Why a Pre-listing Inspection San Antonio Will Change the Way You Negotiate Your Sale

 

In the competitive San Antonio real estate market, the difference between a record-breaking sale and a deal that falls apart in escrow often comes down to one thing: transparency. Most sellers wait for the buyer to hire an inspector, putting themselves at the mercy of whatever findings that report uncovers. By the time the buyer’s inspection report comes back, you are already deep into the process, emotionally invested, and often under a tight deadline to close.

Choosing a pre-listing inspection San Antonio allows you to flip the script. Instead of reacting to a buyer’s demands for repairs or price drops, you take control of the narrative before the home even hits the market. This proactive approach doesn't just save you stress; it preserves your equity and strengthens your hand at the negotiating table.

Take Control of the Negotiation Table

When you list your home, you are making a claim about its value. However, that value is conditional upon the home’s actual physical state. If a buyer’s inspection discovers a significant issue: like a faulty HVAC system or structural concerns: they immediately gain the upper hand. They may demand an overpriced repair credit or a massive price reduction, knowing you are now motivated to keep the deal alive.

By investing in a pre-listing home inspection, you remove the buyer's ability to use "surprises" as leverage. You have two powerful choices once you have your own report in hand:

1. Fix the issues yourself: You can hire your own contractors and control the costs, ensuring the work is done correctly and affordably.
2. Disclose and price accordingly: You can present the report to potential buyers, showing them exactly what was found and explaining that the listing price already reflects those conditions.

This level of transparency builds immediate trust. When a buyer knows you aren’t hiding anything, they are more likely to submit a cleaner offer with fewer contingencies.

Eliminating the "Deal-Killer" Surprises

In the Texas Hill Country, certain issues are more common than others. Foundation movement, roof damage from hail, and aging septic systems are frequent "deal-killers" that can send a buyer running. If these are discovered during the buyer’s option period, the psychological impact is often worse than the physical defect itself. The buyer starts wondering, "If they didn't know about the foundation, what else have they neglected?"

A comprehensive inspection by a Certified Master Inspector ensures that these major systems are evaluated with expert precision. At Veteran Home Inspections, we leverage a background in construction management to provide deeper insights into the severity of an issue. We don't just tell you something is broken; we help you understand the implications for your sale.

Common Issues Found in San Antonio Pre-Listing Inspections:

• Foundation Settlement: Common in our local soil, identifying this early allows you to get a professional engineering report or repair estimate before a buyer enters the picture.
• Wood-Destroying Insects (Termites): A termite inspection is a standard requirement for many loans. Finding and treating an infestation beforehand prevents delays.
• Roof Integrity: With our local weather, minor hail damage can lead to major insurance claims. Knowing your roof's condition helps you decide whether to file a claim before listing.
• Septic Functionality: For homes in the outlying areas of San Antonio, a septic inspection is non-negotiable. An unexpected septic failure can cost tens of thousands of dollars: finding this early is vital for your financial planning.

Accuracy in Pricing Means a Faster Sale

One of the hardest parts of selling a home is setting the right price. If you price too high and the inspection reveals $15,000 in necessary repairs, the buyer will feel like they are overpaying. If you price too low, you’re leaving money on the table.

A pre-listing inspection provides the factual data needed to justify your asking price. When your Realtor can point to a clean inspection report from a reputable firm like Veteran Home Inspections, it validates the "move-in ready" status of your home. This leads to:

• Fewer days on market: Buyers feel confident moving quickly when the guesswork is removed.
• Higher offer-to-list ratios: You won't have to "pad" your price to account for unknown repairs, leading to more competitive offers.
• Appraisal support: An inspection report that shows a well-maintained home can occasionally assist in justifying value to appraisers.

The Psychological Advantage of Transparency

Buying a home is an emotional experience fraught with anxiety. Most buyers are terrified of inheriting a "money pit." When you provide a pre-listing inspection report, you aren't just giving them data; you are giving them peace of mind.

This transparency shifts the buyer’s mindset from "What is wrong with this house?" to "This seller has taken excellent care of this property." It differentiates your home from every other listing on the block. In a market where multiple homes might fit a buyer's criteria, the one that offers the most certainty is the one that gets the signature.

Why a Certified Master Inspector is Your Best Asset

Not all inspections are created equal. When you are preparing to list a property, you need a report that is beyond reproach. You need a Certified Master Inspector (CMI)®.

Being a Certified Master Inspector means reaching the highest level of excellence in the inspection industry. It requires thousands of inspections and years of proven experience. As a veteran-owned business, we bring a level of discipline, attention to detail, and integrity to every job that is unmatched. Our background in construction management allows us to see past the surface and understand the "why" behind a home's condition.

When you present a report from Veteran Home Inspections, you are presenting a document backed by:

• Elite Credentials: CMIs are among the top 1% of inspectors globally.
• Fast Turnaround: We provide detailed, easy-to-read reports within 24 hours so you can get your home on the market without delay.
• Construction Insight: We understand how homes are built, which means we can offer better context on what is a major structural concern versus a simple cosmetic fix.

Streamlining the Closing Process

The period between an accepted offer and the closing date is the most volatile time in a real estate transaction. This is when most deals fail. By the time a buyer performs their inspection, the "honeymoon phase" of the purchase is over, and they are looking for reasons to be cautious.

If you have already performed a pre-listing inspection and addressed the major items, the buyer’s inspection becomes a formality rather than a hurdle. Often, the buyer will see your report, see that the repairs have been made, and may even choose to waive their own inspection contingency or perform a much more limited "walk-through" inspection. This drastically reduces the time it takes to get from "Under Contract" to "Closed."

Secure Your Sale Today

Selling your home is one of the most significant financial transactions of your life. Don't leave the outcome to chance. By scheduling a pre-listing inspection San Antonio, you are protecting your investment, simplifying your life, and ensuring that you walk away from the closing table with the best possible terms.

Whether you are in Boerne, San Antonio, Bandera, or Kerrville, Veteran Home Inspections is here to provide the clarity you need. We offer a full suite of services, from standard inspections to specialized radon testing and water quality testing.

Ready to list with confidence?
Contact Michael Marlow at Veteran Home Inspections today to schedule your pre-listing evaluation and take the first step toward a successful, stress-free sale.

Fire Separation Doors from the House to the Garage

I’d like everyone to take a minute to think about two potentially very dangerous situations.  Both of them have to do with your garage.  If your garage is attached to your house, you should have a door between them.  The door needs to be able to withstand a fire in the garage, as well as help keep deadly gasses from seeping through (like Carbon Monoxide).  Because of these threats, the door must meet some very specific requirements.  These are addressed in the International Residential Code:

“R302.5.1 Opening protection. Openings from a private garage directly into a room used for sleeping purposes shall not be permitted. Other openings between the garage and dwelling unit shall be equipped with solid wood doors not less than 1-3/8 inches (35 mm) in thickness, solid or honeycomb-core steel doors not less than 1-3/8 inches (35 mm) thick, or 20-minute fire-rated doors. Door shall be self-latching and equipped with a self-closing or automatic-closing device.” (2024 IRC)

Fire resistance:  The door must be able to withstand a fire in the garage long enough for you to get out of the house.  Preferably long enough for the fire department to get there and extinguish the fire.  One of the most common defects I find in my area is that the door isn’t thick enough.  The common practice here is to use a solid wood door, which would normally be fine.  However, a flat panel door doesn’t seem to fit in the decor of all the houses here, so most often I see 6-panel doors.  These doors are about 1-5/8″ – 1-3/4″ thick, but if you measure the thickness at the recesses in the door, it’s less than 1-3/8″.  These doors do not meet the stated requirement, and should be replaced with a door that does.

Self-Closing:  This requirement is there for one purpose, to make sure the door is fully closed so that it can do its job.  It can’t keep fire and carbon monoxide out of the house if it’s open.  The way the requirement is written, a lot of people read it that a self-closing device is only required on 20-minute fire-rated doors.  The confusion in the past came from an oxford comma before the last requirement.  Thankfully, this has been cleaned up in the latest edition of the code, making it clear that the door has to be thick enough and self-closing.

So, please take a minute and go check the door to your garage.  If it looks like the door in this picture, you probably have an improper door.  Also make sure that the self-closing devices reliably close the door to the point the latch catches.  If not, have them adjusted.  Your safety could depend on it.

Of course this is just one of the many things we inspect during our comprehensive home inspection.  To book your inspection, call 210-202-1974, or click here to book online.

Are You Making These Common Mold Inspection San Antonio Mistakes?

San Antonio is known for its rich history and vibrant culture, but for homeowners and buyers, it is also known for something less pleasant: high humidity. In the Texas Hill Country, moisture is a constant battle. When humidity levels rise, the risk of mold growth escalates, turning a minor leak into a structural and health catastrophe.

Whether you are buying a home in Boerne or selling a property in San Antonio, a mold inspection is often a non-negotiable step in due diligence. However, not all inspections are created equal. Many property owners fall into common traps that lead to wasted money, overlooked hazards, and delayed real estate transactions.

To protect your investment and your health, you must avoid these critical mold inspection mistakes.

1. Relying on Hardware Store DIY Mold Kits

One of the most frequent errors homeowners make is purchasing a "do-it-yourself" mold testing kit from a local big-box store. While these kits appear cost-effective, they are notoriously unreliable and often provide misleading results.

The Reality of DIY Kits:

• False Positives: Mold spores are naturally present in almost every environment. A DIY "settle plate" will almost always grow mold, regardless of whether you have an active problem.
• Lack of Context: These kits do not tell you the concentration of spores or compare indoor levels to outdoor baseline levels.
• No Source Identification: A petri dish in the middle of a room cannot tell you that there is a slow leak behind your dishwasher or high humidity in your attic.

Professional mold inspection San Antonio services utilize calibrated air pumps and surface swabs that are analyzed by accredited laboratories. This data provides a definitive "yes" or "no" regarding elevated spore counts, giving you the clarity needed to make informed decisions.

2. Failing to Identify the Moisture Source

Mold is a symptom; moisture is the disease. A major mistake is focusing entirely on the presence of mold without investigating why it is there. If you remediate mold without fixing the underlying water issue, the mold will return within 24 to 48 hours.

In San Antonio, common moisture sources include:

• Cracked foundations allowing ground moisture to seep in.
• Clogged AC condensate lines backing up into the ceiling.
• Leaking water heaters in garage or attic spaces.

At Veteran Home Inspections, we utilize advanced thermal imaging inspections to see what the naked eye cannot. Infrared technology identifies "cold spots" behind walls, which often indicate hidden leaks or missing insulation where condensation forms. Identifying the source is the only way to prevent future damage and ensure a long-term solution.

3. Testing When Mold is Already Visible

It may sound counterintuitive, but if you can already see significant mold growth, you might not need a mold test: you need a mold remediation plan.

The EPA and industry standards generally agree that if mold is visible on a surface (like a large patch on drywall), the priority should be removal and moisture control. Testing for the specific "strain" of mold is often unnecessary because all mold should be treated with the same level of caution.

When you should still call a professional:

• To determine the extent of the growth (how far it has spread into the wall cavity).
• To ensure the mold has not entered the HVAC system.
• To provide "clearance testing" after remediation to prove the air is safe.

If you are a seller, having a professional document the situation and the successful cleanup is vital for your Texas mold disclosure requirements.

4. Hiring an Inspector Without Expert Credentials

Not every home inspector is qualified to perform a specialized mold assessment. Many general inspectors may offer mold "checks" as an add-on, but they lack the deeper construction knowledge required to find hidden issues.

When searching for a mold inspection San Antonio expert, look for the Certified Master Inspector (CMI) designation. This is the highest level of certification in the industry, requiring years of experience and thousands of inspections.

As a veteran-owned business led by a Certified Master Inspector, Veteran Home Inspections brings a background in construction management to every job. We don't just find the mold; we understand the building science behind why it occurred, providing you with a deeper level of insight into potential repairs and renovations.

5. Neglecting the HVAC System and Ductwork

In the San Antonio heat, your HVAC system is the lungs of your home. A common mistake is inspecting the walls and floors while completely ignoring the air handler and ducts.

If mold spores take root in your cooling coils or inside your ductwork, every time your AC kicks on, you are effectively "seeding" the rest of the house with spores. This can lead to persistent respiratory issues and a musty smell that never goes away, regardless of how much you clean.

Our standard practice involves:

• Checking the evaporator coils for organic growth.
• Inspecting the plenums for proper sealing to prevent humid air intake.
• Verifying that the system is properly sized to dehumidify the home effectively.

6. Ignoring "Low-Traffic" Areas Like Attics and Crawlspaces

Most mold issues in the Texas Hill Country start where you rarely look. Attics and crawlspaces are prime real estate for mold because of their high heat and potential for undetected leaks.

For buyers, skipping a septic inspection or a crawlspace check is a gamble. Moisture from a failing septic line or poor drainage around the foundation can create a damp environment under the home that promotes wood-destroying fungi.

A thorough inspector will put on the gear and crawl into these uncomfortable spaces. If your inspector stays on the ladder instead of entering the attic, they are likely missing the most critical part of the report.

7. Not Reviewing the Full Inspection Report

A mold inspection is only as good as the documentation it produces. A common mistake is receiving a verbal "all clear" and not insisting on a detailed, written report.

In a real estate transaction, you need a professional report to negotiate repairs or to prove to a lender that the home is sound. At Veteran Home Inspections, we provide comprehensive property inspection services with detailed reports delivered quick.

Your report should include:

1. Moisture Readings: Quantitative data from moisture meters.
2. Lab Results: If air or surface samples were taken.
3. Photo Evidence: Clear images of the problem areas and thermal scans.
4. Actionable Advice: Specific recommendations for repairs or further evaluation by a licensed remediator.

Take Command of Your Home’s Health

Mold is a formidable opponent, but it is manageable when you have the right intelligence. Avoiding these common mistakes: from DIY kits to hiring uncertified inspectors: will save you thousands of dollars in future repairs and protect your family's health.

Whether you are in Boerne, San Antonio, Bandera, or Kerrville, you deserve an inspection that is as thorough as it is professional. Leverage our veteran-owned discipline and Certified Master Inspector expertise to gain a clear understanding of your property’s condition.

Don't leave your investment to chance.

Request your professional mold inspection today.

17 Mistakes to Avoid When Selling Your House

Selling your house can be both exciting and stressful, especially if it’s your first time. Regardless of why you decided to sell your home, there are a number of pitfalls you can easily fall into, making your home selling experience less than ideal. Luckily, we’ve put together a list of the most common home selling mistakes people make so you can sell your home knowing you have your bases covered. 

Underestimating the cost of selling your house

While you should ultimately profit from the sale of your home, many home sellers forget about the costs associated with selling a house. For starters, you should expect to use five to six percent of the total sale price of your home to cover the commissions of both the seller and buyer agents. For example, if you sell your home for $300,000 you could wind up paying upwards of $18,000 in commission. 

Furthermore, this hefty cost doesn't include possible concessions homebuyers might want you to make during the negotiation phase, such as making repairs suggested by a home inspector.

Not budgeting for your move

When you consider the moving process, you have two options: hiring a moving company or borrow your buddy’s truck and doing it yourself. 

By hiring a moving company, rather than doing it yourself, you’re getting someone who will pack, move, and then unpack your belongings. This means that a full-service mover can be well worth the investment when you’re preoccupied with all of the other tasks associated with selling your home. Not to mention,when you hire movers your belongings are insured so you’re covered if anything breaks.

Selling a house you owe more on than what it’s worth

If you still have a remaining balance on your mortgage, you’ll most likely use a portion of the sale proceeds of your home to pay off the existing mortgage. Make sure you don’t owe more on your mortgage than what your house is actually worth or you won’t make enough money on the sale to pay off your mortgage. The best option is almost always to wait on selling your home so that it can build more equity. This way you can sell your home and buy a new one without having two mortgages at the same time.

Pricing your home incorrectly

If you price your home too high, your home may fall into seller’s limbo, sitting on the market for what feels like an eternity. On the other hand, if you price too low then you will likely sell your home quickly but you risk missing out on a significant amount of money. 

The first step to understanding how much your home is worth is utilizing an online calculator. Afterward, meet with your real estate agent to discuss a good pricing strategy for your home. They will look at other comparable properties in your neighborhood that sold recently as well as bring keen insights into what the housing market is currently doing. Together, you’ll determine a good starting price as well as a pricing strategy that will incentivise buyers if your house begins to sit on the market for too long.

Skipping a pre-listing home inspection

Selling a house is stressful enough, even when everything goes right. But if a homebuyer hires an inspector who catches an issue like mold, pests, or a cracked foundation, then your stress levels will multiply as you risk losing a potential sale entirely.

Given the affordability of home inspections, there’s not much reason to avoid them. Getting a pre-listing home inspection will put your mind at ease as you’ll either know that your home is in sound condition or you’ll be able to tackle problems before homebuyers have the chance to bring them up during the negotiation phase. If an issue does arise, you can either fix it or you can let buyers know and then make a concession during the negotiation phase by reducing the price of your home accordingly. 

Not refinishing hardwood floors or cleaning your carpet

If you’re reading this at home, look down. How do your floors look? Even if they don’t look terrible, there’s a pretty good chance they’re starting to show their age. Since potential buyers are going to be inspecting every aspect of your home, you should start thinking of refinishing your hardwood floors and cleaning your carpet.

The best time to have your carpet cleaned or hardwood floors refinished is right before you stage your home. Since you’ll already be moving most (or all) of your furniture to either a new home or a storage unit, this is a great time to get your floors done and make them a selling point to potential homebuyers.

Not staging your home for a quick sale

The main point of staging your home is to allow potential homebuyers the chance to picture themselves living in your space. They get to see a home with furniture and art that’s arranged in a way that highlights key features of your home, rather than an empty house that echoes every sound. Staging your home pays off too as 21 percent of agents told the National Association of Realtors that staging a home increased its’ sale price by as much as 10 percent, making it a worthwhile investment. 

Forgoing professional real estate photos

With the advent of cameras on smartphones, everyone likes to think of themselves as a photographer these days. Even though that picture you took of your dinner last week looked like it could be featured in advertisements, you’re still probably not ready to take your own real estate photos. A real estate photographer will make sure that your home looks great when you list it because not only do they have the equipment, they understand the angles that best sell a home. 

If you have a large home, a stunning view you want to show off, or a large amount of land, you may also want to consider having aerial photos taken of your home. The views that drones are able to capture are impressive and can help show off your home in a way that will make sure it stands out from other houses in your area that are on the market. Even better, drone technology makes this option more affordable than ever before, allowing you to get a lot more bang for your buck.

Trying to sell a poorly lit home

You want to show your home in the best light, so take the time to really gauge the quality of your lighting by closing your curtains/blinds and looking at each room as though you’re a potential homebuyer. Make a note of any rooms that are poorly lit or just seem dark and then call an electrician so that you can have some additional lighting installed. 

Even worse than a poorly lit room, however, is when the lights don’t work at all. Sometimes the light bulb is just burnt out, while other times the socket itself is in need of repair. Consider calling an electrician before you begin showing your home to make sure it’s shining its brightest. Potential buyers (and your bank account) will thank you for the investment.

Not making your home energy efficient

If you’d like to spend less on your utility bills, you aren’t alone. A study by the National Association of Realtors found that 33 percent of homebuyers see high-efficiency HVAC systems as an important factor when looking at a new home. If you have an older home, you should look into either retrofitting or replacing your HVAC unit altogether as your current system might be using a lot more energy than it needs to be. This will ensure that you have a system that is meeting your home’s needs, while also lowering your utility bill.

If you’re committed to energy-efficiency then there are a few extra things you can do. These options include making sure your home is properly insulated, ensuring that you don’t have any leaky air ducts, and buying a smart thermostat. Whichever route you pursue, having an energy-efficient HVAC system will make your house stand out from the competition. 

Not cleaning your house before trying to sell it

Most of us would probably be lying if we said our homes weren’t overdue for a good cleaning, so don’t forget to check this box before listing your home for sale. There’s nothing more off-putting during a home tour than realizing the house is dirty, and potential homebuyers may wonder what else you’ve been neglecting. By hiring a professional cleaning company, you’ll guarantee that not only is your home spotless but that you’re going to make a great impression on homebuyers when they tour your house. 

Not addressing the exterior of your house

Over the years, your home’s exterior has taken a beating from the elements. With everything mother nature throws at it every year, the paint on your home’s exterior and the stain on your deck have likely lost a bit of their luster. So before listing, be sure to pressure wash your house first. In addition to making sure your house looks its best in the listing photos, you will also enhance the overall curb appeal when buyers eventually show up for a tour. 

In addition to pressure washing your house and deck, you can also take the time to pressure wash your garage door, fence, patio, driveway, and any walkways you may have. 

You never got around to repainting

One of the first things a potential buyer will notice when they pull up to your home is the paint. If you want to make a good first impression, then you’ll need to ensure that your home is painted an inviting color and that the quality of your paint job is top-notch. While the job of repainting your house might take a few days, the value of painting your house before selling will be well worth the effort.  A recent study found that painting the exterior of your home has a 51 percent return on investment. 

Don’t stop with the exterior though! We’ve all seen some pretty questionable color choices on the walls of homes. If you happen to have a lime green or bright purple wall, you’ll want to repaint them to be a more buyer-friendly neutral color. Doing so will make it easier for buyers to be able to picture themselves living in your home as it makes them think of your walls as a blank canvas.

Selling a home with a yard in need of some TLC

The other way to make a great first impression is by wowing potential buyers with your yard. Start by cleaning up anything that may be cluttering your yard, porch, or pathways (things like gardening equipment or a child’s bicycle). Then you can move onto mowing the lawn, weeding your garden, and planting some new flowers. If your yard has a damaged pathway, you may also want to think about fixing or even replacing it as well. 

If these touch-ups seem like a lot to tackle while you’re trying to sell your home, don’t be afraid to hire a landscaper as the cost is well worth it. A study by Turf Magazine found that a home’s value tended to increase by as much as 10 to 12 percent after making upgrades to the landscaping.

You have mismatched appliances

Maybe your black stove died a couple of years ago and you replaced it with a brand new stainless steel one. Or maybe you swapped out that white kitchen faucet you always hated with a copper one that caught your eye. Either way, the result is mismatched appliances. While it won’t necessarily impact the overall sale price of your home, many homebuyers are going to find the mismatched color scheme off-putting, so consider making some changes before you sell. 

The best way to proceed is to decide which kitchen appliances are your favorite and base the color scheme off of them. So if that fancy new stove you bought last year is stainless steel, then make sure your other appliances are too. Luckily, many appliance manufacturers offer discounts if you purchase multiple appliances with them at once.

Lingering during a home tour

Nobody likes a lingerer, especially when they also happen to be the owner of the home you’re currently touring. If you don’t leave the home during a showing, then potential buyers feel awkward as they attempt to discuss what they like and dislike about the house. You also prevent your listing agent from being able to do their job to the best of their abilities as you’re naturally going to want to answer any questions the buyers have rather than leaving those questions to your agent. So instead of staying in your home during a showing, try taking the opportunity to go shopping, run errands, or visit some friends instead. Your agent will thank you.

Taking a Lowball Offer Personally

Regardless of your reasons for moving, the fact that you’ve probably lived in your home for years means that you have a lot of strong feelings attached to it. So when you receive a lowball offer, it’s natural to be offended. 

Instead of walking away, send them back a counteroffer that you and your real estate agent think is fair. If they really are interested, then you’ll be glad you didn’t let your emotions get the better of you.

Originally published on Redfin

Do You Need a Real Estate Agent For New Construction Homes?

As a home inspector, I see this issue all the time.  When we get a call for an inspection of a new construction home, one of the questions we ask is if the buyer has an agent.  Looking back, it seems about half of the buyers we work with do have an agent.  Our experience has always been, that when the buyer has an actively involved buyer's agent representing them, the process of buying a new construction home is much smoother.  Recently, we saw this very issue play out in an ideal situation to show the difference.  Two buyers were buying new construction homes in the same development, and working with the same builder.  The first buyer, had an agent.  The second didn't.  We did inspections on both of these homes, and found a very similar problem in both homes.  In the first one, the condensate line from the air conditioner was broken in the attic, and condensate water was leaking out into the attic and had damaged a large area of the ceiling drywall.  This water showed up great on the thermal image we took of the ceiling.

After this buyer's agent brought the issue to the builder, the damaged drywall was quickly removed, the condensate line was repaired, and everything put back together.  I don't think the closing was even delayed.  

The second buyer was a friend of the first, and she referred Veteran Home Inspections to them, and we went out to do the inspection.  Or at least we tried to.  The first time we went out, the builder had scheduled interior painting for the same time as the inspection.  Well, we can't do an inspection while the painters are there with spray paint equipment, so we had to reschedule.  Since I was there anyways, I took a quick look around, and found that the condensate line for the air conditioner wasn't even hooked up, and was just pouring water all over the upstairs bathroom, inside the cabinet, and draining into the master closet ceiling.  Here's an image of the water in the master closet.  Again, the purple shows the extent of the water intrusion.  

Unfortunately, the second buyer didn't have an agent representing him, and the builder took advantage of that.  They only cut out small holes in the ceiling to allow the drywall to "dry out" and they refused to replace the bathroom vanity that had significant water damage already showing.  They eventually forced this client to close on the house before I was able to get in to verify that everything was repaired.

Remember, these are both buyers with the same builder, in the same neighborhood.  The inspections were within a few weeks of each other, and the only difference was the agent the first buyer had.

So, if you are looking to buy a house, either new or pre-owned, make sure you have an agent working for you.  The seller (or builder) pays this cost out of their proceeds, so there really isn't much disadvantage to working with your own agent.  

I hope this little example also convinces you that even if you're buying a new construction home, you need to get it inspected by your own inspector.  Hopefully if you are in the San Antonio or Texas Hill Country area, you will call us to do your inspection, but even if you don't, make sure you call someone that is working only for you.

You can book your new construction foundation, pre-drywall, final, and 11-month warranty inspections online at www.vhillc.com, or call us 24/7 at 210-202-1974.

Galvanic Corrosion

Galvanic corrosion (also known as bimetallic corrosion or dissimilar-metal corrosion) is an electrochemical disintegration that occurs when dissimilar metals come in contact with each other while immersed in an electrolyte. Galvanic corrosion is of major concern anywhere moisture can reach metal building components. Corrosion as a broader category is defined as the disintegration of a material into its constituent parts, which may be caused by crevice corrosion, microbial corrosion, and high-temperature corrosion.

There are three conditions that must exist for galvanic corrosion to occur:

• Two electrochemically dissimilar metals must contact one another. They are dissimilar in the sense that they are far apart on the anodic index, which rates metals based on their electrode potentials. Metals that are more active (such as magnesium and zinc) will corrode in the presence of metals that are less active (such as gold and platinum).
• There must be an electrically conductive path between the two metals. Any non-metal, liquid substance that can conduct an electric current (such as saltwater or rainwater) can function as an electrolyte. Common examples are ordinary seawater, citric acid, and bases.
• An electrical path must exist to allow metal ions to move from the active metal to the less active metal. Typically, the metals merely touch one another.

The Statue of Liberty is perhaps the most famous case of galvanic corrosion. Contact between the wrought-iron support and the outer copper skin amidst rainwater exposure has allowed the structure to gradually corrode. The famous icon’s builder anticipated this problem and installed asbestos cloth soaked in shellac insulation in the 1880s.  This worked for some time until it dried up and became porous, acting as a sponge that held saltwater close to the contact points between the two metals. An inspection in 1981 revealed severe galvanic corrosion of the iron supports, causing them to swell and push saddle rivets through the copper skin. This rapidly worsening situation was the main drive to restore the statue in 1986, when the iron was replaced with a variety of corrosion-resistant steel. The solution has held up, and native New Yorkers and visitors alike have been able to enjoy a landmark free from corrosion that will last long into the 21st century.   

Examples in Houses

• ACQ (alkaline copper quaternary) lumber includes copper, which can corrode when it comes in contact with common aluminum building nails. With this type of lumber, it’s best to use G185 galvanized steel or stainless steel fasteners, as they will resist corrosion.
• Aluminum wiring can become compromised. In the presence of moisture, aluminum will undergo galvanic corrosion when it comes into contact with certain dissimilar metals.
• Piping commonly rusts and corrodes, especially at joints. The failure of pipe thread is commonly caused by corrosion where carbon steel pipe directly meets a brass valve, or where it transitions to copper pipe. Dielectric unions may be installed to separate these metals to resist damaging corrosion in pipe connections.

  

  Galvanic Corrosion on water heater piping

• The elements of an electric water heater often rust and fail. The copper sheathe and steel base, if they become wet, may corrode. Installing galvanized unions with plastic nipples on the top of the water heater can prevent corrosion.

Galvanic Corrosion Can be Prevented in the Following Ways

• Electrically insulate the dissimilar metals. Plastic can be used to separate steel water pipes from copper-based fittings.  A coat of grease can be used to insulate steel and aluminum parts.
• Shield the metal from ionic compounds. This is often accomplished by encasing the metal in epoxy or plastic, or painting it. Coating or protection should be applied to the more noble of the two metals, if it is impossible to coat both. Otherwise, greatly accelerated corrosion may occur at points of imperfection in the less noble (more active or anodic) metal.
• Choose metals that have similar potentials. Closely matched metals have less potential difference and, hence, less galvanic current. The best such solution is to build with only one type of metal.
• Electroplate the metals.
• Avoid threaded connections, as they are most severely weakened by galvanic corrosion.

 

In summary, galvanic corrosion is the disintegration of metals in the presence of an electrolyte. It can occur in homes wherever dissimilar, joined metals become damp. 

To have your home inspected by a Certified Master Inspector, visit www.vhillc.com or call 210-202-1974.

What to Look for When Buying a House

Veteran Home Inspections was asked to contribute to this article on Redfin:

What to Look for When Buying a House

If you’ve ever been to an open house or toured a home then you’ve most likely marveled at different home layouts, lamented over beautifully designed kitchens or critiqued the color choice in the bathrooms. But beyond the veneer that makes a house shine to potential home buyers, have you ever wondered what could be lying below the surface?

Is the home you’re touring actually in good shape or are there hidden issues that only a trained eye can spot? Here’s your chance to learn what to look for when buying a house so you too can begin touring homes like a professional home inspector.

Inspecting the driveway

All parts of the home need to work in unison and that includes your driveway. When entering a driveway you’ll want to look at its surface conditions, levelness, and the areas around the driveway.

Walk the entire driveway, noting any deterioration, cracking, heaving or settling. Driveways are known to crack over time but the reasons behind these cracks can vary, such as:

• Improper compaction of the soil prior to pouring the concrete.
• Trees near the driveway can cause heaving if their roots grow underneath the concrete.
• A slope in the driveway can cause rainwater to settle, causing it to erode the supporting dirt below.
• Deterioration of any wood used in the pouring of the driveway may leave a gap that can both become a tripping hazard and a means of moisture entering the fissure, causing more damage.

Scot Baker

Baker Inspection Group – Modesto, CA

Inspecting the living room

When inspecting the living room, use three passes to look at everything.

On the first pass, walk the floor in a circle and look for any signs of the floor moving or shifting, water damage, or any damage to the floor itself.

During the second pass, check out the ceiling by walking around the room again. Check for water stains and any cracks that could indicate a structural problem. Also, check out any air conditioning vents to see if they are clean, as dust or other debris around these vents may signal a lack of maintenance.

On your third pass, look only at the walls, keeping an eye out for cracks or separations between the walls, the ceiling, or the fireplace that could be another indication of a structural problem. Look at the electrical outlets to make sure they are clean (not painted) and don’t show any indications of smoke or burn marks. And don’t forget to check all of the light switches and ceiling fans to make sure they work.

David Selman

Selman Home Inspections – Dallas, TX

Inspecting the fireplace

Fireplaces can be an attractive focal point in many homes. It’s a place where family and friends get together to relax and warm themselves during the cold winter months. That’s why when touring a home you’ll want to know if that fireplace with a great mantle is a winner, or if it will be in need of repair.

First, you’ll want to inspect the exterior of the chimney by looking for any structural issues around the foundation, as well as the chimney case, crown, flue and cap (if installed). Whether it’s around the foundation, firebox area, or chimney case you should make a note of any signs of cracks as these indicate some deterioration. These cracks could have occurred from normal settling of a home, movement from past earthquakes, or the deterioration could have been caused by years of moisture seeping into these cracks, resulting in more damage. Most of the time these areas can be repaired by a mason.

Inspection of the chimney crown, flue and cap usually means a trip up to the roof, which during a home tour you most likely won’t do. If you decide to make an offer on the house, your home inspector will look for any damage to these areas to make sure dangerous carbon monoxide or moisture is not reentering the home.

Inside the home, you’ll want to inspect the fireplace for signs of cracked or damaged mortar and brickwork. Your home inspector will go one step further by inspecting the fireplace throat and determine if it has a proper sized hearth and that the mantel is secured properly.

Mike Phegley

Napa Valley Home Inspections – Calistoga, CA

Inspecting fire and carbon monoxide detectors

In a newly constructed home, smoke detectors should be installed inside each bedroom and in the adjoining area outside the bedroom door (such as a hallway). Newer homes are required to have smoke detectors wired into the electrical system with battery back-ups. They should be interconnected so that activation of one alarm sets off all alarms. In older homes, at least one smoke detector is required per floor, including basements, and should be within 21 feet of each bedroom.

Carbon monoxide (CO) detectors are highly recommended for homes with gas appliances such as stoves, hot water heaters, furnaces, and when the home has an attached garage. They should be installed on each floor of the home and within 15 feet of all bedrooms.

After you buy a home, it is a good idea to test the smoke and CO detectors every 2-3 months to ensure functionality. You’ll also want to replace your batteries regularly and it is recommended that you replace your devices after 10 years.

Ryan Sorensen

Sorensen Construction & Inspections – Pilot Rock, OR

Inspecting the kitchen

A good idea for prospective homeowners attending an open house or touring a home privately is to look under the kitchen sink, which can actually tell you a lot about the overall condition of a house.

If you see a well-kept cabinet under the sink, it’s usually a good reflection about the upkeep of the rest of the home. In fact, if you see water damage or possible mold under the kitchen sink, it usually means the rest of the house is in disrepair. Of course, this doesn’t always hold true but more often than not, it’s a great barometer of the house as a whole.

When touring a home like a home inspector, the kitchen is obviously a major component since they are unique in regards to the volume of items that can have issues.

During a typical inspection, home inspectors usually operate all installed appliances such as the dishwasher, range/oven, microwave, vent hood, disposal, and sink. They also note issues with the countertops, cabinets and drawers, R/O systems, compactors, and built-in refrigerators (if any).

Liz O’Neall

AZ Property Inspections – Phoenix, AZ

Inspecting bathrooms

In each bathroom, you will want to turn on all the lights and the bathroom fan. If there isn’t a fan, make sure you take note because if you end up buying the house you’ll need to open a window every time you shower. Also, you’ll want to check and make sure there is a heat/air conditioning vent.

Next, look for water stains around the toilet, the bathtub/shower, and especially under the sink. You’ll also want to make sure the toilet is secure. Start by straddling it and then using your knees see if the toilet rocks or moves.

Look at any glass within five feet of the shower or bath and make sure there is a tempered stamp etched in the corner. Do the same for the shower doors as well if they are glass. You’ll also want to check for water damage around windows of the shower enclosure. Then make sure the shower head pipes and faucets don’t wiggle.

Check for an electrical outlet within thirty inches of each sink and that they are 3-prong (grounded). One of the bathrooms should have a GFCI electrical outlet. You can easily spot it as it’s the outlet with the two buttons in the middle.

Finally, look at the ceiling, walls, and floors to make sure there isn’t any damage. If the bathrooms are on an upper level, go downstairs and look for water stains or patches on the ceiling under the bathrooms.

Michael Marlow

Veteran Home Inspections, PLLC – San Antonio, TX

Inspecting bedrooms

Houses with bedrooms that are too small, too few or on the wrong floor can make a great house dysfunctional for your needs. Luckily, when it comes to inspecting, bedrooms are easy for most homebuyers to evaluate for themselves.

You’ll want to note the number of windows each bedroom has. Something that most people do not realize is that building codes do not require a bedroom to have a closet, so make sure to see if each bedroom has one.

Bedrooms also require several important features and security measures, such as a smoke alarm, an emergency escape/rescue opening (such as a window or door), heat, and some means of light and ventilation. The condition of the bedroom will often be indicative of the overall condition of the house as damaged and scratched doors, stained walls and carpets, and dirty ductwork can indicate a poorly maintained home. Consider the heating and cooling system for each room and note any bedrooms above garages as with older houses these can be less comfortable.

Dylan Chalk

Orca Inspection Services – Bainbridge Island, WA

Inspecting the basement

The basement may not be the place you seek out first on a home tour. However, basements can offer great extra space in a home that you can potentially use as extra bedrooms, a family room or playroom, or storage area.

If the basement is unfinished and insulation is not covering the foundation walls, then you have a great opportunity to view the foundation wall for signs of structural concerns.  While minor concrete cracking is somewhat typical, larger cracks and, in particular, horizontal cracks, can be an indication of structural movement.

A white powder-like substance called efflorescence, can be an indication of poor drainage around the home and possibly a grading or gutter issue. Your nose is one of the best tools for inspecting a basement. If things smell musty or damp, this can also be an indication of moisture concerns.

Lastly, look around for signs of any unwanted insects or rodents who tend to make their way into a home through the basement. Droppings could indicate a pest concern.

George Scott

Scott Home Inspection – Denver, CO

Inspecting the garage

When entering the garage make sure all light switches work. Though you most likely won’t check electrical outlets during a home tour, your home inspector will do it for you during the home inspection and report any that are not working.

You’ll want to check the walls and ceiling to see if they are fully sheetrocked. Sheetrock provides a fire barrier to your home when properly installed.Also, make sure that the access point to the attic also has a sheetrock cover; if it’s just plywood this would be a breach in the fire barrier.

Test the garage doors and the wall mounted remote as well. Look at the condition of the springs, tracks, and rollers of the garage door. Do they appear to be in good condition? Your home inspector will go further by testing all remotes, the laser eye barrier, and reverse sensor to make sure it meets minimal resistance.

Look at the garage floor, also known as the garage slab. Slight cracks are pretty common, but you should take note if you see excessive cracks or settlement.

Clinton Betchan

Betchan Home Inspections – Guthrie, OK

Below are things you won’t typically see during a home tour. However, your home inspector will certainly look into these areas of the house during a home inspection.

Inspecting the HVAC

One of the largest systems in the home, the heating, ventilation, and air-conditioning systems (HVAC), require periodic maintenance to ensure they run properly for years. Neglected and dirty HVAC equipment is the main reason for system failures. Though you most likely won’t inspect these systems, here’s an overview of what’s involved during an inspection:

• Visual inspection of each component of the system if it is accessible.
• Check for loose connections, leaking gas lines, worn out components, and damaged coolant lines.
• Inspect the heat exchanger and evaporator coils to ensure they are clean and in good condition.
• Listen for hard starts, irregular combustion, and worn out bearings.
• Check for clogs in the condensate line and verify there is a proper discharge location.
• Check the filter to ensure it has been changed regularly.

The average gas furnace lasts 15-25 years, the heat pump about 12-20 years, and standalone AC 12-15 years. An annual inspection is a small investment to protect your HVAC system. It’s a good idea to maintain your HVAC system biannually in the spring for air-conditioning units and the fall for furnaces. To improve efficiency, use a small portable vacuum to remove any dust buildup on the system and the air-conditioning coils.

Grant Waller

PacWest Home Inspections – Beaverton, OR

Inspecting water heater

You probably won’t personally inspect the water heater during an open house, however, you can count on your home inspector to:

• Visually inspect the surfaces of the tank and plumbing lines for signs of leakage and overall condition.
• Verify proper earthquake strapping—one strap on the top third of the tank, one strap on the lower third.
• If it’s a gas water heater, the home inspector will inspect the fuel supply piping, ensure a proper sediment trap is present, check the length and type of the flexible fuel supply hose, and look at the burner and venting from the water heater.
• If it’s an electric water heater, they will ensure the electrical supply is protected in the conduit, check for a ground wire attachment on top of the tank, and ensure the element covers are present and properly secured.
• Inspect the Temperature Pressure Relief (TPR) valve and ensure proper material, routing, and termination of the discharge piping.
• Evaluate for vehicle impact if in a garage – typically, a bollard (post) should be present in case the water heater is in the path of a vehicle.
• Look at the area around the tank checking for past leaks, ensure the tank is sitting on a stable base.
• Refer to the manufacturer’s identification label for size, age, and capacity of the tank.

 Matt Fellman

Crawford Inspection Services – Portland, OR

Inspecting the home’s exterior

When approaching the home, take a look at the roof ridge to make sure it is level and not sagging. This will give you a clue that the house itself is not sinking and the walls are not spreading. It can also give you a feel for the solidity of the roof support.

Look at the grounds around the home and make sure the soil is sloped away from the home and that gutters, downspouts, and downspout extensions are present and in good shape. This is especially important if the home has a basement as it helps prevent water intrusion into the basement and to protect the integrity of the foundation.

Walk around the home observing the condition of the siding, eaves, fascia, and soffits.  Look for wood rot, termite damage, and water staining, as well as carefully examine caulking and flashings.  Look for deteriorated or missing caulk and flashings especially around windows, doors, butt joints, and siding transitions.  These simple observations can save some huge expenses down the road.

Michael Stanford

Watch Dogs Home Inspectors – Las Vegas, NV

Inspecting the Landscape Irrigation (sprinkler) System

On a home tour, take note if the property has an irrigation sprinkler system, as many homes have these types of systems to water the lawn. Though you probably won’t be able to test it, your home inspector will inspect the irrigation system controller along with each sprinkler zone.

Any broken sprinkler heads and leaks found will be noted, and the backflow valve will be visually inspected for damage.  The findings of the inspection will be included in your home inspection report along with photos of each zone during operation.

Danny Smith

Semper Fi Home Inspections – Dallas, TX

Inspecting fences

Inspecting the fence of a residence is extremely important as it provides for the safety and security of a home. During a home tour, you’ll first want to note what material the fence is made of (most commonly treated wood) and then see if there is any indication of rot, damage, and other signs of deterioration.

The home inspector will also look for those same things but then test the amount of resistance the fence can withstand and what type of code may need to be applied. Once those items have been identified, the inspector is notified about the property line to ensure they are inspecting the proper fencing for the specific property. Next, the inspector will then assess whether the standard expectations associated with the fence have been applied, including:

• 4×4 posts should be at least 2 feet in the ground and they should be 6 to 8 feet from each other depending upon the crossbar and planks being used.
• Concrete used to hold each post in place should be 3 times the width of the 4×4 posts.
• The crossbar should be a 2×4 if being used with the standard 4×4 posts.
• Each post should be perfectly vertical or plumb.
• The proper industry standard brackets need to be used to secure the cross beams to the posts.
• Any insect damage will be carefully identified.

Only if all of these standards are identified with the fence in mind can the inspector be sure that the fence is meeting code and will provide safety and security for the homeowners.

James Beck JR

Sound View Home Inspections – Seattle, WA

Inspecting decks

Decks can be a great asset, especially during the summertime, but also they may have hidden hazards. Often times, they were added to a home by do-it-yourselfers who had good intentions but may not have used safe construction methods.

During a home tour, pay particular attention to how decks attach to the home, which is usually done with a ledger or starter board. A pro will use ½” lag bolts with washers in a staggered pattern to attach this board. They also will protect the ledger with flashing to stop water infiltration. If there is no flashing water will weaken and rot the ledger over time, possibly finding its way into the home and causing hidden pockets of rot and mold.

Railings also get extra scrutiny at inspection.  Did you know that railings need to resist 200 pounds of force at any point along their length? Always look at a deck with safety in mind. If someone stumbles at your next BBQ, the railing needs to prevent them from going over the edge.

There are many considerations when it comes to deck construction and all decks should be professionally inspected and regularly maintained.

Steve Nadeau

Metro Home Inspections – Denver, CO

Inspecting retaining walls

Retaining walls are used to hold back earth and landscaping and are typically made of poured-in-place concrete and then backfilled. You want to make sure these walls are perfectly plumb (vertical) without any leaning away from the retained earth.

This rule also applies to basement foundation walls as well. Besides the retaining wall being plumb, there should not be any significant cracks. Small fractures are typical but any differential movement on either side of the crack may be of concern.

If there is a crack, see if it is wide at the top and narrow at the bottom, which would indicate one portion of the wall is sinking in relation to the other. If one part of the wall is sticking out in relation to the other side of the crack, that is a concern as well. Sometimes these walls can be lifted back into position or pulled back towards the earth but this generally requires excavation and added structural support.

Joe Konopacki

Insight Property Services, Inc. – Naperville, Illinois

Inspecting the roof

Each type of roofing has a different life expectancy. However, the variables of installation, exposure, attic venting, and maintenance are what determine the actual life of each roof.

Roof inspection begins in the attic by checking for water staining, leaks, damaged roof members, and evaluating the available venting. Heat and moisture build up quickly in improperly vented attics and shorten the lifespan of the roof.

An accurate assessment of the roof condition can only be determined from closely examining the surface of the roofing. Inspectors will look to determine the number of roof layers, such as multiple layers of roofing hold more heat which causes more wear. Once on the roof, we evaluate the surface of the roofing, flashing, and roof transitions. We also evaluate roof penetrations (skylights, vents, chimneys) and note conditions like overhanging trees that can damage the roofing.

Chad Sulloway

PDX Inspect Inc – Portland, OR

Inspecting the foundation

The most important part of any home, foundations are primarily built with stone, brick, concrete or block. A home inspector will inspect the foundation for any damage that can affect the integrity of the house.

When inspecting the foundation the inspector looks at both the exterior and interior for cracks, deterioration, and other environmental factors. Most foundation damage is the result of water infiltration such as a missing gutter system, which can result in water entering cracks and crevices of the foundation and then, in the colder winter months, freezing, resulting in damage due to hydrostatic pressure.

Type, size, and location of cracks in the foundation are very important to note. Any cracks in the foundation should be monitored over time for movement and water penetration. Shrinkage and settlement cracks are common in most homes, as are hairline cracks in foundations. V-Shape cracks are something to be concerned about as these could be evidence of structural settlement. Depending upon the size and location, these cracks generally require further evaluation, especially those greater than 3/16 of an inch.

Thomas Herbst

Clayton Home Inspection Inc. – Boston, MA

Inspecting crawl spaces

Every part of the country has their own unwanted pests, so when inspecting the crawl space be aware that you might not be alone. As such, a strong flashlight and keen eyesight are required.

The most important system in the crawl space is the foundation. There are several types of foundations, each with their own unique components and possible problems. Regardless of which type of foundation the home has, look for loose material (stone, bricks, etc..), bulging walls, excessive settling, sagging, moisture intrusion, and how the building structure is secured.

Ventilation and moisture control are another key factor. Is a vapor barrier required in your area? Is there sufficient vent area for outside air to displace the moisture? Dryer vents should never end in the crawl space, and HVAC ducts should be supported and insulated. In colder climates, the floor should be well insulated from underneath.

Plumbing components in the crawl space should not only be inspected for leaks but also for proper supports, hangers, and insulation. Some crawl spaces have a sump pump to remove excess water and these should be inspected as well.

Electrical connections and terminations must be contained in sealed junction boxes and often, mechanical systems are found in the crawl space and require inspection.

Steven Von Ehrenkrook

White Glove Home Inspections – Peoria, AZ

Source: Redfin