New Home Warranty Inspections

So you're buying a new, never lived in home from a large national builder. Do you need a home inspection for the purchase? Should you get a home inspection for the purchase?

Now most inspectors would say, yes. I on the other hand have a different thought. You'll be receiving a 12 month bumper to bumper warranty on your new home purchase. Anything that arises during that period will be addressed by the builder and or one of the subcontractors or components suppliers. Where the fun begins is after that 12 month window.

I propose you call me on month 11 and we perform what's referred to as a New Home Warranty Termination Inspection. I'll go through the home from top to bottom performing a full and complete inspection per ASHI Standards. The home will have experienced the day to day use of you and your family which will give us a true opportunity to look for imperfections and or issues in roofing, plumbing, electrical, mechanical systems, etc...

Remember, call me on month 11 after your close, we'll professionally and thoroughly inspect your home just like a 30 year old resale. Armed with this report and photos you'll be able to have the builder put your home in tip top shape prior to warranty expiration.

Irrigation System

Yes, I know you like the property to be lush and green during the listing. And the visual does look nice but come on now people.

Trees are laying all over the roof line, shrubs and vines have attached themselves to the exterior wall cladding, patio covers are like Bat Caves.

Well... Guess what? water intrusion is occurring at the exterior wall cladding, roof run off is being restricted, sprinklers are spraying directly onto the structure, walkways, fencing, operating equipment and that's where the trouble starts. You're sprinklers should be at the perimeter structure facing away from same. In many cases its just the opposite. Vegetation traps moisture against the house and vine growth actually acts like a piping system bringing unwanted moisture directly into the wall cavity.

Remember, water can cause abnormal wear, deterioration, decay, water intrusion and or mold growth!

Mobile Home Inspections

Are you buying a modular, prefabricated or mobile home? Have you been thinking that maybe you don't need a home inspection on your purchase? Don't make the same mistake other buyers have made by assuming that these structures don't experience the same issues and pitfalls of more traditional homes. They in fact can experience an entirely different set of issue in addition to conventional homes. There are four major areas of concern when addressing mobile homes.


     * Roofing - Simplistic paneled roofing systems - water
        intrusion issues
     * Plumbing - Significant use of galvanized plumbing - water
        intrusion issues
     * Environmental Issues - Interior walls, insulation, chemicals and
        water intrusion
     * Substructure - Earthquake and or retrofitted support bracing

Don't let "As Is" convince you to pass up an opportunity for your home inspection. That decision could cost you thousands of dollars after the close of escrow.

Railing Safety!

You're living in a condominium development and you have multiple elevated exterior decks with railings for child safety. Are those railings safe? Are they a minimum of 36" above the adjacent standing surfaces?

Do they provide a "Climb-able" configuration for children? Here's a picture from yesterdays condominium inspection in Oceanside, CA. Check out the horizontal bar configuration in the railing which would allow children to climb onto and or over the railing. In this particular case the Homeowners Association installed protective wire mesh throughout the development for added protection.

Your safety tip of the day from the home inspection Pro's at Progressive Inspection Service!

Microwave Ovens

So you've decided to replace your old cook top exhaust fan system with a microwave oven/fan combination. The sales person at the local appliance store has told you its a no brainer, just measure the width of the opening and stick it in there.

Here's a couple things to consider. #1 were going to need a minimum of 15" clearance from the top of the burner surfaces to the bottom of the microwave. Anything less will cause heat and steam damage to the microwave which will cause it to have a very short life span. #2 let's consider our venting source and or configuration. Does the existing unit vent to the exterior of the structure or re-circulate to the interior. Each of these configurations will change the over all size/space requirement and of course may require additional vent plumbing work in an over head cabinet.

Take a picture of your existing configuration. Measure the space between your existing cook top and the upper mounting surface for the microwave. This distance minus the height of the microwave will give you a clearer picture of your finish spacing above the cook top.

Good Luck!

Central Air Unit

So here's your tip of the day. When we have attic mounted central air units, ie; an evaporator coil in the attic it is essential that we have a secondary system to prevent condensation leaks into the attic and or interior areas of the structure.

These secondary forms of protection come in two configurations. Number one a simple secondary over flow catch pan system placed under the evaporator and primary drain pan configuration. The drain line from this unit is normally placed over a window to notify the occupant of an equipment issue should they notice water discharging from same. Number two is becoming more and more popular, its a simple kill switch that is installed at the secondary drain line off the coil housing. Should moisture ever reach this switch it causes the condenser coil to shut down and thus stop the creation of condensation.

Remember all units will leak eventually, plan ahead. Leakage can and will cause damage to your structure.

Home Inspection Access

So, you've put a transaction together, have an accepted offer and you're ready for the next step, your  "Home Inspection". The interior of the house looks great, the listing agent has asked the homeowner to move much of their personal property, furniture, boxes, etc. to help show the property. Guess where they moved everything to.... The garage.

So what to do when you need to inspect a one, two or three car garage? Your Home Inspector and Termite Inspector will both need good access for proper inspection. In this recent case the Buyers Agent asked for garage to be cleared of most personal property and made accessible. The picture above shows what we discovered after the area was cleared. Water damage, mold, compromised fire wall surfaces and substandard water heater installation were just a few of the issues that came to light as a result of having proper access for inspection.