The following article is taken from the ASHI Reporter on what a good home inspector should report & what he should convey to his client when a problem exist. Is it enough to report the symptom or direct the client to the source? ASHI home inspectors are trained to identify the source of the problems as much as possible. In Austin, Texas ASHI home inspectors are the standard for comparison. Read this article & you will understand why.
See it, Understand it, Explain it … Even When it’s Electronically Reported

by Stuart Zwang

Published April 2008

As a principal of a company that performs home inspections for the relocation industry, hundreds of home inspection reports cross my desk each year.

Today, most are computer-generated, easy to read and to understand. ASHI recognized this trend, and at the 2008 InspectionWorld in New Orleans, the ‘Software Shoot-out’ session was devoted to computerized report-writing systems. Overall, the trend toward computerization is positive, but — and you know there’s always a but — I’ve noticed far too many inspectors using an electronic report format as a crutch instead of a tool.

Fortunately, we do receive reports from knowledgeable, conscientious inspectors who know how to see it, understand it and explain it. To do the job right, we need concise, insightful reports. We must see beyond the obvious and understand what caused the condition we’re reporting. Here’s an example of what can happen when an inspector moves through the sections of his computerized report, entering what he sees, but not understanding what it means.

Understand it: The cracked tile

An inspector noted that there was a cracked tile at the entrance to a shower stall. Normally, cracked tiles are a small cosmetic issue. The inspector sent a photo confirming the cracked tile on the floor — end of discussion. He’s done his job, right?

Or, should the inspector have gone through the following thought process?

Q1.Where does some of the water from the shower go?
A1. On the floor at the entrance to the shower.

Q2. What happens when water sits on a tile floor?
A2. It goes through the grout onto the plywood sub-floor.

Q3. What happens when a plywood sub-floor gets continuously wetted?
A3. It rots.

Q4. What should you be concerned about in this situation?
A4. That the sub-floor is soft and rotted.

Q5. Was the sub-floor damaged?
A5 .Yes.

In fact, it cost more than $2,500 to repair what was reported as a “cracked tile.”

Did the inspector do his job? Well, not really. Although he noted or described a symptom (cracked tile), his report was superficial in that he failed to understand the underlying reasons that caused the symptom. In fact, he failed to understand it was a symptom, and failed to accurately identify or report the underlying problem, which was that the bathroom floor was damaged.

Explain it: The patched, damaged roof

With reporting software, it has never been easier for an inspector to include page after page of generic, superfluous information in a report, while relying on standard conclusions to monitor, repair or obtain further evaluation. Here’s an example of why we look for specific, descriptive explanations in the reports done for our relocation company.

An inspector in Georgia noted that a roof had been patched; there were damaged shingles, and water damage in the home. That was it. His conclusion: “Recommend review by roofing contractor.”

It was obvious that this was the original roof on the 17-year-old house. The photos included with the report confirmed the condition of the roof — severely deteriorated.

What do you think a roofing contractor would say or recommend? Of course, the roofer said it was defective and needed to be replaced.

When the inspector reported damaged shingles, patching, etc., he was correct. His recommendation to have the roof evaluated by a licensed contractor was also defensible.

The problem is, in this instance, we believe the home inspector had an obligation to tell us, in simple language, that the roof was in poor condition, and that it would have to be replaced as soon as possible. The inspector either failed to understand or failed to explain what he saw. What’s more, he failed to take responsibility for his inspection. Telling us to have someone else inspect the roof wasted everyone’s time and really was an abrogation of his responsibility. But indeed, the computer-generated report (complete with photographs) looked official and professional.

Quantity vs. Quality

Another concern is that it seems as if electronic reporting has encouraged some inspectors to settle for quantity over quality.

Many of the reports we receive are overloaded with disclaimers, marginally useful diagrams, generalizations and ‘frou-frou.’ One report wasted an entire page explaining air conditioning efficiency ratings — information of no value to the client. This makes a report difficult to read and diverts the reader/purchaser from the actual inspection.

We find it ironic that because of all these long-winded reports, the public is now asking for a summary sheet. Of course, the summary sheet eliminates all the fluff and probably is, in and of itself, a meaningful, stand-alone report.

Keep it Simple

Most inspection reports are written for prospective buyers who do not have the expertise or the time to sort through pages of fluff and technical jargon. They are looking for explanations, but have limited time to read and understand the inspection report. Obviously, it’s easy to add pages to a computer-generated report, but whom does it help? If not the homebuyer, is fluff being added to appease real estate agents? Do they like to see pages of positive comments about all the systems and components that are functioning properly? Is there material in the software or report that might be interpreted as a deliberate attempt to put the home in a more positive light? If so, could this raise ethical or legal concerns?

Avoid the pitfalls of computer-generated reports

The following suggestions might be helpful to inspectors who would like to improve their reports by avoiding the dumbing down influence computer software can have.

1. Critically read your own computer report.
Does it provide the information that you would want if you were purchasing the house in which you currently live? If not, fix it.

2. Work at developing insights into a property.
Question what you see. Is it a symptom (an indication of a condition) or a condition? Understand the difference. This is what inspecting is all about.

3. Ask yourself, “What story is this house telling me?
Was it well-maintained or abused?
Will I have trouble keeping up this house, or not?
What should I expect in this house?

4. Get to the heart of the matter.
For example: If the house needs a new roof, spell it out: “The roof is severely deteriorated and the new homeowner should expect to replace it.”

5. Inspect your own home without a computer-generated report; then with a computer-generated report. Ask yourself which is more informative and more valuable without regard to its appearance and disclaimers.

6. Write in a clear, descriptive manner. Use terms the average person can understand. Avoid technical terms.

7. Take responsibility for your inspection.
If the item is not working, say it is not working, and repair/replacement is required. If it is working, then you might want to simply say it is ‘working within expected parameters.’

Avoid saying that some other party should inspect or evaluate a component. You are there to inspect and evaluate it.

8. Provide useful technical information.
Even though the ASHI Standards of Practice does not require it, your client may appreciate knowing the brand, model and serial number of the mechanical equipment. This is important because the capacity and manufacturing date is embedded in that data. Even if you do not know how to read it, it is important for archival purposes and, if necessary, the manufacturer can be contacted for this information or assistance. The same goes for the sizing, spacing and span of floor joists.

Instead of saying: “Install proper whatever,” try to provide a useful explanation of what is proper.

“Missing proper handrails” might become “Missing safety handrails at stairs.”

“Needs proper relief riser on the water heater” is incomplete. It might mean the PVC pipe connected to the temperature and relief valve should have been metal, or that the drain line for the water heater’s temperature and relief valve is not (or should be) piped to a safe location (a short distance above the floor) as required by local ordinance, plumbing standards or manufacturer’s instructions.

Providing explanations can be inconven-ient. Seldom does a pre-programmed explanation fit every situation. While an increasing number of home inspectors are able to provide large, beautiful, glossy reports, fewer and fewer of these reports seem to provide insightful, intelligent, useful material.

Computer-generated reports must be used intelligently. Like any poorly written report, they can frustrate the reader and reflect poorly on the inspector. This, in turn, may degrade the value and usefulness of your inspection.

Computerized reports are not the end products. When used wisely, they can be a wonderful tool that is a means to an end — a great inspection within a
professional-looking report.

Bob has been a licensed Austin Texas Home Inspector for 15 years. A certification through Exterior Design Institute to inspect hard coat & EIFS stucco has made Bob one of the sought after Austin home inspectors to inform clients of the stucco’s condition. A certified home inspector in Austin, Texas & surrounding cities is hard to find. Don’t save a few dollars trying to find the cheapest Austin home inspector, know that you get what you pay for. You would not trust your body to the cheapest doctor without checking his credentials, then why would you trust a home inspector in Austin that is the cheapest to deliver the same findings that a more experienced Austin Texas home inspector would who has earned & acquired the certifications that put him far above his competition?

You want the best for your home investment, so choose the best home inspector in Round Rock or Cedar Park. Don’t settle for the Austin home inspector that your realtor suggested, do your home work to know that you found the best Round Rock home inspector in for you. Know that your realtor wants to close the deal & may not give the most experienced Round Rock/Cedar Park home inspector. It is your job to find the home inspector in Round Rock/Cedar Park that will most suit your expectations.

My expectations for my clients that hire an Austin Texas home inspector are simple: Treat them fairly as though they are family, give my clients the most accurate information of the homes condition & answer their questions in concise detail to their satisfaction: Guaranteed! Do you want an Austin home inspector that looks out for your best interest or a home inspector in Austin Texas that only cares about volume home inspections & getting to the next appointment?

Choosing a Builder is like trying to find the choice piece of straw in a haystack. That is why you need an ASHI home inspector in Austin Texas that is knowledgeable of the different builders & to know of their quality or short comings. The Austin home inspector you hire will give you necessary insights to the Builder & what you need to watch for. Don’t hire a home inspector from Austin that performs third party inspections for Builders, they only have the Builders interest. Hire the Austin home inspector that has your interest at heart.
“Why inspect a New Home during construction?

Unfortunately, the City of Austin allows the builder to hire and pay a third-party inspector at the crucial Pre-Drywall stage; this is like letting students grade their own exams.

An over-worked city inspector later double-checks random jobs with only a quick glance. The Austin American Statesman reports that city inspectors must sign off an average of 22 jobs a day; that’s less than 20 minutes a house, ignoring office & travel time.

An informed buyer should hire a Professional Real Estate Inspector who is also “IRC/ICC 2000 Code Certified” to conduct a Pre-Drywall inspection. This structural inspection is conducted after the Framing is completed and before the home is insulated, preferably before exterior masonry is put in place. The Plumbing, Electrical, and Heating & Air Conditioning rough installations are also inspected at this time.

This is the best opportunity to spot defects that might otherwise go unseen and to suggest improvements that could prevent major headaches later.

Please note: All work must be complete and Blueprints, engineered component drawings and truss manufacturer layout sheets must be on site at time of inspection or a re-inspection fee will apply. I need this information to do my job.

“When should I call you to schedule a pre-drywall inspection?”

The builder’s superintendent will know when the city framing inspector should be called; you should schedule me to come the same day so we don’t cause delays in the building schedule. The supt. will know about 3 days ahead of this time; get the supt. to update you as this time nears, & then please call to update me as well.

“Why inspect a recently completed home ?”

Defects exist in all homes, including brand-new homes. Homes are built by people, & since people are not perfect, their handiwork is not perfect either.

Therefore, it is very important for a buyer’s home inspector to examine a newly completed home, while the builder and subcontractors are still willing to honor the warranty.

Most of the problems I find in 5-year old homes are due to latent construction defects that have simply gotten bad enough over time to become readily apparent.

A small leak, over time, causes a lot of damage. Obviously, it is better to find it BEFORE the damage occurs.

However, finding a small leak before subsequent damage occurs is HARDER than finding it AFTER the damage occurs. There is less visible evidence.

How do you improve your chances of finding it in time?

Hire an ASHI home inspector, but not just ANY inspector. (”ASHI speaks house”.)

You need an inspector who knows:
what problems to look for,
where to look for them, and
how to find them.

Anyone can find obvious problems, but recognizing where hidden problems tend to lurk comes only from experience.

Inspectors who are recent community-college graduates, with no field experience and no construction experience, charge less than Brent does. There is a reason for this; they can’t charge for what they don’t do, & they can’t do what they don’t know.

Fact is, they simply haven’t been around long enough to see the same problems happen over & over, so they don’t know where to look. Nor do they know what to look for.

Unfortunately, if they miss even one leaking flashing, a small cost-savings now will be offset by repair costs later (usually by a factor of ten) when the damage becomes bad enough to be apparent.
“Why does the Builder require me to attend a Buyer’s Acceptance Inspection?”

Most local builders will conduct a Buyer’s Acceptance Inspection with the buyer, then immediately require the buyer to sign an agreement stating that the home is accepted in its present condition, with the sole exception of the items on the walk-through list.

The following clause is excerpted from a Builder Sales Contract as an example:

“B. ACCEPTANCE OF PROPERTY CONDITION: Buyer accepts the Property in its present condition; provided Seller, at Seller’s expense, shall complete the following specific repairs and treatments; and make the following improvements: _”
Once you sign this statement, the builder doesn’t have to allow any additions to the list. Too late is too late.

“When should I call you to schedule a New Home Inspection?”

An informed buyer should hire an independent TREC licensed Professional Real Estate Inspector to prepare a TREC regulated Real Estate Inspection Report 48 hours before the “buyer’s acceptance inspection” and attach the TREC Real Estate Inspection Report as an addendum to the acceptance list.

This inspection should occur after:
The heating & air conditioning contractor completes the “heat & air startup” (the supt. will understand)
All appliances are installed
Gas water heater pilot is lit
Water in water heater is hot

Remember, this TREC regulated Real Estate Inspection should occur no less 48 hours before the “buyer’s acceptance inspection”.

Call me to schedule this inspection about 3 to 5 business days ahead of time if possible. Call me to discuss your options at any time.

Bob has been a licensed Austin Home Inspector that serves Cedar Park, Leander, Round Rock, Georgetown, Taylor, Buda, Kyle, Lakeway, Lago Vista, Marble Falls. A certification through Exterior Design Institute to inspect hard coat & EIFS stucco has made Bob one of the sought after Austin home inspectors to inform clients of the stucco’s condition. A certified home inspector in Austin & surrounding cities is hard to find. Don’t save a few dollars trying to find the cheapest Austin home inspector, know that you get what you pay for. You would not trust your body to the cheapest doctor without checking his credentials, then why would you trust a home inspector in Austin that is the cheapest to deliver the same findings that a more experienced Austin home inspector would who has earned & acquired the certifications that put him far above his competition?

My expectations for my clients that hire an Austin home inspector are simple: Treat them fairly as though they are family, give my clients the most accurate information of the homes condition & answer their questions in concise detail to their satisfaction: Guaranteed! Do you want an Austin home inspector that looks out for your best interest or a home inspector in Austin that only cares about volume home inspections & getting to the next appointment?

Does your Austin home inspector travel to surrounding cities like Georgetown, Lakeway, Dripping Springs & Buda? Or does home inspector from Cedar Park only stay near Leander, Round Rock & North Austin? Your Georgetown home inspector should be familiar with the surrounding cities & the different types of Builders & their quality or lack of.

Choosing a Builder is like trying to find the choice piece of straw in a haystack. That is why you need an Austin home inspector that is knowledgeable of the different builders & to know of their quality or short comings. The home inspector in Austin you hire will give you necessary insights to the Builder & what you need to watch for. Don’t hire an inspector from Austin that performs third party inspections for Builders, they only have the Builders interest. Hire the Austin home inspector that has your interest at heart.Information on TRCC

Reprinted from “Texas Monthly”, August 2005:

Home Buyer Beware
By PATRICIA KILDAY HART, Texas Monthly 8/2005

How a new state agency of the builders, by the builders, and for the builders makes it harder for you to sue, yes, your builder.

IN THE GOOD OLD DAYS, if you scrimped and saved and bought your dream home in Texas, you could sleep easy at night knowing that the roof over your head was protected by a common-sense legal doctrine. Known as an implied warranty of habitability, in layman’s terms it meant that—whether or not anything was put in writing—the courts would hold the builder to a guarantee that your home was fit to live in and constructed with care. If your foundation sagged or your windows leaked or your roof caved in, you could demand that the builder fix the defect and take him to court if he didn’t.

That option is no longer available. In 2003, after spreading around $9 million in campaign contributions, the powerful home builders’ lobby got the Legislature to agree with its contention that implied warranties were too darn vague and that the lawsuits they produced were too damaging to the industry. Instead, it asked lawmakers to create a new state agency to protect builders from legal retribution. It was one of the most blatant power plays in recent years, made possible by an anti-lawsuit fervor that swept through the new Republican-controlled Legislature and by the influence of two politically active builders: the biggest individual contributor, Bob Perry (no relation to Governor Rick Perry but lots of political ties), and the co-founder of Texans for Lawsuit Reform, Dick Weekley. Thus was born the Texas Residential Construction Commission (TRCC), which in its short life has served as the classic case study of what can happen when a public agency is captured by the industry it is supposed to regulate.

With four building-industry representatives among its nine members (several other members have livelihoods that at times relate to homebuilding as well), the TRCC has adopted a torturous process for dissatisfied buyers with complaints against builders. The new agency has also adopted “performance standards” that form the basis of judging homeowners’ complaints, which, to chagrined but not especially surprised consumer advocates, permit significant flaws after the first year of ownership like cracks in the walls, roof leaks, and the separation of tile from a floor.

All this took place in relative obscurity during the tumultuous 2003 session and its aftermath, when battles over a $10 billion budget shortfall, tort reform, and congressional redistricting forced other issues out of the spotlight. Not until the end of the 2005 session did the actions of the commission come into public view, when a fight in the Senate over confirming three gubernatorial appointments to the TRCC highlighted the simmering discontent of consumers and lawmakers in both parties over the change in Texas law that puts at risk the biggest investment most families will make.

One of Rick Perry’s first appointments to the commission was John Krugh, the general counsel for Bob Perry’s Houston-based homebuilding company. Among the $3 million Bob Perry contributed to politicians in the 2003—2004 election cycle was $100,000 to the governor a month before Krugh’s appointment. Krugh was a principal architect of the legislation creating the TRCC and this year opposed legislation that would have improved the agency’s ability to act on behalf of consumers. Such cozy dealing led Mark McQuality, a Dallas lawyer who has been practicing in the area of consumer protection law for 28 years, to offer in an academic paper on the new law a concise analysis of why homebuyers now face an uphill battle to have their grievances addressed: “Money talks.”

Loud and clear. In the confirmation fight, the homebuilders’ lobby would again prevail, but not before the flaws in the TRCC were exposed for all to see. Consider these excerpts from an exchange at a committee hearing between Krugh and Robert Duncan, a Republican state senator from Lubbock, about Duncan’s bill proposing reforms of the agency:

Duncan: “Did you object to the legislation . . .?”

Krugh: “[A]bout 30 percent of that as a builder [emphasis added] I found objectionable.”

Duncan: “I’m asking you to take off your builder hat. When you are sitting on this commission, you are sitting in a fiduciary [capacity] for the State of Texas. You have to make decisions based on what’s fair and balanced, not on what’s in the best interests of the builder. Taking off that builder hat, do you not think that it’s a good thing for consumers to know that their house hasn’t been inspected?”

Krugh: “Once you put it that way, I agree with you. Yes, sir. My involvement with the legislation was not as a member of the commission.”

There you have it. Although a member of a commission that is supposed to be concerned with protecting the public, Krugh was concerned mainly with protecting his boss from lawsuits. No wonder a pro-builder mentality has permeated the agency’s actions. Consider the mandatory process for dispute resolution: Blocked from going straight to the courthouse, an unhappy homeowner must now file a complaint with the TRCC, pay a minimum fee of $350 for a state inspection, and present his evidence. Even if the agency rules in his favor, it lacks the power to take any action against the builder. The only effect of a favorable ruling is that it allows the homeowner to use the commission’s findings as evidence. The homeowner can still sue after an unfavorable ruling, but the agency’s findings can be used against him.

Another hurdle for the homeowner is the agency’s rules, which often favor builders. For instance, a consumer must list all known defects associated with the home; if others are discovered later, he must start the process anew with a second complaint. The homeowner must name any inspector he has hired to examine the defects or lose the right to use that inspector as an expert witness. If the commission’s inspector notices additional problems with the home not cited in the official complaint, he cannot reveal them to the homeowner.

While the agency touts that it has found in favor of the consumer in 92 percent of its cases, the statistic is phony. It applies only to cases that the commission determines are eligible for review. In fact, 814 consumers have contacted the agency with complaints, but only 186 cases were accepted as eligible. Homeowner advocate Janet Ahmad points out that the agency refuses to hear cases involving incomplete construction, even though one of the most common complaints against homebuilders involves those who disappear and leave behind half-finished projects. Ahmad conducted telephone interviews and found overwhelmingly that the consumers who had “won” their cases at the agency felt it did no good because they still had to pursue action in court against their builders.

Builders do have to register with the TRCC, at a cost scheduled to rise to a maximum fee of $500, but, as Duncan pointed out during a committee hearing, the commission conducts no screening of builders, nor does it require them to meet any standards in order to appear as registered on the agency’s Web site. “We’re giving them a badge that gives them elevated credibility with the public,” Duncan said. His legislation would have required the agency to make available to the public any court judgments or bankruptcy filings involving a builder. A bill by state representative Jessica Farrar, a Houston Democrat, that required registered builders to carry insurance also died this session after fierce opposition from the building industry.

Even the performance standards adopted by the TRCC, providing the first uniform definition of what should be covered under homebuilding warranties in Texas, have generated criticism. According to Mark Eberwine, a San Antonio home inspector, the standards—which are based on input from professional engineers and Texas A&M Construction Sciences Department—allow, among other things, a significant tilt in foundations, one-eighth-inch cracks in brick mortar, deficient water pressure, and dips and cracks in driveways. “The state has now sanctioned poor builder behavior,” he said. TRCC member Paulo Flores, a lawyer who has represented homeowners against builders, voted for the standards because they gave consumers some predictability. “Prior to what we’ve done, there was nothing,” said Flores. “As a lawyer, you never knew where you stood.” But Mickey Redwine, an East Texas cable construction company owner who was appointed to represent the public, abstained from voting, indicating, he said, his “personal belief that we could have stronger consumer protections.”

It is ironic that Duncan has become the TRCC’s chief critic, because he co-sponsored and later fine-tuned the bill that created the agency in 2003. The argument that he found persuasive was that lawsuits were a costly and time-consuming way to resolve homeowners’ disputes and that administrative findings against builders could lead to quick settlements. But that was before the governor saw to it that the commission would be so builder-friendly. During the 2005 session, Duncan proposed legislation that would have made the complaint process more attuned to consumers and forced builders to disclose possible defects. One draft was made available to Krugh, who responded by marking through pages to indicate his disagreement. “No counteroffers or suggestions,” Duncan said.

After losing the fight over the bill, Duncan decided to “send a message” to the TRCC by attempting to block Krugh’s confirmation. At one point, Duncan said, he had the necessary votes, but his efforts unraveled after an intensive lobby effort. “Nobody wanted to take on Bob Perry,” he said. The Senate ultimately confirmed Krugh, but not before long speeches by Duncan and Royce West, a Democrat from Dallas, harshly criticizing the TRCC.

In an interview at Perry Homes’ headquarters on Houston’s Gulf Freeway, Krugh called the controversy “both embarrassing and humbling.” A soft-spoken man who seemed honestly perplexed by the uproar, Krugh said that his years in the trenches with emotional homeowner lawsuits led him to seek the creation of an agency to help resolve disputes. “On the one hand, I saw lawsuits coming at builders based on criteria that would vacillate depending on whatever an expert had to say, as opposed to something uniform,” he told me. “On the other side, I saw consumers who had problems with their houses and, I thought, basically wanted to get them fixed. The old system drove them to their lawyers and their experts, and they got caught up in what I call this vortex of litigation, and they couldn’t get out. The third-party-intervention method at least gives the homeowners some control over what goes on before they get caught up in that vortex.”

Krugh said he believed the commission would adopt rules that would accomplish a lot of what Duncan hoped to achieve with his legislation and would “look at the methods by which consumers could obtain information about builders’ lawsuits and bankruptcy filings.” He also noted that the agency recently changed its rules to require the builder to communicate with the agency after it has inspected a home for a consumer complaint to let the agency know “what goes on between homeowners and builders with regards to resolution.” If a builder fails to do that, “it will be considered grounds for a potential fine, suspension, or revocation,” Krugh added. “If a builder does not respond at all, we’re going to take that into consideration.”

Clearly, the battle this session got Krugh’s attention. But did it get Rick Perry’s? The effectiveness of the agency depends upon the governor’s willingness to appoint commissioners who will not wear their builder’s hats when deciding how to protect the public against unscrupulous or careless action. With an announced Republican primary opponent, Comptroller Carole Keeton Strayhorn, already lambasting him, Perry might want to blunt an issue that would be easy to turn into an effective television spot. After all, bad foundations affect Republicans and Democrats alike”".

All of Central Texas is in a predominate area for expansive clay soils. These expansive soils act like a sponge. As they absorb water they swell and as they lose water they shrink. Soils tend to dry out (and shrink) during the summer and to absorb water (and swell) during the winter and spring. As this occurs your house and foundation will move up and down. So long as the foundation movement is not great enough to damage the house and/or foundation, it is not a problem.

By keeping the moisture content of the soil under the foundation constant, foundation movement can often be minimized or even stopped. Please note that this is only a simple foundation preventive maintenance recommendation. Should you be concerned about the possibility of future movement or potential for movement or structural damage then a licensed structural engineer should be consulted for further evaluation and recommendations.

The goal of a foundation watering program is to maintain a constant level of moisture in the soil under the house and foundation. The best way to water a foundation is to install a buried foundation watering system. If you do not want to go to the expense of installing a buried watering system, soaker hoses will provide you with many of the same benefits. The best way to use a soaker hose is to bury a soaker hose three inches deep, one foot from the edge of your foundation. Placing the hose a short distance from the foundation allows the water to soak into the soil evenly.

The hose should not be placed against the foundation. When soil has dried and cracked, water can travel along the cracks for several feet in all directions. If the soil around your foundation is dried and cracked, then water placed next to the foundation will run through the cracks and accumulate at the bottom of the grade beam (the thick portion of the foundation that is under the exterior walls). In some cases, an accumulation of water in the soil at the base of a foundation can cause the soil to loose some of its load bearing capacity. If the soil loses enough load bearing capacity, the house will sink into the ground.

Obviously, it is necessary to water more during hot, dry weather and less during cold, damp weather. The amount of water required to keep a foundation stable during the summer can be surprisingly large. A single large tree can remove as much as 150 gallons of water, or almost 20 cubic feet of water, from the soil each day. Shrubs and other plants can also remove large quantities of water. During persistent hot dry weather, it may be necessary to water a foundation daily. Watering should supply enough water to keep the moisture content in the soil under the foundation constant. If the amount of water applied is only enough to keep the surface damp, the watering program will not work. Obviously, the homeowner is the only one who can weight the benefits of controlling foundation movement versus the increased size of the water bill.

Some notes about Texas slab foundations

Slab foundations in the Greater Central Texas Area are designed for some movement. They are sometimes referred to as “floating slabs”. The use of rebar and post tension cables allows for minimal movement without causing serious damage to the foundation or the structure of the home.

Many times you will notice cracks along the corners of a home. These are very common and are more cosmetic in nature and do not affect the performance of the foundation. Common expansion and contraction of materials places undue stress at the corners of the home and the result is this minor chipping or cracking of the mortar coating over the foundation wall.

Many years of experience has taught me that if you consult with a foundation repair company about the movement of your home’s foundation, you will more than likely be given an estimate of repairs which could easily run into the thousands of dollars. Get a second opinion!

Some repair companies may recommend the addition of foundation piers or supports. These act as an extra support level for the foundation to help prevent future movement. And they are sometimes warranted. My advice is to first consult with a State Licensed Structural Engineer before moving forward with ANY foundation repairs. You may save yourself thousands of dollars in repairs that are not needed. Often, a simple watering plan may be all that is needed to correct your foundation problems.

Bob has been a licensed Austin Home Inspector that serves Cedar Park, Leander, Round Rock, Georgetown, Taylor, Buda, Kyle, Lakeway, Lago Vista, Marble Falls.  A certification through Exterior Design Institute to inspect hard coat & EIFS stucco has made Bob one of the sought after Austin home inspectors to inform clients of the stucco’s condition.  A certified home inspector in Austin & surrounding cities is hard to find.  Don’t save a few dollars trying to find the cheapest Austin home inspector, know that you get what you pay for.  You would not trust your body to the cheapest doctor without checking his credentials, then why would you trust a  home inspector in Austin that is the cheapest to deliver the same findings that a more experienced Austin home inspector would who has earned & acquired the certifications that put him far above his competition?

You want the best for your home investment, so choose the best home inspector in Round Rock or Cedar Park.  Don’t settle for the Austin home inspector that your realtor suggested, do your home work to know that you found the best Round Rock home inspector in for you.  Know that your realtor wants to close the deal & may not give the most experienced Round Rock/Cedar Park home inspector.  It is your job to find the home inspector in Round Rock/Cedar Park that will most suit your expectations.

My expectations for my clients that hire an Austin home inspector are simple:  Treat them fairly as though they are family, give my clients the most accurate information of the homes condition & answer their questions in concise detail to their satisfaction:  Guaranteed!  Do you want an Austin home inspector that looks out for your best interest or a home inspector in Austin that only cares about volume home inspections & getting to the next appointment?

Does your Austin home inspector travel to surrounding cities like Georgetown, Lakeway, Dripping Springs & Buda?  Or does home inspector from Cedar Park only stay near Leander, Round Rock & North Austin?  Your Georgetown home inspector should be familiar with the surrounding cities & the different types of Builders & their quality or lack of.

Choosing a Builder is like trying to find the choice piece of straw in a haystack.  That is why you need an Austin home inspector that is knowledgeable of the different builders & to know of their quality or short comings.  The home inspector in Austin you hire will give you necessary insights to the Builder & what you need to watch for.  Don’t hire an inspector from Austin that performs third party inspections for Builders, they only have the Builders interest.  Hire the Austin home inspector that has your interest at heart.