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How Do You Pass a Building Inspection with New Green Systems in Your Home

Contributed by Frank Schulte-Ladbeck on May 7, 2008

The world is changing. Gas has reached $122 a barrel, and other fuel costs are going up as well. The demand for bio-fuel has spurred food prices to go higher. As homeowners, we look for ways to save money, which has led us to “green” technologies.

Some products that have been around for some time are still new to most people, especially when it comes to new energy efficient products. I am planning to install a tankless water heater on my own home this year, but I have never seen a unit installed on a home that I have inspected. About a month ago, I met a plumber who has been installing these units in Houston. We had a lively talk about the proper way to install these water heaters, and the common mistakes people make when purchasing this product. I then went to some home inspectors around the country to see if they knew of any other issues. It appears that tankless is popular in California, but it has not caught on in most other parts of our union.

Yesterday, I ran into an acquaintance who mentioned that she and her husband have been working on “greening” their home, but she was frustrated. The plumber who installed her unit happened to be the plumber that I had spoken with. I had checked out his facts in the building code, and found them to be correct, so I was sure that he did a good job for her. When the city's building inspector came, her frustration began. He had never seen such a unit. She reported to me that he had never heard of one. He asked for the installation manual, which he glanced over. He came to the determination that the unit was not installed to code, so he insisted further modifications be made.

Unfortunately, he had the authority to enforce his demand. Although most home inspectors that I know are trying to keep up with new developments, city building inspectors do not always have that luxury. Having to go from one site to another, every day, prevents them from having the time to study the latest information on new products.

If you are an early adapter, you may face a similar situation. My best advice is to have the installer there when the inspector comes. He may be able to show how the system works and meets the guidelines for the proper installation.

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Why is That Home Falling Apart?

Contributed by Frank Schulte-Ladbeck on April 24, 2008

My son conducted a survey amongst his friends recently. Someone asked if he knew his neighbors. He does, but he found that the questioner did not. He started to ask his fellow students if they knew their neighbors to find that most people do not. He reported his results to my wife and me over dinner with considerable surprise. My wife told him that he should realize that he is fortunate.

I like taking walks through my neighborhood with my daughter. We go through most of my subdivision and the one next to us. Being an inspector here in Houston always causes you to examine the homes along the route. I have offered advice and help to some of my fellow residents, so in that way I have come to know them. I never could understand why some simple maintenance is not carried out on a home, but there are a few that need help.

With foreclosures rising, these vacant homes have become the sites of various criminal activity from theft of the home's components to the house being used for various illicit purposes. This kind of activity will not stop, unless other homeowners start contacting the police when they see unusual activity. Watching out for an empty home is in your best interest, because if the situation becomes bad, your home's value can decrease.

The problem occurs that some homes that appear vacant, and that are starting to fall apart, are not foreclosed or vacant homes. The elderly who have found their finances to be tight have also let their homes deteriorate. When I saw a home that was greatly in need of repair, I thought this might be the case. I had seen lights on at times, but no one ever seemed to come out. At one point a young man came to live at the home too, and a few repairs were done, so I thought this may be a grandson coming to take care of a grandparent.

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Up in Smoke: A look at common problems with chimneys

Contributed by Frank Schulte-Ladbeck on April 17, 2008

There are few days in Houston where we could use our fireplaces. I feel no need to have one in my home, but my wife and son would dearly love one. Romanticism, fascination with watching fire, or creating holiday spirit seem to be the reasons behind this wish for a hearth in our home.

Over the past month, I noticed some problems with these units. It has almost been a theme, so I feel that bringing these finds to your attention may help you avoid them. Here is a list of some common issues in my reports:

1. Creosote build-up. When you are burning logs, creosote will begin to line the flue. This material can burn itself, so it needs to be cleaned. Since our chimneys are not used often, we forget to have them swept.

2. An ineffective damper. The damper closes the flue off from the outside. It needs to be opened when a fire is going, but if left open, it will allow your conditioned air escape, increasing your utility bills. I have found them disconnected, or badly installed, so repairs are in order.

3. Damage to the cap. Brick chimneys have a cap of cement on top to shed the water off. I have found that these caps over time break down, allowing water to seep into the structure.

4. Water damage to the flue's covering. Brick, stucco, or wood chimney coverings are exposed to the elements, and need care as do your walls. Since the chimneys are on the roof, we do not look at them on a regular basis. Yearly may be nice, but you can go a few years before it really needs to be checked.

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Retro Fitting Your Windows for Energy Efficiency

Contributed by Frank Schulte-Ladbeck on April 8, 2008

As our utilities bills go up, and the prices may not come down, we have been looking into ways of becoming more energy efficient with our homes. Part of this has to do with the “eco” advertising encouraging us along these lines, but it is simply a smart way to upgrade our homes. An area where we have our greatest energy loss is our windows. I recently met with representatives from various manufacturers who are offering products to help you achieve your goal of a lower bill. I should note that there are many firms out there offering these products, I was just going to mention the companies that I just met.

My neighbor has taken on a weekend project of replacing the windows in his home with vinyl insulated windows. These are double paned windows that have far greater insulation abilities (a higher R-value) than your old single paned glass. I saw some units from the Generations line by Norandex/Reynolds. The frames generally come in one color for the exterior, with a few options for the interior. A determined do-it-yourselfer can change out a window. My neighbor only does one or two on a weekend, and he does not do them every week. He has told me that he is already saving a good deal on his utility bills.

A simpler solution to create a double paned window is by using a magnetic interior insulating window. This unit is just placed on the side of the window that is in your home. It helps create a dead air space, similar to a double pane window; however most double paned windows use a gas to help provide a higher insulating value. A sample unit that I examined did not allow for fresh air to come into the home, which is important to me, but a representative from Mayeco (a seller of these windows) said that they will not interfere with the function of your windows.

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Keeping Your Drinking Water Safe

Contributed by Frank Schulte-Ladbeck on April 1, 2008

I was in a hardware store looking for some anti-siphon devices for an exterior hose bib. The salesman had to call the manger over to find out where they are. As we are walking over to the aisle, the manager mentions that the only time that they sell these units is when someone is going to have their house inspected. I laughed, and told him that I was an inspector. I was purchasing these items for a house that I am preparing for sale.

He asked a pretty good question: do I force people to have these on their homes? Is there a law in Texas that states that a home has to have them installed? Before I go on, let me explain what an anti-siphon device is. The more common term would be back flow preventer. This is a six dollar part that screws onto your hose bib (the exterior faucet for your garden hose), so standing water cannot flow back into your drinking supply water. Here is how this could happen: you are watering. As you finish, you drop the hose into a pool of water, and then you go to turn it off. When you turn off the faucet, you have created a suction, where water could flow back into your home. The anti-siphon device lets water flow out, but not back in. The concern is that you may allow bacteria flow into your home through this water.

As a Houston Real Estate Inspector, I cannot force anyone to do anything. My report is too highlight areas of concern, which may cause the buyer to want to negotiate with the seller, but I cannot tell the seller to repair it. Houston and Texas have building codes in place, which indicate that these devices need to be on a home, so they could technically force you to put them on, but building departments do not check this, unless they have a reason to look. This is why most homeowners manage not to be concerned about these devices.

However, I think that you may wish to keep you and your family safe. Six, twelve, eighteen dollars (for one, two or three hose bibs) is not too much to spend for one small step in making your drinking water safe.

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Investor opportunities in Houston

Contributed by Margie Kaplan on March 28, 2008

There are many opportunities for investors looking for real estate in Houston. Houston has not seen the extreme foreclosures that other markets have experienced. However because Houston has a good job base and experiences slow but steady increases, it's a good place to invest. Many investors are interested in the High Rise Condo market because they assume they will appreciate fast. Consider before investing in a high rise the monthly HOA fees involved and what rental rate you can expect.

Be sure you are dealing with an experienced high rise expert because it is a unique type of property and requires special expertise and knowledge of the market. Houston is a good start for any investor if you do your homework and work with an experienced agent or broker.

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Spring Update: A Buyer's Market for Houston Real Estate?

Contributed by Frank Schulte-Ladbeck on March 24, 2008

Spring has arrived by we still have some cold weather. This is the time of year when many sellers are starting to place their homes on the market, and many buyers begin their search. It is a good time for both activities, since moving into the home at the end of the school year is preferable. One couple who has started their quest for a home this weekend said that they were happy to begin now in this buyer's market, but I had some reservations.

The Realtor Association has been keeping its members abreast of developments in the real estate market here in Houston, and we seem to be following and not following the national trends at the same time still.

Housing prices are steadily moving up. Houston never experienced the huge boom into home prices, so we could not really fall. The median home price continues to rise over last years figures. We are just over $190,000 now for a median price. The rising prices of homes is more of an indicator of a seller's market.

Buyers are not in the market for a home. Compared to last year's sales, the real estate market in Houston has noticeably decreased sales in January and February. With tightening standards for obtaining a loan, and rising prices of staple goods, consumers appear to be avoiding large purchases at this time. This fact bodes well for the idea that it is a buyer's market.

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Is Your Neighborhood Super?

Contributed by Frank Schulte-Ladbeck on March 14, 2008

I was driving to an inspection in the Tomball area yesterday, and I was looking at all of the construction and changes that have occurred. As I was going along, each subdivision was advertising its benefits with signs posted along the roadway. I began to think about how this area might look in say ten years time. It really is hard to determine, but my own neighborhood is taking steps to map out in its own course for the future by becoming super.

I am speaking about being recognized as a Super Neighborhood by the mayor. There are around fifty of these organizations in Houston, and they are starting to have more of an effect on neighborhood development. Super Neighborhoods are a coalition of several subdivision civic associations, schools, religious institutions, and businesses.

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A Stucco Issue

Contributed by Frank Schulte-Ladbeck on March 7, 2008

This past week I inspected a stucco townhome, and my client was concerned about moisture entering the house. She also wanted to know about if this was a true stucco, or if it was EIFS. Valid questions when dealing with this style of exterior veneer, so here are some facts about stucco and EIFS.

Stucco was originally meant for dryer climes than Houston. This covering has been mainly applied over adobe or concrete structures, but it has more frequently shown up on our wood homes. All walls will have moisture develop between the exterior veneer and the interior structure. Wood used for framing can absorb this moisture, which will cause problems to the home. A well designed exterior finish allows the moisture to run out at the base of the wall. This is accomplished in stucco walls by a screen/vent at the base of the finish. These screens can be made from metal or plastic, so if you feel some metal or plastic with holes at the base of your stucco wall, the screen is in place. Most homeowners do not want to see the foundation, so many builders will either bring the stucco down over the foundation to the ground, or they will place the porch or sidewalk level up to the stucco. Two things can happen when this is done. Firstly, the screens that let the moisture out do not function, since the moisture has no where to go, leaving the moisture in the wall. Secondly, termites like to stay under cover, so if the access is still there, they can venture into your home.

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Six Items to Take into Consideration: An Update on the Houston Market

Contributed by Frank Schulte-Ladbeck on February 26, 2008

Have you ever heard the saying that it will get worse before it gets better? It applies to the current housing market, and I think that we will continue to hear news that will not bode well for the real estate industry. Even with dire predictions, Houston's real estate market is not expected to suffer the same consequences as other parts of the country. Here are some facts about Houston real estate to help you with your home buying or selling decisions:

1)Due to high oil prices, Houston is in a job growth mode. Actually much of Texas is doing well economically on this front. This increase in jobs has lead to people moving into the community, and they need somewhere to live.

2)Since Houston never had a big boom in housing prices, we are not having a bust. Prices are not going up at a high rate, but they are maintaining an upward trend. Realtors have been warning people not to value your home at too great a price, because it will drive buyers away.

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Ten Houston House Hunting Tips

Contributed by Frank Schulte-Ladbeck on February 13, 2008

I spotted a blog the other day, where a young man was trying to start a relocation service. It was not well written, and his main advice was that you should use him for any of your needs. Relocation services have become popular, since many firms use them for their employees. I have done this work myself, when I get a call from someone out of state who needs help, but to be honest, it is not so difficult.

1)If you are coming from another city, stay in a hotel. I would suggest one along the Highway 59 (Southwest Freeway). Situate yourself to the layout of the town, before choosing a neighborhood.

2)Do you have a job lined up? In the past, many new families chose homes on the outskirts of the city, since you could buy more square footage for the money. You still can, but gas prices and other factors have driven many of those residents to find places to live in the city. With the construction of more condos and town homes, this option has become acceptable to many. You may want to find a good community near your work.

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How the Tax Relief Package and Interest Rate Cuts Effect the Housing Market

Contributed by Frank Schulte-Ladbeck on February 11, 2008

I am sure that you may have heard of the old joke lately: God created economists to make weathermen look good. There have been quite a few worries expressed in the media about the state of the economy, and very divergent opinions have been delivered by economic experts. However, the situation is that no economist can say for certainty what you or your neighbors will do. How will you react to some bit of information has a lot to do with how you heard the news, and what other tidbits have been whispered into your ear. Since our current predicament is due to a crisis in subprime lending to homeowners, there has been much discussion among real estate professionals about the consequences of changing the FHA loan limits and the tax rebate (as well as other tax relief measures). This has been coupled with talk about the Fed's interest rate cuts. How does the effect housing though?

The old adage that all real estate is local is true, but then again it has some colloraries. Houston has not had the fallout that other communities have experienced, so our local is different than say the local in Phoenix. Yet, we still are effected by the national scene when it comes to loans. The Fed's cuts should mean lower interest rates for borrowers, but it takes time for these rate cuts to go through our financial system. One economist stated that it could take up to six months. This means that we could expect really good rates at the end of spring. Houston is maintaining an inventory of homes that is far below the national average, and it is not so much greater than the amount on hand before this crisis. We are still sitting on the fence between a buyer's and a seller's market. National tax relief, like the rate cuts, may prompt buyers to go after homes, but any package passed now will need time to take effect.

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The Best Way to Increase Your Home's Value

Contributed by Frank Schulte-Ladbeck on February 6, 2008

While economists debate if a recession is upon us, and the credit crisis continues to play out, homeowners are starting to worry about their home's value. Our homes are our biggest purchase, and for many, it is also our largest investment. Its value may have consequences for other aspects of our lives. The good news in Houston has been that home prices have not fallen as in other parts of the country, but real estate professionals are waiting to see if there may be changes to that fact. With the need to protect your investment, and to hopefully make it grow, you should consider steps to increase or maintain its value.

The first step is simple maintenance. When something breaks, we notice it, but we think that we will get to it later. As we pass it by on a daily basis, we become use to the fact that it is broken. Eventually, we stop paying attention to it. When I do inspections, I find little items all over the houses that I investigate. One owner had become use to the idea that there are ants in his kitchen. It became a part of his life. Another home had graffiti sprayed on an exterior wall. The owner felt that it would be a hassle to clean it off. These might be extreme examples, but think about your home. Are the gutters clean? Are the bushes pruned to allow clear passage on the path leading to the door? There are many small annoyances that can be easily handled.

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Real Estate Investor Networking

Contributed by Frank Schulte-Ladbeck on February 1, 2008

For many real estate professionals, this is the time of year that we work on our marketing and networking. I have been attending several different events this past month when I can. Many of these have nothing to do with increasing the number of jobs that I obtain, but to find information. When I was speaking to a doctor yesterday, who is looking to purchase some commercial real estate, he mentioned an event that I should attend this Saturday. The thought crossed my mind that I should mention a little about networking here, because it can be a great benefit to first time investors.

Networking is best for information, leads, and support. You will find a great deal of useful information on this site, and you will find professionals to help you, but having a support network is the best thing you can have. Sharing your experience, and learning about the experience of others, puts you ahead of the game in the learning curve for real estate investment. You may find that you can build a group of like minded people to become involved with a project that is bigger than what you can do alone. A project that is not right for one person may be perfect for you, so you will find out about it quicker. You will discover mistakes to know how to avoid them.

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Which neighborhoods have the most/least growth potentials

Contributed by Frank Schulte-Ladbeck on January 28, 2008

Houston is expanding in so many directions that it is hard to keep up. Currently, builders have stopped new construction till the market improves, but they are still completing construction of homes that were already started. Does this mean that no neighborhood will be in growth mode this year? There will always be neighborhoods that are growing, and neighborhoods that are slowing down. It is the cycle of people and business in our town.

Texas has had steady job growth, and Houston has seen its fair share with jobs coming in because of the new focus on the energy sector. Well, that is one thing one hundred dollar per barrel oil is good for, job growth in Houston. Several entrepreneurs are looking to make Houston the center of cleantech as well, which would put Houston in the center of renewable energy. Even with this boom in the oil industry, the eastern half of the city still is not in a growth mode. Several new subdivisions exist, and there always will be some opportunities, but vibrant growth needs more than just one industry.

The Heights is already undergoing a major transition, and new business developments in the are ensure further growth. As commuters become weary of the drive in from the outlaying areas, they are looking to find a neighborhood close to downtown offices and the burgeoning night life, as well as other pleasantries of life. The Heights offers this to those looking to escape the drive into town.

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Recent Blog Posts...

How Do You Pass a Building Inspection with New Green Systems in Your Home
Comments: 0

Why is That Home Falling Apart?
Comments: 0

Up in Smoke: A look at common problems with chimneys
Comments: 0

Retro Fitting Your Windows for Energy Efficiency
Comments: 0

Keeping Your Drinking Water Safe
Comments: 0

Investor opportunities in Houston
Comments: 0

Spring Update: A Buyer's Market for Houston Real Estate?
Comments: 0

Is Your Neighborhood Super?
Comments: 0

A Stucco Issue
Comments: 0

Six Items to Take into Consideration: An Update on the Houston Market
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