If you are attending the home inspection & want to follow your inspector around, then read this article published in the ASHI Reporter of how you can protect yourself, children & the inspector while he does his job to serve you. Some of these tips can save your life & your children. From roofs to basements to cars, inspectors work to protect their personal safety. The work of inspecting homes is not simply a matter of looking, testing and reporting as it might appear to clients. Each home is unique, in both its flaws and its hazards, and every inspector must protect his or her personal health. We spoke with inspectors in each of five regions to learn what concerns they face day to day — and the unexpected issues that can surprise (and hurt) them if precautions aren’t taken. The most common issues are related to roofs, correct ladder use and safety, electrical hazards, crawl spaces and attics — probably what you would expect to hear. But some inspectors offered fresh perspectives on these commonplace issues and some others that may surprise you.

Attics and crawl spaces
Surprisingly, some inspectors still do not wear respirators when working in crawl spaces and attics. This poses a danger “that’s not immediate, but comes out in later years. You really don’t know what you’re breathing in doing it on a daily basis, and years down the road, you have some sort of pulmonary issue.
Not wearing it is like driving without a seatbelt.

Considering Client Safety
It’s not enough to think only of your own safety on an inspection. There are also plenty of ways for your clients to get hurt. Keep your eye on clients at all times while inspecting electrical boxes or other equipment. I have had to swat a client’s hand away as he tried to reach into an open electrical service panel to point something out to me. Remind clients that they don’t have to follow your every step. Be clear about your ladder rules. Do not let your client follow you up the ladder. They are most safe when both their feet are on the ground.

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.

ASHI Home Inspector - Austin Texas

Here is a copy of Bob’s pre home inspection agreements that he requires his clients to sign prior to the inspection date.  The agreement is critical for the client to know what is required of his home inspector in Austin & what the clients responsibilities are before the home inspection begins.  Please read over this agreement.  It is the same you will receive.  If you do not agree or cannot abide with this agreement, then you will need to find another home inspector.

Smith Inspection Services, Inc.©
10109 Majorca Drive Austin, Texas 78717-4515 Office: 512-335-2850 Fax: 512-857-0089

CONTRACT FOR INSPECTION SERVICES
Client/Purchaser: Date of Inspection: , 2008 Time: .m.
Property Address: City/State: TX
Structure: X Single Family

1. Scope. Inspection criteria and parameters shall be the Standard of Practice (SoP’s) pertaining to the licensing of Real Estate Inspectors found in the TEXAS REAL ESTATE LICENSE ACT, made part of this agreement. Inspection shall be limited to primary structure unless otherwise indicated on the report. Only those elements indicated on written report as “inspected” shall be inspected. This inspection is good only for the day that it was performed. Conditions of the structure and its components can change from one day to the next. On-site conditions existing at time of inspection, which encumber or preclude inspection shall prevail over the reporting requirements and will result in the limited or incomplete reporting. Estimation of encumbrances and precluding conditions shall be at the sole discretion of the Inspector. Inspector has no responsibility, express or implied, for latent defects or for defects not reasonably observable at the time of inspection or for defects that would require the removal of major or permanent coverings for observation. Inspector makes no representations concerning the future performance of any item. Inspection is not intended to detect all defects or discrepancies, latent or existing. Opinions rendered are based on the information available to us at the time of the inspection. Inspection report intends to reduce client(s) risk; but will not eliminate client’s risk. Client is advised to ask for & keep all service repair invoices & warranties of service. Inspection report does not include identifying cosmetic faults (regular maintenance items, i.e. soiled carpets, sheet rock blemishes, etc.) which homeowner is expected to perform on a routine basis.

2. Accessibility. Client agrees to make ready or arrange to have made ready all areas of the structure prior to time and date stated above; to provide all normal utilities (Electric, Water and Natural Gas) to the structure and to ensure all equipment is operational by means of normal controls. Failure to make ready may result in incomplete reporting or delays for rescheduling. Failure to make ready shall be considered reasonable cause for additional charges of $125 per hour for re-inspection if necessary or delayed time.

3. Fees and Client Responsibility. The inspection fee is $____. Client(s) agrees to pay for said service. Payment is due upon completion of the inspection or upon delivery of report. Client agrees to pay the above referenced inspection fee and additional fees for systems or components that were not disclosed (or if utilities not turned on) at the time inspection was scheduled. Client agrees to pay for all expenses incurred by SIS for invalid payment or non payment. Out of pocket fees to pursue client for invalid or non payment will be the inspection fee, $125/hour of time spent by SIS plus all attorney fees & court cost. If payment remains delinquent for 30 days or more, SIS/Inspector has discretionary right to turn client into a collection agency. At that time client will have sole responsibility to clear their name & judgments with the collection agency. Client has 48 hours prior to inspection time to cancel without charge. If client cancels inspection within 48 hours of scheduled time, client agrees to pay for one half of the inspection cost payable within 7 days to SIS.

4. Limited Total Liability. Client accepts and agrees that total liability by SIS is limited to the lesser amount of the inspection fee or cost of repairing any listed item not reported as in need of repair at time of inspection or damaged during the inspection.

5. Complaints. If the Client discovers upon move in that a defect or deficiency was concealed by owner(s) & not detected by Inspector, then Client agrees to take all reasonable steps to contact owner(s) & resolve matter prior to contacting Inspector. If the Client lodges any complaint in regard to the inspection or report, Client agrees that time is of the essence. Written notification of any alleged defects or deficiencies must be reported to SIS within 14 days after closing date. Repairs will not be allowed to commence before SIS or hired representative by SIS is allowed to view alleged defect or deficiency except to prevent major damage or mitigate life threatening conditions. Within 7 days of written notice, SIS has the right to re-inspect and to determine if the alleged deficiency was (a) within the defined scope of reporting requirements of the TREC Standards of Practice and (b) existed at time of the inspection. If SIS determines that an error or omission was made, SIS shall be allowed to remedy, by repairing or replacing said deficiency or refund fees (as stated in Article 3), whichever is less, and shall be held harmless by Client thereafter. In the event SIS or its representative determines that SIS has not committed an error or omission, Client agrees to compensate SIS at a minimum rate of $125 per hour including travel time and incurred expenses. Client(s) failure to comply with any of the requirements of this section acquits SIS and Inspector of any responsibility for present or future claims.

6. Dispute Resolution and Arbitration. It is agreed to by the parties that in the event any claims or disputes cannot be amicably settled through direct communication between the parties, such claims or disputes shall, on written request of one party served upon the other, be submitted to binding arbitration in accordance with and governed by the provisions of the Texas General Arbitration Act, Articles 224 through 238-6 of the revised Civil Statutes of Texas. The appointed arbitrator shall be mutually chosen by both parties. Both parties agree to abide by the ruling of the arbitrator. The mutually accepted standards against which the inspection and report will be judged are the Standards of Practice as stated in “1. SCOPE” above. If the client initiates arbitration and fails to prevail in all claims, client will assume the defense of, protect, save harmless & indemnify inspector by paying attorney’s fees, expert witness fees, cost of arbitration, all lost wages of Inspector& all other fees incurred by SIS and Inspector.

7. Disclaimers. NO WARRANTIES OR GUARANTEES are made by the inspector or in the inspection SIS, express or implied, to Client or any other person regarding representation of the future performance of any element of structure. The inspection and report are not warranted for merchantability. Protection against financial loss is available through the Clients purchase of insurance provided by insurance or warranty companies. When an item is noted as not functioning or in need of repair, replacement or for further evaluation by a specialist, the Client agrees to contact a qualified specialist to make further evaluations of the item BEFORE they purchase the property. The Limited property Inspection is not offered nor intended to replace direct consultation with Building Trade Professionals. The inspection and report are neither offered nor intended to eliminate the Clients risk as a Buyer or Seller of the inspected property.

8. Exclusions. (General Exclusions) Inspector does not inspect water wells, septic systems, security systems, low voltage wiring, refrigerators, ice makers, fire protection equipment. Items concealed, missing, underground, behind fastened covers or not otherwise easily accessible, which require moving furniture or personal or stored items, lifting or removal of floor coverings. Any test which might cause damage to structure is not performed. Any environmental evaluation to determine the presence or absence of any suspected hazardous substance including, but not limited to; water supply quality, water supply quantity, air quality, asbestos, asbestos-containing materials, dust, bacteria, molds, fungi, carbon monoxide, combustible gasses, electromagnetic fields, formaldehyde, lead dust, lead paint, lead solder, noise, pesticides, radon gas, or conditions which may cause these hazards or any other toxic, carcinogenic, unhealthy or malodorous conditions. Any information from a seller’s disclosure, governmental agency, or any other source concerning previous property conditions, geological conditions, flooding conditions, hazardous waste conditions, etc. Any violations of building codes, ordinances or other such conditions located on or about the subject property. This includes governing codes, ordinances, permitting, zoning, land use requirements, and/or statutes. Performance to manufacturer specifications or requirements for installation, design or sizing of equipment. Any other component or system explicitly omitted from the survey report by notation or regulation.
(Specific Exclusions – including, but not limited to) Concealed evidence of any damage or concealed evidence of any defect. Any opinion regarding latent defects, energy efficiency, habitability, suitability or insurability. Ancillary electric equipment, attic power vents, automated control systems, photoelectric controls, thermostatic controls, timer or time keeping controls, remote controls, exterior lighting, security systems, intercoms, speaker systems or signal distribution systems, including television, radio, telephone, data, etc. Detached structures (other than those specifically listed in report) including flatwork, sidewalks, driveways, gazebos, waterfront structures, fences, retaining walls, etc. Shower pan performance (Inspector will report visible and factual findings only). Underground components, including sewage disposal systems, plumbing, piping, drain tile, conduit, wiring, etc. Fire alarms, fire suppression equipment, lighting suppression equipment and water treatment equipment. Non fixed appliances such as washers, dryers, refrigerators, microwaves and window cooling units. Solid fuel stoves, space heaters, or solar heating devices. Play equipment, saunas or steam baths. Adequacy of utility services, utility distribution systems, mechanical integrity of plumbing and connections. Presence or damage due to wood destroying insects or organisms, pest or vermin. Wood Destroying Insect (WDI) is a separate report.

9. Choice of Law. This contract shall be construed under, and in accordance with, the laws of the State of Texas. The parties also agree that all negotiations with reference to this contract and performance of all obligations hereunder, shall be performable in Williamson County, Texas.

10. Invalid Terms Severable. If any term, provision, covenant or condition of this contract is held by a court of competent jurisdiction to be invalid, void or unenforceable, the remainder of the provisions shall remain in full force and effect and shall in no way be affected, impaired or invalidated.

11. Agreement Acceptance. The client understands and agrees that this inspection contract is a part of the inspection report and acceptance of the inspection report(s) and/or payment of the fee will therefore constitute acceptance of this contract. This contract represents the entire agreement between the parties. No oral agreements, understandings or representations shall change, modify or amend any part of this contract. No change or modification shall be enforceable against any party unless such changes or modification is in writing and signed by the parties. Client, by accepting the inspection report or relying upon it in any way, expressly agrees to the inspection contract conditions. If there is more than one client, the signature below represents authority to sign for all parties. Client’s representative can sign in place of Clients. A digital or faxed signature can be accepted and is the same as an original signature.

12. Exclusivity. Inspector’s Property Inspection Report is prepared exclusively for Client and is not transferable to anyone in any form without permission from Client or Inspector. Inspector gives permission for the inspection report findings to be discussed with real estate agents, mortgage loan officers, specialists, or repair contractors related to this contract only. This inspection report may not be forwarded or released to other persons of a different real estate contract. The inspection report may not be released to the media for any reason. The inspection report cannot be used or relied upon by anyone that is not named in this contract. Violators of this contract & SIS inspection report are subject to prosecution under the Texas Civil Statutes.

Client(s) acknowledges that they have read this contract, including the inspection limitations contained therein, and will read the Property Inspection Report, and that they understand the terms, conditions, and limitations of this contract and agree to be bound by them.
SIGNED this ____ day of _________________, 2008 (Signed before time of inspection)

__________________________________________    Client’s or Representatives Signature

ASHI Home Inspector - Austin Texas

Home Inspectors understand air conditioners on the same basic principle. A compressor takes refrigerant, a gas at room temperature and pressure, and compresses it to 300-400 pounds per square inch or psi. The compression of the gas heats it up a great deal. The hot gas is then sent through a set of condensing coils where it is cooled and condenses. This liquid is then allowed to expand back into a gas in a radiator type device called an evaporator. As air is blown across the evaporator, it is cooled. This cool air is then delivered into the home via air ducts.

A drip pan and drain are installed below the evaporator coils to catch water that condenses on the coils and then drain it away. Sometimes this drain can become clogged. If the unit is installed in the attic, there should be a secondary drain pan and line that will catch the water and drain it to an area that will be noticed. Typically the drain will terminate at an eave. If you find water dripping from the secondary line, you know that the primary line is clogged and should be cleared.

One way to test the air conditioner is to take the temperature of what comes out of the supply and what goes into the return vents. The difference between these two temperatures should fall between 15-22 degrees. Any temperature reading outside of that range is an indication of a problem. A reading of between 0 and 5 degrees is usually an indication that the unit is not working at all. A reading between 5 and 15 may indicate that the unit is low on Freon. It is not uncommon for the system to need to be recharged with refrigerant every few years. If you get a high reading of above 22 degrees, there may be a blockage of airflow somewhere in the system. A licensed HVAC contractor will need to make a full evaluation of the system in either case.

Gas fired furnaces heat air by blowing air over a hot heat exchanger. The heat exchanger is a steel vessel that contains the flame and combustion gases above the gas burners. The combustion gases are vented out through the chimney of the furnace. The steel vessel is subject to thermal cracking and corrosion from acids in the gases. Because of this, a serviceman should check the unit a least once a year. The pilot light should be turned off during the months it is not in use. Heat from the pilot light tends to attract excess moisture into the heat exchanger if left on during a season when the furnace is not being used. The excess moisture in the steel heat exchange can cause the unit to rust and crack. When the heat exchange is cracked, dangerous combustion byproducts will enter the air stream and be circulated throughout the home. If there is any rust or irregular flame pattern observed at the furnace, a serviceman should be contacted.

Electric furnaces use a series of heating elements to heat the air. These elements sequence on one at a time and heat the air. There is little to no maintenance necessary with these types of units. A heat pump reverses the refrigerant cycle of the air conditioner to carry the heat into the house. It also incorporates a two part electric furnace. One series of heating elements turns on, when needed, to help the heat pump produce heat. An emergency switch located on the thermostat controls the second series of heating elements. These heating elements will provide heat if the actual heat pump goes is not working. The emergency heat mode should only be used to get by until a serviceman can repair the unit.

The article below taken from the ASHI website is why more people are choosing ASHI for their home inspector over other home inspection companies.

Welcome to Our Home Inspection Buyer, Seller and Owner Clients
Buying a house may seem like an endless series of critical, important decisions. When you find the house that is right for you, you need to find a home inspector to educate you about the condition of your new home. This is a commonplace and a wise decision, even when buying a newly constructed home; the additional peace of mind that a professional home inspection offers is invaluable.

Find an Inspector That You Trust

Choosing an ASHI inspector means choosing someone you can trust to objectively and independently provide you with a comprehensive analysis of the home’s major systems and components—apart from anyone’s interests other than your own.

Trust Us When Buying a House—We Speak House

ASHI members know houses, ensuring that you can find a home inspector. They are trained to objectively communicate to you, the home inspection buyer, what the house has to say. ASHI members have demonstrated technical proficiency and report-writing skills, and they have committed to continuing education in order to achieve and maintain their member status. ASHI members also know about service, so we’ll help you find an inspector. They’ve reviewed feedback from homebuyer surveys conducted by ASHI asking consumers what they want from a professional home inspector. So they know ASHI wants and cares about feedback from consumers on how our members are doing.
Members are committed to conducting inspections in accordance with the ASHI Standards of Practice; committed to abiding by the ASHI Code of Ethics and are dedicated to providing superior customer service. ASHI members deliver more than a home inspection, they deliver “The ASHI Experience”.

Homebuyers are not the only people who hire ASHI Inspectors. Homesellers also use ASHI inspections to gain knowledge of the condition of their home before placing it on the market. Smart homesellers know that knowledge about their home’s condition makes the selling process more palatable.

Homebuyers, homesellers, homeowners, or anyone who wants to make an informed decision about a house based on objective information deserves a professional ASHI home inspection.

Homeowners, if you have questions about your house, ask an ASHI member or use our “Find an Inspector” tool to locate an ASHI home inspector in your area.