What do Harvey and Irma mean for your new home construction?

As Irma heads to Florida, Houston is in the early stages of picking up the wet pieces and trying to look forward to sunshine filled and dry days.

One area that is affected nationwide after a disaster like major Hurricanes is building supplies.

Building time frames will get longer in Arizona, and other states not affected by Harvey and Irma.

Suppliers prioritize their materials to those locations hit hardest. (and it is mandated by the government that they do) Builders in other areas and states have delays in their construction due to lack of materials. This also means that the builders don’t require as many employees to just hang around and wait to swing their hammer. The combination of lack of materials and fewer on hand workers result in delayed new construction homes build times in varying states.

If you are already contracted with a builder for your new home, plan on your closing date being pushed out. If you are about to have a builder start your home, and they previously informed you of a 5-7 month build time. That just got extended to 7-9 months.

The builder purchase contract has a clause to allow them up to 2 years to get your home built. Now they don’t want to take that long, but they have the right to. That clause exists for times like these.

Many of the construction workers will leave states where they have resided and move temporarily to the areas that have been ravaged by nature. Creating another challenge of not enough construction workers available when the supplies are once again readily available.

Our prayers and donations are directed to helping so many recover from unimaginable loss.

Why do you care if your home inspector is an ASHI Member?

ASHI home inspector logo

ASHI is the American Society of Home Inspectors.  Even though the state of Arizona has based the standards for home inspectors on the ASHI standards, an ASHI Home Inspector has a higher level of experience. 

The Arizona State Licensing requires 30 inspections with  an experienced licensed inspector.  ASHI requires the Home Inspectors to have 250 inspections “under their belt” before they can become ASHI Certified. 

So an ASHI Certified Home Inspector is guaranteed to have more experience than a newly licensed inspector. 

What is NOT included in my Home Inspection?

Understanding what is, and isn’t included in your home inspection is important for you the buyer. That is why it is important to make sure you get the best inspector in your area for your home. As one example, someone I know recently used this home inspection syracuse ny list to help them decide on who to hire when they were buying a new family home. It gave them the confidence to make the decision and close on the property.

Regardless of where you are (be you looking for a syracuse home inspector or elsewhere, as mentioned before), and who you go with, your home inspection company of choice is going to inspect:

Site
Structure
Attic
Roof
Laundry
Plumbing
Heating/Cooling
Electrical
Interior
Kitchen
Bathrooms
Pool/Spa

That seems like the whole house… and all the main items… but there are items that the Home Inspector is not required to inspect or include on the home inspection report.

Irrigation Systems
Low Voltage
Telephone Systems
Remote Controls
Mold
Soil Conditions
Fountains
Water Softners
Fire Sprinklers
Chinese Drywall
Smoke Detectors
Anything That Can’t be Seen

So lets start at the top of this list… and discover what and why for these items.

  • Irrigations systems – for a home inspector to check the entire system would take soooo much time, each drip line at each plant, and each of the timers and systems are not standardized.
    • Good news, most home inspectors if they visually see a problem with plants dying, sinking spots in the ground or around a sprinkler head will let you know about it on their report
  • Low Voltage – this is low voltage lighting, or other low voltage systems
  • Telephone Systems – most are privately owned
    • Good News – add insurance on your phone services and they phone company will replace any faulty lines for you
  • Remote Controls – have you tried to figure out all those remote controls?
  • Mold – The home inspector will let you know if they find mold, they just won’t identify the type of mold, that requires an expert!
  • Soil Conditions – This again requires an expert. If soil condition is important to you, you will need to hire a specialist.
  • Fountains – I know, lots of homes have them, but they are not required to be inspected by the home inspector. So many are not filled with water and are not connected to power, sometime because it doesn’t work, sometimes because the seller has drained it as they are not residing in the home and using it.
  • Water Softeners – We have really hard water in Arizona, and many many homes have water softeners. Some are owned and others are rental systems. Kind of like fountains, they are not all ‘turned on’ and ready for use.
  • Fire Sprinklers – Duh, you really don’t want those tested
    • they will let you know if the fire sprinkler heads have been recalled
  • Chinese Drywall – this stuff is nasty – it can release toxic gases – however it has been drywalled and mudded in so the inspector can’t “see” if the drywall is Chinese made or US made.
    • if the home inspector sees exposed drywall and identifies it as Chinese made they will disclose it on your inspection report
  • Smoke Detectors – have you taken the beeping battery out of yours? Lots of homes smoke detectors have had the battery removed, to test them, the home inspector would need to install batteries in nearly every unit.
    • you can replace a smoke detector for as little as $10 give or take
  • Anything That Can’t Be Seen – so that wall unit of bookshelves could be blocking a hole in the drywall, a dead electrical plug or stains in the carpet… and the home inspector is not going to be moving boxes or furnishings to access what it is blocking.

How much, below asking price will the typical seller accept on the sale of their home?

 

Recently I had a really great question asked by a client of mine, they asked me how much a seller is willing to sell their home for, less than asking price? That’s a great question to start the answer is no seller is typical.

Every seller has a different reason for selling; every person selling their home is in a different financial position. We can ask the listing agent and get an idea of some of these things we can take a look at the price that they purchased home for and if they financed, how much they financed. This will give us an idea of where the seller is before the have to dig deep into their pockets or be in a short sale position.

The more important question is to ask what is the market and the market conditions telling you about where homes are selling.

· you need to consider the purchase price of the home you’re looking at

· the neighborhood the home is in

· as well as the sellers and what did they purchase the home for and was it financed

These items together will give a little better idea of where to start with your offer.

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