Buying a fixer-upper?

How to make the most of your remodel

With home prices and interest rates still low across the country, and inventories high, it’s a great time to be in the market for a fixer-upper. By buying a house that needs some work, you can achieve your dream home for less than you would probably pay for a move-in-ready abode.

To ensure you’re making the most of your investment, however, it pays to take a look at your credit before you buy and begin your remodel. You’ll not only need credit to cover the purchase price of the house, but you’ll need it for renovation expenses as well.

The first step you should take in your bid to buy a fixer-upper is to check your credit report and score. Websites like www.creditreport.com can help you understand your credit. Understanding your credit will help you know whether or not you can afford to buy a house that needs work and if you’ll be able to pay for the needed renovations.

You should also carefully research what your options are for financing your remodel. Learn what your options are, from traditional fixed mortgages to home equity lines of credit, and decide before you buy which type of financing will be best for you. Getting a handle on your financing before you buy can help ensure you stay on budget when you’re in the middle of renovations.

When you’ve got a clear picture of your credit status and financing options, you can start looking at fixer-uppers. When you find a good prospect, have your remodeling contractor walk through the house with you so he can give you a rough estimate of what needs to be done and how much the work will cost.

If you’re buying a house that’s in basically good condition but just looks dated, you’ll have to make some decisions about where to invest your money. Focus on improvements that will not only look good, but will also enhance the value of your home. Resources like Remodeling Magazine’s Cost vs. Value report can give you a good idea of how much of your original investment you’ll recoup on different remodeling projects at the time of resale.

Once you’ve signed all the paperwork and the house is yours, it’s time to get to work. If you’re handy, you may be able to save money by doing some of the renovation work yourself. Projects like painting, adding crown molding and even putting down new flooring are well within the skills of most do-it-yourselfers. More complex projects like drywall, plumbing or electrical work may be best left to professionals.

Whether you do the work yourself, or hire contractors, you’ll need to carefully manage all aspects of the renovation to ensure your remodel stays on budget. The excitement of remodeling a house into your dream home can make it easy to get carried away on spending. Keep in mind that remodeling estimates are just that – an estimate. The final tab is rarely exactly what your contractor predicted it would be. Build in at least 10 percent extra to cover emergency overruns, and avoid making any unnecessary changes to the plans while the project is underway.

Inspection Checklist

Item	OK	N/A	Comment	Item	OK	N/A	Comment
Kitchen				Mechanical
Stove/ Range				Water Heater
Refrigerator				Heating System
Microwave				Air Conditioning
Dishwasher				Garage Door Opener
Garbage Disposal				Smoke Detectors
Faucets
Light fixtures				Bathrooms
				Faucets
Living Areas				Tub/Shower
Floor (under rugs)				Whirlpool
Light Fixtures				Leaks/Stains
Ceilings/Walls				Walls/Ceiling
Switch/Outlets
				General
Outside				Doors
New Damage				Windows
Missing shingle tabs				Water Stains
Exterior lighting				Missing Items

48 Hour walk through Check List If there are any new development found that were not seen during the Home Inspection because of obstructions, please call your Home Inspector or Realtor	Look at the home to be sure everything is present and in working condition. If problems         are found notify your Realtor as soon as possible

Notes:

This checklist is meant to be a useful tool for you to use when doing your 48 hour walk through before finalizing the purchase of your new home.  Contact your realtor as soon as possible if you discover other problems that have occurred that need to be fixed before moving into your new home.  Don’t forget to call Certainty Home Inspections back before your one year warranty runs out to perform a one year followup on your home purchase.

Log Home

Contemplating on buying a Log Home, here is a few points from a residential home inspector

On a special note there are a few facts that you already know; Log Homes surely have that unique comfortable majestic style along with beauty no other home can declare.

Not only are log homes picturesque they are very sturdy and strong, green and energy efficient and they have got very good resale value when they have been properly maintained.

Being a qualified home inspector I wish to bring out a certain amount of facts about purchasing and maintaining a log home.

For everybody who is reading this article and own any type of log home take advantage of this important information to maintain your home, but if you’re in the process of buying a log house consider these facts while you are working with a Realtor and prepared to make an offer to buy.

I’ve had the privilege of observing and inspecting log houses that are over one hundred years old and they are in good condition because they were actually taken care of, however I’ve additionally inspected 16 year old log homes with major failure on the wood logs as a result of inferior design, style and routine maintenance.

The following information is about log homes that are no more than twenty-five yrs. old.

There are several different kinds of logs and patterns but the majority of the moisture problems and repairs and maintenance tend to be simply the exact same.

The following is my top ten listing of things to look for when you are purchasing a log home

1.            Hire a local home inspector who has knowledge about log homes

2.            Look to see if there is any timber rot or any type of past water damage on the house logs especially in all of the ends and corners on the house logs. You may have to work with a ladder to evaluate all of these places

3.            Check all the logs for wide cracks in between the logs as well as around the chinking, finding just a few of the logs that have split should be expected in any log home

4.            Look for insect/ pest damage; Look along the underside for any visible termite or any type of boring insect destruction. Investigate along the outside wall structure in addition to all of the gables and overhanging trim for small round holes produced by carpenter bees

5.            Check the decks and porches to be certain they’re fastened and flashed in the correct way; it is extremely common to discover water damage and mold underneath decks

6.            Check the soil clearance to the logs, twelve inches is actually what is recommended; but you should not accept any logs in contact with the soil or landscaping

7.            Log walls will certainly shrink with time so check every inside as well as the exterior entrance doors to be sure every one of them will open and close adequately

8.            Make certain all the windows open and close properly

9.            Look for darkening places on the logs, mold as well as mildew upon the log structure

10.          Check all the exposed rafters as well as the framework specifically where the roofing surface sits over the logs and there should be an 18” or more overhang on every log houses

All log houses are extremely energy efficient; the thermal mass of the logs happens to be the magic formula. The logs really have excellent insulation benefits but the simple fact that getting those house logs up to a suitable constant temperature lets the HVAC unit/ units to preserve the comfort level inside of the log house.

What Is A Home Inspection?

A home  inspection is essentially a “visual snapshot” of a home’s condition as it exists at the time of the inspection, and that condition is described in a comprehensive written report.

A home  inspection report consists of a non-invasive physical examination of a home’s systems, structures and components intended to identify material defects that exist at the time of the inspection.

The heating and cooling equipment is activated along with operating plumbing fixtures, testing accessible electrical outlets and fixtures, and operating a representative sampling of doors and windows. A visual inspection of the roof, crawl spaces, walls and drainage adjacent to the home are included.

An inspection is NOT any of the following:

A code inspection,
An FHA/VA inspection
An appraisal,
A pest control certification,
A warranty
An insurance policy

Simply put, we can only inspect what we can see! We, as home inspectors can’t pull back insulation, pull back carpeting or linoleum, walk two story or unsafe roof surfaces or clear a path to the receptacles in a room, remove ceiling tiles, move furniture or open windows that are blocked by furniture ,therefore, a home inspection is non-exhaustive and even though we are very detailed in what we do some components and systems of the home may be concealed.

We suggest that before you actually close on a home, you take a walk through of the home right before closing to make sure no situations have changed and we provide you a home inspection checklist to help you get the job done.

Certainty Home Inspection provides a quality home inspection service  that serves, Bedford, Seymour, Clarksville, Jeffersonville, New Albany, Sellersburg, Louisville, Paoli, Salem, Corydon, Madison.  At Certainty, it is our goal to provide you with a quality home inspection report.

Appliance Check

At Certainty Home Inspections, we are always dedicated to staying in front of our competition with what the home inspection industry has to offer our clients. We are now offering an appliance recall check for you Indiana real estate purchase. We take the model numbers off of all appliances in the home including the furnace, air conditioner, the hot water heater, stove, refrigerator, dishwasher and even the stove fan. We submit those to the manufacturer and within 48 hours, they will produce a report on your appliances showing you if any of them have been recalled due to part malfunction or a safety recall. They will provide you with a phone number that you can call to have the part replaced for free once you get moved in.  The cost is minimal and is well worth the money to give you peace of mind with your appliances. This service is available along with  any home inspection performed in our  Southern Indiana home inspection area.  So when looking at a home for sale in Indiana be sure to have a home inspection performed along with all other inspections that will make you comfortable with the buying of your new home and don’t forgot the appliance recall chek.

Home Buying In Kentuckiana

So many questions, so little answers!

Who do I choose for my realtor?  There are several excellent realtors in Kentuckiana to choose from.  Choose one who seems to be knowledgeable about the home buying process.  One who will take the time to find you that perfect home.  Find one whose character you like, one who listens to what you want.  Are they available to show you homes when it’s convenient for you!

What kind of home do I want to live in?  Are you interested in owning a home with a basement, crawl or slab?  Do you prefer a one story or two? Brick or Vinyl?  Condo, Farm House, Manufactured Home?  How many bedrooms and baths do you need?  Garage or no garage?  Small lot or lots of acreage?

Where do I want to live?  Are you a city person who likes to live next to a park or a country person who likes their privacy?  Are you tied to a specific geographic region or will any town work?  Something close to work or you don’t mind if you have to commute?

When is the right time to buy a home?  Are you financially ready to buy a home?  Are the interest rates right?  Will you be able to provide the upkeep necessary on a home?  Is my job secure for long term payments?

Why do home inspectors prices differ so much?  Some inspectors just do the minimum, making sure your home inspector does a thorough job is the most important part of the home buying process.  All inspectors are required to be licensed in Indiana and Kentucky but don’t cut corners where it matters the most in your home buying process.  Their are plenty of Desperate Dan’s  in business and needing work.  Even though someone has a license to perform home inspections not all are truly qualified to trust with the condition of your new home.  Look at what others have to say about them, visit their website, call them, talk to them, and judge their character.  Find one you know, like & trust.  Ask what other offers you may be eligible for when you use their service?  Do they charge you full price again if you don’t buy the first home you look at and need a subsequent home inspection.  Last, do they inspect homes full time or are they a weeknight warrior of home inspections?

How do I get started looking for my new home?  Start by finding a realtor you can trust to lead you in your home buying process.  Talk to your realtor, tell them what you’re looking for and what your finances are.  Do not over estimate your income, you want to be able to keep your home and live comfortably in it financially.  Let your realtor help you chose a lender that is right for your circumstance, one who offers the loans that are the most beneficial to you and your situation.  Be honest with what you want!

What questions do I need to ask my realtor, lender and home inspector?  What type of a payment can I afford based on my income?  What are good locations to buy in?  What are the interest rates? What are the taxes on the home?  Are there any exemption filed on the home for tax purposes?  Is it located in a flood zone?   What are the major problems of the home?  What are you required to inspect & not inspect?  What can I do to maintain my new home in good condition?  Although you can ask an inspector whether a home is worth the money or not, a professional inspector cannot advise you on whether the home is a good or bad investment but rather only advise you on the homes condition at the time of inspection.

Where do I get the answers to the questions I have?  Ask your realtor, your lender or your home inspector about any questions you may have.  Be sure you understand clearly the condition of the home and any maintenance that may be required in the future.  To book your home inspection with a qualified Kentuckiana home inspector call 1-866-417-9591.

Do You Want Top Dollar Out Of Your Home!

When preparing your home for sale in Southern Indiana or Louisville Kentucky, the biggest selling point is neatness and cleanliness, even when it comes to newly finished homes.  It’s a matter of pride.  Basement walls are painted a light color.  All windows are washed and all trash is hauled away.  Lawns and yards should be cleared of clutter, especially kids toys.  Grass should be cut, walks edged,  and hedges cut.  Give the yard a well kept look .  Clean your house and buildings up, make everything neat.  Exteriors should be washed, painted and repaired if needed.  The garage should be straightened up and its walls painted.  All doors and windows should be in good operating order and clean.  Sellers should consider storing unnecessary clutter elsewhere but don’t store unwanted items in closets.  All plumbing problems should be repaired so that there are no leaks.  Replace all light bulbs with higher wattage bulbs.  When the house is shown, all lights should be on for a well lit presentation of the home.  Bathrooms should be neat, clean and fresh smelling.  Beds should be made.  The appliances should all be clean and all dishes washed and out of the sink.  When a realtor needs to show your home, be polite and leave the home so that the buyers are more comfortable about looking through and talking about the house.  An hour or so before the buyers are to arrive bake cookies or light a candle to give the house an at Home smell. For more tips on selling your home visit us online at www.certaintyinspections.com We service all of Southern Indiana and Louisville Kentucky for complete home inspections, termite, radon, septic, water, appliance recall chek, Indiana Housing and Rural Development.

First Time Home Buyer tips

1. Educate Yourself About the Mortgage Process – By taking the initiative and learning about the mortgage process, you can be more confident in the financial decisions you are making. It’s important to learn about different types of mortgages, how much you can afford, how your credit impacts your interest rate, and the benefits of home ownership. A mortgage tutorial is available at http://smartedgebygmac.com, which breaks down the home buying process into easy-to-understand steps.

2. Save Just a Little Bit More – It’s not only important to save money for the down payment and closing costs, but it’s important to factor in some of the other costs of home ownership such as decorating, repairs and maintenance. Many mortgage lenders recommend that first-time home buyers have at least three to six months of additional savings in their possession in anticipation of these additional expenses.

3. Check Your Credit – An individual’s credit score will have a significant impact on his or her mortgage loan approval and interest rate. A good first step in financing a home purchase is to check your credit history. You can request a free credit report from any of the three credit reporting bureaus: Equifax, TransUnion or Experian. Carefully review your report and contact the credit reporting bureaus to correct any inaccuracies.

4. Shop Around for a Mortgage Lender – As you start thinking and preparing for the home buying process, start shopping for the mortgage lender from whom you would like to obtain a mortgage for your new home. Because this process is new, it’s easy to go with the first lender or loan officer you meet. Instead, take your time and shop around. Start by asking friends, co-workers and family members for recommendations. When you’ve identified two or three loan officers, ask for references. In addition to pricing (interest rate and closing costs), focus on customer service as well as other services and tools that a mortgage lender may be able to offer you.

5. Get Pre-approved – Before you start working with a real estate agent, consider contacting a mortgage lender to obtain a pre-approval credit decision. A loan officer will review your financial status, including your income, cash flow and credit score, to help you determine the maximum monthly housing payment for which you may be able to qualify, and, if qualified, “pre-approve” your mortgage before you’ve found a home. Armed with a credit pre-approval, you can start searching for homes with a much better idea of your price range, and in turn save time as you will know the right homes to focus on. Obtaining a pre-approval may offer more confidence and certainty to home sellers in your ability to purchase the home.

6. Don’t Be Afraid to Ask Questions – Once you’ve found your new home, the mortgage lender will help you through the details of the loan process. From application to closing, your loan officer will work through the financing process with you, just as your real estate professional should do in the home buying process. Throughout the process, read all loan documents carefully, and involve an attorney, if necessary.

7. Inspect – Before you commit to purchasing a home, don’t forget to hire a licensed home inspector to conduct a thorough assessment of the property. An inspector can alert you to any major problems with the home, and/or help you understand potential short-term and long-term home maintenance issues

How Temperature Affects A Buyers Home Inspection!

Heating & air conditioning operation

The heating system may not be tested at the time of inspection if temperature conditions do not allow the system to be operated normally (during warm weather months we will not operate the heating system)  Systems are not dismantled.  The system type(forced air, hydronic, convection) and fuel type (gas, oil, electric) will be reported.  The operating status of the heating system can change over a period of time.  To assure operating status has not changed since date of inspection, we recommend operating the heating system prior to closing, weather permitting.  Central air conditioning systems will not be  operated unless the outside temperature has been above 65 degrees F for at least 72 hours prior to the inspection.

Heat pumps

Heat pumps are operated in their current operating mode only.  Due to possible damage of equipment we are not able to test heat pumps in both modes.  Above 65 degrees for a period of 72 hours, we test in the cooling mode.  Below 65 degrees F, we test in the heating mode.

Heating and cooling inspections are visual and operational.  Weather permitting, we will operate either the heating or AC units in their respective modes.  We will use normal controls and evaluate how well the system is performing its intended function.  Taking into consideration the age of the system, it may need maintenance and repairs in the future and upgrading of the system.  There are some very efficient and economical systems on the market at the time, which may save a great deal on future fuel bills.

The  view of the heat exchanger is very limited due to the design of concealed areas.  A complete evaluation can only be achieved by dismantling the unit, which is beyond the scope of an inspection.

Do New Construction Homes Need Inspections?

Even though a home may be new, there are still defects to be found. Most people think twice about whether to have an inspection done on a new construction home but truth is a home inspection should still be performed.  Furnaces, Faucets, Windows and Flooring are all new but is everything safe, sound and secure? Do all doors shut well or are there problems to be found?  Know all there is to know about your new home.  With “Certainty” we will give you the peace of mind your family deserves.  Call us today and schedule your Indiana Home Inspection or  Louisville Home inspection.

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