home inspection Archives - Living Room Realty

Four Home Inspections You Should Definitely Pay For (Plus a Few More)

Posted on March 29, 2024 by Marissa Sainz

Home inspections are one of the most important parts of a home purchase for both buyers and sellers. They are your opportunity as a buyer to learn as much as possible about the home you are about to purchase and to ask a seller to repair any large items found during the inspection. You can expect to pay around $1,000 for the four main inspections. These are the home inspections I recommend to every buyer to make sure a house is sound.

First is the general inspection. During the general home inspection the inspector looks at and/or tests all the major systems of a house. A general inspector will inspect the roof, siding, attic, electrical system, plumbing system, windows, doors, appliances, heating/cooling system, crawlspace and foundation. They will then recommend if you need to have any specific contractors out to inspect any system further. Here is a great Portland inspector, Home Gnome’s, FAQ page.

Next is a 48 hour radon test. Radon is a naturally occurring gas that can enter a home through the soil under a foundation or in a crawlspace. If the radon gas gets trapped you can breathe it in your home and it can cause serious health issues. The 48 hours test takes an average of the radon levels in a home over that time period. If the average is over the EPA suggested value a radon mitigation system is recommended. This is a great radon risk map that shows the risk levels of all Oregon zip codes.

A sewer scope is the next inspection. During a sewer scope a tech will feed a small camera through a home’s sewer line to check if there are any damaged areas, dipping areas or areas with tree root intrusions. With the varying age of homes in the Portland area sewer lines are made of a number of different materials that can deteriorate over time. I have also seen sewer line problems in new construction so I always recommend this one even if a home is new.

Finally an oil tank scan is the next inspection. Many homes in Portland were heated by oil in the past and may have buried oil tanks in the yard. Although a home may now be on gas or electric heat the abandoned oil tank needs to be decommissioned properly. A leaking oil tank can contaminate a home’s foundation, yard/soil and air. A tech will scan a home’s basement, yard and driveway to look for any evidence of an abandoned oil tank. If a tank is found the next step is to test the soil to make sure it is not leaking and have the tank decommissioned professionally.

After these four inspections are complete there may be additional inspectors that the general inspector may recommend coming out to look more closely at a particular issue. Most commonly those are roofers, foundation experts, crawlspace contractors and electricians. I work very closely with inspectors or experts in each area of a home. I will always have solid partners to get out and check a home for my buyers to make sure they are investing in well maintained home with no surprises. Have more questions? Reach out at marissa@livingroomre.com.

Home Inspections – What Are They And Why Do You Need Them?

Posted on March 22, 2024May 1, 2024 by Karim Alaeddine

Hey there, I’m Karim Alaeddine, Principal Broker at Living Room Realty.

Congratulations on taking the leap into homeownership! Let’s dive into the process and talk about the nitty-gritty.

Today, we’re talking home inspections.

Home Inspection Contingency

The real estate purchase agreement is a 10+ page document that lays out the terms of the sale. Included is your “home inspection contingency”, a specified period of time for you to bring in a team of pros who will inspect the home and its systems. They’ll dig into every nook & cranny, identifying areas of needed attention or maintenance, pointing out red flags and summarizing the overall condition of the home.

What Are They Inspecting?

Expect them to scrutinize everything from the roof to the foundation, plumbing to HVAC, and beyond. A common inspection schedule might include sewer video scoping, radon testing, underground oil storage tank searching & evaluation. Often, specialists are called in for deeper analysis of electrical panels, attic or crawlspace evaluation, on site drainage mapping, etc.

The Power Of Knowledge

Knowing about any current or impending issues upfront will give you the power to make an informed decision during the rest of the transaction. This will allow you to move forward with confidence, renegotiate terms, or even rethink the whole deal. The advocate entrusted with guiding you through this process, your realtor, will bring their body of experience and context to you and work to create a safe landing for you at closing.

Bottom line: Your home inspection period is there to protect you. So, now is the time when you get to make sure that the home is exactly what you thought it was.

Make A Move

Ready to make a move? Call your agent today. We would love to help you find your next Living Room.

Did You Know?

Ready to level up your home buying knowledge? Delve into our “Did You Know?” series where we unpack essentials of the real estate process. From decoding home inspections to demystifying mortgages, we’re here to make your journey seamless. Explore more insightful tips tailored for your home buying adventure. Let’s make your real estate dreams a reality!

Septic Tanks Uncovered: Your Guide to Understanding and Maintaining Septic Systems

Posted on September 29, 2023September 10, 2023 by Will Sing

Hey Portland home enthusiasts! I’m here to demystify the world of septic tanks for you. Let’s dive right in!

What is a Septic Tank?

A septic tank is essentially a personal waste management system, a great alternative to the public sewer. It’s a passive strategy to separate floatable matter and solids from the wastewater that exits your home. The system comprises the tank itself and a drainage field. The tanks come in various sizes, accommodating different occupancy levels based on their storage capacity.

Maintenance: The Key to Longevity

A well-maintained septic tank can last a long time, requiring cleaning every 5-7 years and annual filter maintenance. It’s not just about longevity; it’s about fostering an environmentally friendly and cost-effective waste management solution.

Pros and Cons: What You Need to Know

While septic systems are eco-friendly and generally more affordable than sewer lines, they come with responsibilities. You need to be mindful of what goes down the drain to avoid system clogs and ensure regular maintenance to prevent drainage issues.

Inspection Insights: What to Expect

During a home transaction involving a septic system, it’s vital to locate, clean, and inspect the tank. This process, which can involve various costs, ensures the system is functioning correctly and helps identify potential issues that might affect the transaction.

Facing Issues: Solutions and Costs

If issues arise, they generally involve the tank or the drainage field. Solutions might include installing a new tank or drainage field, or hydro-jetting to improve drainage. These repairs can be substantial, ranging from $10-20+k, emphasizing the importance of a thorough inspection during the home buying process.

Connecting to the Public Sewer: An Alternative

If fixing the septic system isn’t feasible, connecting to the public sewer is an alternative, albeit a potentially costly one, depending on the proximity to the public sewer line.

Conclusion

Understanding the state of a home’s septic system is crucial when buying a home. It’s a significant aspect that can affect your home buying experience, and being well-informed can aid in making the best decision for you.

Dive into the video for a deeper dive into this topic!

Got questions or need advice on septic systems in your home buying journey in Portland? Feel free to reach out at 📞 503-303-0822 or 📧 hello@agentlivinginpdx.com. Let’s ensure your new home’s septic system is not a drain on your resources!

HOME INSPECTIONS WHEN YOU’RE NOT BUYING OR SELLING

Posted on October 8, 2020October 11, 2020 by Aryne + Dulcinea

If you’ve lived in your house for a good five years or so, you probably know it pretty well. You might even remember that home inspection from when you purchased it. But how is your house today? Home inspections are a snapshot of how a house performs on the day the inspector is there. Over time, houses change, mold grows, mechanical break down, cracks get bigger, rot goes to work, and more. If you’re not selling, and plan to stay for many more years to come, it might be useful to have an inspector take a look so you can find out if repairs are needed, visit property inspection liverpool to hire an expert. Keeping your home in good condition maintains its value and when you do sell, will make for a smoother transaction.

About Us: Over the course of their professional partnership, Aryne + Dulcinea have helped over 200 clients prosper in their new lives. During this time, they have prided themselves in their top-notch selling abilities, with homes outperforming market standards, consistently exceeding list price while most of their listings sell in under 7 days. Whether you’re looking to buy or sell, Aryne & Dulcinea will work in collaboration to guide you in investing in your future and reaching your real estate goals.

What are the actual costs of purchasing a home?

Posted on September 9, 2020October 27, 2020 by Aryne + Dulcinea

Whether you’re a first time home buyer or buying for the first time in a long time, we can help you get a handle on the full costs of buying a home.

Down Payment:

Most people know that they need a down payment and that the rest of their purchase will be secured with a loan from a bank. The down payment typically ranges from 3.5% up to 20% of the purchase price. For a $500,000 home that equals $17,500 up to $100,000 in cash.

What else will you need to pay for? Inspections, appraisal, closing costs and prepaid expenses, repairs and updates.

Inspections:

One of your first steps in the purchase process is inspections. We recommend a general home inspection and if applicable, a sewer scope, radon test and oil tank locate plus soil sampling, if necessary. The total costs for inspections vary depending on size of house, which inspections you choose to complete and the inspector’s fees. We recommend budgeting $800 to $1,200 for all inspections.

Appraisal:

Toward the end of the inspection period your lender will order the appraisal. An appraiser will conduct a walkthrough of your new home and complete a report which determines the market value of the home based on specific calculations and assessments. Appraisals run $500 to $1,500.

Closing Costs:

At the end of your transaction you will be responsible for closing costs and prepaid expenses. Your lender will be able to tell you these costs once you are pre-approved. These fees average between 3% and 5% of your loan. Fees include things like title insurance, taxes, loan fees, homeowner’s insurance, home warranty (view it here), title insurance and escrow fees.

Now for the fun stuff:

Once your purchase is complete you get to pay for the fun stuff! Now that you own a new house, it’s time to make it your home. Final costs include repairs not included in the transaction, updates of your choosing and new furniture fabric corner lounge.

Inspections. Buying, Selling, Flipping

Posted on February 24, 2018October 11, 2019 by Bobby Curtis

When you get ready to buy a new house or put your house up for sale, the house will almost always have professional inspections. And if you buy a house with the intent to renovate and resell it, get ready for 2 sets of inspections in a short period of time- when you buy, and when you sell. Licensed REALTOR® and Contractor, Bobby Curtis discusses the what’s and why’s of this with Tra’Renee Chambers on KATU. Watch here or check out his highlights below.

Lets talk about When You Buy

As a licensed Contractor and a licensed REALTOR®, I still get inspections before the purchase and you should too. Here’s why:

Inspectors are inspecting many houses in the area we’re buying houses every day. They see all the good and all the bad in detail, have more experience than most of us, and offer a ton of information. They provide a thorough inspection report with pictures. If you need to negotiate and repairs or credits, you have detail of the situation that the sellers may not know about their own house. Inspectors are a non-biased independent third party. As much as I like to keep my own emotions out of a real estate investment, having an inspector give me the facts, helps keep me in check

There are 4 standard inspections that are common to conduct while in the inspection period in the Portland area. 1. Whole home general inspection. 2. Sewer scope to ensure a compliant, functioning sewer line. 3. Oil tank scan, to see if the property has one, and ensure it is in good shape. 4. Radon test, to ensure low levels of radon in the house.

Before getting into contract, I always have a budget with detail on what I plan to spend money on and how much. After the inspection, I’m able to make adjustments. (ie you may have thought you needed a new roof, but alas it just needs moss removal)

Patio in need of love — Patio needs inspections

Lets talk about When You Sell.

The buyers will almost always get all 4 of the previous inspections, and maybe more. Even better if you can provide them the clean sewer scope, radon test, and oil tank scan results showing everything is in good shape. This gives your new buyers extra confidence in the house. Keep in mind, if this is a house you remodeled and something came up on your inspection that you did not fix, there is a good chance it will come up for the new buyers.

Know that even if you fix everything that pops up on your inspection report, the new buyers inspectors are bound to find some things. It is essentially part of their job to find things wrong with the house, and most of these Portland area houses are older.

bath renovation for home sale — Bathroom renovated

If you have an inspection-type question you’d like to ask me, or want help buying or selling your next property or home, give me a call. I’m happy to help.

Bobby Curtis, REALTOR®

Bobby Curtis
Principal Broker
Licensed in Oregon
Licensed Contractor CCB# 215071
503-502-3066
bobby@livingroomre.com