rainwater so it is important to have it checked out.

Wall Leaks

The leaks may not be from the window after all and actually issues with siding or the roof or other areas. This can occur through damaged siding, cracked stucco, or poor paint. It is a good idea to call in a professional to check to see where the leak actually is.

Missing or cracked sealant or caulk

Sealant and caulk should be continuous around the frames.  You can fill it in if it is not and this will provide more protection

Improper or Lack of Overhangs on the Home and Fascia

If you have overhangs, these should divert the water away from the home.  However, the water can create puddles in the yard and splash up on the outside.  Keep an eye out for water getting into the home this way and through windows. Fascia is the board above the window and should be angled away from the house.  If it is not, it will cause water to come in.

clogged-gutter
A clogged gutter can lead to a backup of water

Clogged Gutters Can Cause Window Leaks When it Rains

Cleaning the debris in the gutters so water and other particles can flow through and stay off the house is important.  If the gutters are clogged, they can overflow and cause water to back up into the home.

Improperly Installed or Missing Flashing Can Cause Window Leaks When it Rains

The flashing is installed under the siding and keeps the rainwater off the house.  However, if it was not installed properly or missing, the water can go behind the siding and then leak down the house wrap and into the opening where the window is. This can be very expensive to fix and you will need a professional.

Gaps in Siding, Loose Roofing, Unsealed Chimney

Check for all of these and seal them, reattach roofing, and seal the chimney to keep water (and critters) out.

Clogged Weep Hole

A weep hole allows the water to fall out of window tracks, not back into the home.  Just like with gutters and drainage areas, keep it clean so the water can properly drain out of window tracks.

How to Prevent Future Window Leaks When it Rains

Keep up with maintenance– Check caulking around the windows, clean drain channels, check roof shingles, and caulk gaps to name a few.  Spring may be a good time before the summer rains come to check. Paint around the windows disintegrates over time and needs reapplying and spring is a great time to do this as well.

Conclusion

Finally, life is busy and it is easy to forget to do maintenance on the home and to check the areas mentioned above.  However, rainwater coming into the home will cause even bigger issues down the road.  If you need help with figuring out where the water is coming from or need Inside and Out inspection to check around the home for maintenance, let us know! Can you think of other areas not mentioned above? Leave us a reply below, we would love to hear from you!

How Long Does it Take a House to Settle

How Long Does it Take for a House to Settle?

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Buying a new home is very exciting! Whether you are watching the progress over many months and then see the final product or buying a new to you home. It is a great time in life but can also cause stress and frustration, especially when the house starts to settle. How long does it take for a house to settle? Some people say 3 years, some say 10 but the truth is it never stops settling! Lets take a look at foundation settling, how long it takes, why it settles, signs that it may not be the foundation settling but actually a bigger issue.

What is Foundation Settling and How Long Does it Take

Foundation settling is the changes that take place naturally in the foundation over the years. It can happen with time but also weather can be an issue. A home naturally settles on its own and movement will happen.  It is normal for after the completion of the home for the house to have an initial settlement for a few years if it is evenly distributed across the home.

Weather and climate can affect the settling of the foundation

Weather can also be an issue. If the home was built on soil that was improperly prepared or during a drought, the house can continue to settle for a long time after completion. Also, if it was dry during the time the foundation was laid and then it was rainy season shortly after, this can also cause the foundation to move as the clay soil expands. Homes in the colder climates may see the cinder blocks in the basements or crawl spaces expand and contract during the colder weather. This can lead to cracks in the foundation that will need watching.

Thermal Movement and Soil Settlement

As mentioned earlier, there are a variety of answers about how long it takes a house to settle. Some people say 3 years, some say 10 and others say it never stops settling. This is also due to thermal movement which can cause the home to move.  Hot temperatures in the summer can cause the soil to shrink and cause movement. The same thing can happen in winter except for the soil permeates and will freeze at greater depths.

Soil settlement happens when the foundation is not laid correctly. Soil needs to be able to hold a heavy structure, like a home, and remain stable. This requires the soil to be compacted and consolidated before the home is put on top of it. Differential settlement happens when there is undisturbed soil and compacted fill. They will consolidate at different rates, thus causing cracks to appear in the foundation and the home. If the soil consolidated the correct way, cracks would not even appear.

Gutters and Diverters

Installing gutters and diverters will help keep water away from the house. They will allow the water to flow off the house into an area that won’t damage the foundation. Without them, water can leak in to the home but also cause issues with the foundation.

Signs the Home is Settling

All houses settle and many will show minor flaws like cosmetic issues. These are things such as thin cracks in the walls and foundations as long as they don’t grow, they should be okay. A crack that is 1/8in or smaller is fixable by the homeowner. How do you know if it is 1/8 or smaller? If a credit card can fit in the crack than it is larger than 1/8 inch and you will want to call a professional.

Signs that it may not be foundation settling but a bigger issue:

  1. Water in the basement after a storm may be from a small issue or a big issue. Take a look around to see where the water came in and if you need help, contact a professional.

2. Wall cracks that continue to grow or are wide are worth watching . These cracks can allow pests and termites in.

3. Doors that stick when opening and closing may be a sign that settling has taken place but may be more of an issue with the structure of the home instead of normal settling and something to keep an eye on.

4. Roof issues such as gaps and cracks may be present and these may be a sign for issues of settling beyond the norm.

5. Floors that are slightly slanted may indicate settling in the home. However, when they slant at even more of an angle, this could be a structural issue and there is rotting of supports and joists.

6. Walls and windows have gaps. The walls pull away from the window frames when settling is occurring and can cause gaps in the walls.

7. Water pipes burst because the house is settling down into the soil and foundation. The pipes become twisted and can burst.

Keep an eye on any of the issues above and if they become worst, reach out to a professional for help. A home inspector can give you a diagnosis and refer you to a professional in the area of need.

Conclusion

Settling of a home can happen in many different ways. Unfortunately, not every home settles the same so it is a good idea to keep an eye out for cracks and other signs listed above.  If you have questions about your home settling or want to tell us at Inside and Out Properties about areas you notice have settled or moved, drop us a line below!

Architectural Shingles

How Long Do Architectural Shingles Last?

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Shingles on the roof are important as they protect the roof and house. There are various types and they come in different styles and sometimes different colors. Architectural shingles, or dimensional are one type and they can last 15-30 years, depending on the environment and maintenance. 

One home you look at may have wood, while another may have metal, or have architectural shingles or more.  In all, you want to make sure the home has shingles that will last and be good for the climate you live in. They are a costly investment, but necessary to keep your loved ones safe.

Let’s take a look at architectural shingles and why they are better than three-tab, life expectancy, when a replacement may occur, the cost versus other types of shingles, and wind mitigation.

Why Architectural Shingles Are Better Than Three Tab

Three tab shingles are popular on homes but architectural shingles are better for many reasons.

  • They are dimensional shingles in shape and can weigh 50 percent more than three tab.
  • Architectural also have multiple layers of asphalt and then are laminated so they are more durable.
  • Sporting a more appealing look and color material, they come in various sizes and colors.
  • Even though they are more expensive ($250-400 per square), many people like them because they are replicas of wood, slate, and other attractive roofing, just without the high cost

On the other hand, three tab shingles are more popular because they are:

  • Made of a lighter and thinner material of asphalt that can shed water.
  • One of the most common types of roofing material and affordable (averaging $70 to $150 per square).
  • Lightweight, come in one shingle tab size with three tabs, and 12 inches wide.

Life Expectancy of Architectural Shingles and Three Tab

Depending on the location of the home in the U.S., the life expectancy of the architectural shingles can vary.  Manufacturers project they will last 30 years. However, Florida and the southern half the U.S have high heat and major storms and hurricanes that can damage these shingles easily. Unfortunately, this lowers their lifespan.

On a good note, architectural shingles are made to withstand wind uplift of 110 mph and can stay on in wind uplift of 130 mph with a special roof bracing.  Even though the northern climates have snow and ice, the weather in the south has more of an impact on the shingles.

Three tab shingles on the other hand in optimal conditions can last up to 30 years. Seven to ten years is the expectancy in severe weather areas, but 18-20 years is the average in milder climates. These work well in temperate climates, but not areas subject to hurricanes. This is because the wind uplift is 60-70 miles per hour.  Unfortunately, they fail prematurely when in long-term indirect sunlight and temperature changes that can be seen in the southern part of the U.S. and the desert areas.

When should you expect to replace shingles?

As stated above, shingles have specific life expectancy. Nachi reports roofs last about 15-20 years but it depends on the installation, the weather makers, and climate that affect the roof. 

After heavy storms, take a look at the roof and make sure no shingles are missing.  Then, check to see that none of the shingles are coming up, buckled, warped or dried. If you see any of this, contact a home inspector to inspect the roof for you.

Check the gutters as well and make sure the granules are not washing into there.  This can also be a sign that it is time to replace the roof and/or shingles.  A home inspector can come out and check this also and then refer you to a professional.

Why you can expect less life expectancy than what the label says

Unfortunately, people need to make money and some roofers will try to upsell shingles.  You will be told that life expectancy is much higher than what the truth is. It will also depend on the weather and climate as to how long the shingles will last. Stormier and hotter years cause the shingles to damage and replacement may be earlier than expected.  

This is why researching various types of shingles is important.  Also, researching home inspectors, reading reviews, and finding one who is reputable is essential. They can diagnose the issue and then refer you to a professional company.

Cost of Architectural Shingles Versus Others

Architectural shingles are thicker, heavier material, and average between $250-400 per square feet.  Aesthetically appealing and help increase the value of the home due to the varieties offered in color and style.

Wood shingles– $250-$600 per square feet and require a lot of maintenance and do fade over time or change colors.  They are insect and rot-resistant, great in warmer climates, and look wonderful on cottage and Tudor style homes.

Cost of architectural shingles versus others

Clay Tiles– $600-$800 per square foot and made of terra cotta material which is heavier than a three tab. They look nice and usually seen in the south and southwestern states.

Metal Roofing– Averages about $115 per square foot for aluminum or steel, all the way to $900 per square feet for stone coated steel and standing-seam copper panels.  Great in states with snow as it slides right off the roof!

Slate Time Roof– $600-$1500 per square foot and seen on mansions and premiere homes due to requiring rafters that are strengthened to hold them.  They are very heavy and won’t withstand regular home rafters.

Three tab– $70-$150 per square foot and the most common on homes in the U.S.  The cheapest and least appealing roof, but easier to find and install. This type saves the homeowner money.

Wind Mitigation Inspection

In Florida, homes must be able to withstand hurricanes or at least have the proper materials in place to do so.  Wind Mitigation is an inspection that is conducted to save the homeowner money on insurance after a home inspection.  After hurricanes in the early 2000s caused a lot of damage in Florida, insurance companies began to require the inspection to issue new mortgages. 

Current homeowners can have the inspection done and save a lot on their windstorm deductible.  Insurance companies want homeowners to have the proper safety measures in place to hopefully have less damage than in previous years. Composition shingles and tiles are the most common types of roofs in Florida.  However, the attachment to the roof deck must be with nails, not staples. Hip roofs are better with the wind than gable roofs, and the roof deck must attach to the framing.

Conclusion

There are a lot of choices for shingles for the roof and choosing ones that will withstand the climate in your part of the U.S. is important. Think about cost but also what will save you money in the long run. Roof shingles will not last as long as the label says but proper maintenance and care can help you get many years out of them.

Wind mitigation inspections are important to save you money and to make sure your home is up to the standards so it is around for a long time.  Contact us at Inside and Out Property Inspectors, if you have questions about shingles or need a Wind Mitigation Inspection. You can also drop us a line below with any questions you may have!

counteroffer

How to Counter Offer After a Home Inspection

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The contract is signed for the home you found after weeks of searching and now starts the transaction towards making the home yours. The next advisable, but not required step, is the home inspection. More than 90% of buyers get a home inspection because a home is a huge investment. The last thing a buyer wants is to buy a “lemon.” We only know what is wrong with a home by sight so a home inspection looks at it more in-depth.  If the inspector finds things wrong with the home, can you counter offer after a home inspection?  Yes! In most cases. Let’s take a look.

What is a home inspection

What is a Home Inspection?

A home inspection is an examination of a home that is more in-depth than what is seen with the naked eye.  This usually happens within a few days of the buyer and seller entering into a contract.  It can be difficult to choose a home inspector so researching an experienced, certified inspector with positive reviews is important to make sure you find a good one.

InterNachi recommends certain areas to be inspected. Those areas are exterior, HVAC, plumbing, roof, attic, insulation, electrical, fireplace, attic, ventilation, doors, basement, foundation, and interior.

What is a Counter Offer?

After a home inspection, a buyer may “counter offer.” This is a process in which the buyer asks the seller in writing to re-open negotiations and to repair major areas on the inspection report. When purchasing a home, a buyer should be able to make the purchase and not have major issues. The buyer has the right to ask for the issues to be taken care of and the seller has the right to say no.

Why counter offer after a home inspection

Why Counter Offer After a Home Inspection?

In a perfect world, an experienced and certified home inspector would find nothing wrong with the home and give the home a clean bill of health.  Unfortunately, that doesn’t happen very often.  Minor repairs like a new faucet in the bathroom or fixing a cracked tile may come up in the report.  The buyer can make minor fixes like these at a later date.  However, major issues such as electrical or HVAC issues would be a reason to counter offer after a home inspection. Even though there are no “mandatory” fixes, a seller should want to fix these issues as they can be harmful. 

What Are the Options for Buyer and Seller?

Buyer

Every buyer should have an experienced realtor who is part of The National Association of Realtors. The realtor will help the buyer decide which areas are important on the inspection report to have repaired or replaced and help with negotiations.  Calling on a professional to come out and give an estimate for those repairs will be helpful in the written counter offer so both parties know what the expense for the repair or replacement will be.

Seller

The seller receives the request for a counter offer from the realtor and will decide if he/she wants to accept it.

The counteroffer after a home inspection

The buyer and the realtor write the counter offer to ask for specific repairs or replacement.  This request should be cordial and kind and not demanding and mean. A letter that comes across harsh can upset the seller and he/she can call the deal off.  This written offer should also include a copy of the home inspection report and the estimates from the professional. 

In addition, the realtor may agree to a request for a “repair credit” to add to the contract. This helps the buyer and the seller as the seller won’t need to have the money handy. The seller also won’t need to rush a repair and can subtract the expense in the closing costs.  The buyer wins in this as well as he/she there is no need to worry that the repair is done honestly. Additionally, the buyer saves on closing costs in the end.

Is it a buyers or sellers market?

Is It a Buyers or Sellers Market?

If it is a buyers market, it means there are a plethora of homes for sale. Also known as “supply exceeds the demand” and this allows the buyer to have the upper hand in negotiations. The buyer can get a seller to agree to requests for repairs in this type of market, “repair credit” or a lower price on the home. 

In contrast, a sellers market is “demand exceeds supply” and the seller has the upper hand in negotiations.  The seller can decide if he/she wants to meet the requests in negotiations. However, often there may be multiple offers on the home and the seller may not feel the pressure to negotiate.

Conclusion

Keep in mind that no home is perfect. Rarely there is a home inspection that doesn’t turn up a repair. The buyer will need to decide how much he/she wants the home and the amount of money and time to put into the home.  Unfortunately, sometimes we love a house but the inspection report tells us there are a lot of issues and it is time to walk away.

Have you counter offered on a home?  Or did you have a home inspection and wondering if a counter offer should be your next step?  Drop us a line below, we would love to hear from you!

When to walk away after home inspection

When to Walk Away After Home Inspection

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Finding what you think is the home of your dreams is an exciting time! You have looked at other houses, you have made a list of pros and cons, but you are not sleeping at night…are you having buyers remorse or getting cold feet for this upcoming purchase?

There are so many thoughts that go through one’s head when buying a home. Next step, you have a home inspector to look at your new home and the report comes back.  How do you know when to walk away after a home inspection?  Some issues may be cheap to fix or a negotiated expense with the seller, some may be hefty prices to fix, and walking away may be best.  Let’s take a look.

Can You Walk Away From a Home After an Inspection?

 The answer is yes!  It is one of the most common times to walk away when a home is under contract.  Buyers don’t always know what is inside the home or the parts that make up the home until the inspection is complete.  This is why an inspection is highly advisable.  The house may look beautiful and perfect but you don’t know what is lurking inside the plumbing, the roof, and etc.  Some major issues in the report will be needing repair or replacement and they are discussed below. These issues will allow you to think about when you need to walk away after home inspection.

Can you walk away from a home after an inspection?
Foundation issues can be a major problem in a home

A. Foundation

Did your home inspection report come back with major issues?  Is one of them the foundation?  If yes, this may be a problem.  The foundation holds up the home and is very important that it is intact. 

Inspection of this structural issue is about $600 while repairs can cost from low thousands to tens of thousands depending on the issues.  You will want to consult with a structural engineer for a quote if this is a home that you love and find out what the real cost will be. If it is out of your budget, this is a good time to walk away after home inspection.

Termites
Termites can cause a lot of damage in a home

B. Termites

Termites in a home are not a good thing.  It can be very difficult to get rid of them depending on the extent of the infestation and the damage they have caused.  However, a termite inspector will need to investigate and give an estimate to repairs.  He/she will also let you know if the termites have left evidence that they were there or if they are still active.  Buyers should also know that it is common for older homes in the southern states to have evidence of termites.  The inspector will look to see if there is any structural damage to the property.  If there are active termites, you will have to consider the cost of termite treatments (about $750) and repairs depending on the severity. Repairs can cost from $200 – $2500 or more, depending on the issues.

water damage
Water damage may be worse than it looks

C. Water Damage

Water damage is another issue as there can be mold where you can’t see it. The buyer may have fixed the water issue and only the stains are left behind, but did the owner check for mold?  Mold can cause health problems and can range from $500 to over $6,000 depending on the type of mold.  A professional will need to come in, collect spores, and look at them under a microscope to see what is in the home.

Water damage may also mean that there are soft areas in the walls, floors, etc., and other areas of the home.  Again, call a professional in to survey the issues.

Electrical issues
Electrical issues can cause fires

D. Electrical Issues/ Damage

If the inspection report finds there is a faulty electrical system or there is damage to it, this is a problem.  A faulty electrical system can cause a fire in the home and electrical sources to short out or not work properly.  An even bigger concern is if the home was built in the 1970s and an electrical panel like GTE Sylvania Zinsco or FPE panels was installed in a home.  Replacement of this type of panel will average about $1500. Another example could be from aluminum wiring.

Roof issue can be a good reason to walk away after an inspection
Roof needs to be intact and pass inspection to protect the home

E. Roof Issues Can Be a Good Reason to Walk Away After Inspection

The roof is an important part of a home and does need replacing over time if the home is older.  Sometimes weather events can cause it to need to be repaired instead of replaced.  If it is minor work, it won’t be very expensive but a professional can tell you if it is more than just replacing a few shingles. 

You will need to make sure whomever you or the seller hire for the work is licensed and insured.  However, if it is a major issue and the whole roof needs replacing, that can be very expensive.  There can be room for negotiation with the seller to drop the price if that is something you are willing to take care of, but there are no guarantees.  This type of issue also allows you to walk away after inspection.

F. Unpermitted Work Found in the Home

Homeowners often have a “friend” that can do the handyman work or they use someone who has a low quote to do the work on the home.  An example would be building an addition to the house. 

However, if there is no permit for the work, you risk the safety of those in the home and you may have to pay the fines the seller didn’t pay.  Do you know what is inside the walls or if they are attached properly so they don’t fall in?  It is risky when finding major work done in the home and no evidence of permits. This is another good time to walk away after home inspection.

G. Financing and Insurance

Pre-approval before looking at homes makes sense. You need to know the amount you are approved for and what you can afford.  But, don’t go and buy a new car or furniture before you close on a home.  This act can cause you to lose financing. You also want to make sure that you don’t stretch yourself too thin.  Do you have extra room in the financing or your savings for any issues that come up in the inspection?  Or are the issues too expensive?  If it does not seem like it will work, it may be time to walk away.

You will also need to think about insurance.  Some loans have requirements on inspections and some states, like Florida, have requirements on 4-point inspections as well.

Title issues
A Title with a lien on it will not allow you to buy or sell the home until it is taken care of.

H. Title Issues

Your inspection may come back with minor issues and you may be rejoicing.  Then comes the title company pulling the title and there is a lien on the home or overdue HOA dues.  If the seller isn’t willing to deal with these, it is time to walk away.  Both of those issues don’t allow the seller to sell the house and it can’t be yours – or anyone else’s in the near future.

Conclusion

It is hard not to fall in love with a home, but it needs to financially make sense.  There will always be a perfect home out there for everyone and may take time to find.  Inspections by professionals do cost hundreds of dollars so budgeting for them is important if you find a home with a lot of issues. Talk to your realtor and don’t be afraid to negotiate with the seller about issues on the inspection report.

We should be aware of what is common in a home inspection versus an unforeseen issue we are unable to deal with. An experienced Realtor can help you navigate through the process. Do you have a question about an issue in an inspection report?  Please drop us a line below and we can help!

Age of a Bradford White Water Heater: How to Find It

Age of a Bradford White Water Heater: How to Find It

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The home inspection went well and you closed on your “new to you” home. After the movers dropped off your belongings and you have started unpacking, you realize there is no booklet for your Bradford White water heater.  How do you know the age of the Bradford White water heater and when do you need to replace it? Let’s take a look.   

Water Heater Label and Age of Appliance

Many water heater brands are under one manufacturer. For instance, Bradford White is the manufacturer of Bradford White and JetGlas water heaters. The age of this brand of water heater is difficult to figure out as it is not on the label. It actually takes some decoding. Let’s look at an example of a label below from a Bradford White water heater:

Bradford White Water Heater Label
Bradford White Water Heater Label

The label above is from a Bradford White Water Heater. Since the date is not printed on the label, we need to look at the serial number. The first two digits are the letters ME. Bradford White uses a specific code to figure out the age of a water heater using the chart below.

Bradford White Water Heater Age Chart

1st DigitYear1st DigitYear
A1984/2004L1994/2014
B1985/2005M1995/2015
C1986/2006N1996/2016
D1987/2007P1997/2017
E1988/2008S1998/2018
F1989/2009T1999/2019
G1990/2010W2000/2020
H1991/2011X2001
J1992/2012Y2002
K1993/2013Z2003
2nd DigitMonth2nd DigitMonth
AJanuaryGJuly
BFebruaryHAugust
CMarchJSeptember
DAprilKOctober
EMayLNovember
FJuneMDecember

Looking at the table above, M is the 1st digit and represents 1995/2015. The 2nd digit is E and it represents the month of May. Bradford uses letters for 20-year letter cycles. Some labels will have the ANSI date and if it does not, let’s see how to figure it out.

  1. Let’s say it is the year 2020. Using the information above, does the condition of the water heater look like it is closer to 2015 or 1995?
  2. What is the age of the home or structure this water heater is in? A 2018 home with a water heater in good condition, probably has a manufacture date of 2015. Compare this to if it looks very old and rusty, it could be 1995 and you will need to think about a replacement.
  3. Third, the inspection tags or service tags will also determine the age of the water heater.

Life of a Water Heater

A properly maintained traditional water heater lasts about 8 – 12 years. However, sometime around 10 years you may see leaking or other issues so keep an eye out for signs that it is near the end of its life.  Consequently, if you see tinted hot water coming out or water pooling next to it, call a professional and find out if there is time left before a replacement is needed. Finding these issues early can extend the life of the water heater.

Conclusion

There is no doubt that many factors will determine the years of the life of a water heater. Taking care and maintenance of the unit will almost always extend life. If your unit is making odd sounds or doesn’t seem right, find out if it is under warranty. If not, contact a professional for help. When all is said and done, you can catch an issue early and often you can save money.

Do you have questions about your water heater or the age? Leave us a reply below and we can help!

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