relatively quiet.

2   AC runs continuously. For example, if the AC is set to 72, but the actual temp stays higher, like at 78, this could mean it's not cooling well enough to get to the temperature set on the thermostat.

3   There's a lot of vegetation or debris outside at the condenser. Vines, grass, or debris like grass clippings could be restricting air flow.

4   Unit is not sitting level or has no pad (resting on ground). An AC that is not level not can cause undue stress on the motor. An AC on the ground may either not be level, or is getting damage related to ground water, lawn mowers, and more.

5   Water is dripping from a pipe above a window (in modern homes). This likely means that the auxiliary catch pan in the attic is full and the primary drain is not functioning properly.

​As a bonus tip: check the info sticker that should be visible on the exterior of the condenser unit. Take a photo or note the serial number and brand name. Go to http://www.building-center.org/hvac-table-of-contents-2/ and search the brand to find out the age of the AC.

Of course, there's no need as a buyer to do any of this yourself - you can sit back and let your home inspector look for these problem signs and more. But hopefully these tips give you a small way to evaluate homes, especially if you're deciding between multiple homes to put an offer on.

For sellers, these tips should allow you to assess whether you should get a quick tune-up or repair from an AC technician before your potential buyer's home inspector finds any issues.

Hope you found our tips useful, & keep cool!

Should you waive your home inspection when making an offer on a home? The highly competitive market that buyers have been facing lately has caused many to, understandably, ask themselves or their realtor this question. Of course we think the answer is NO WAY, but check out this video and speak with your real estate agent for strategies on how to retain your right to an inspection while still making a strong offer.

A quality home inspection will protect you from big ticket repair surprises. Your inspection report could reveal a $5,000 - $10,000+ repair needed if your new home needs something like a new AC or new roof. Waiving your inspection just to "win" the home can get even more costly if there are hidden plumbing and electrical issues, or flood/ water damage.

Discuss inspection contingencies in your offer with your realtor. An inspection can allow you to walk away from a total surprise money-pit, or simply allow you to renegotiate your initial offer and get a slight discount even if sellers don't want to make any repairs. Another tip Kyle discusses in this video is to only request repairs or credit over, say, $5,000 after an inspection so that you still get the protection of an  inspection, but the seller knows you're not trying to "nickel and dime" them.

Realtors and buyers - we'd love to hear your tips /perspectives on this topic!

The foundation is what holds the structures of your home in place. A building derives its stability
from the foundation, and problems with the foundation will reverberate throughout the house. If
a foundation fails, the walls, floors, and roof of the building can lose its shape and function.
Foundation damage will impair the appearance of a building and diminish its market value.
That is why homeowners are wary of problems with their home’s foundation. Signs of damage to
the foundation should be treated with urgency to keep them from progressing into foundation
failure. The foundation inspection is a process of examining a home’s foundation for signs of
damage. It also helps to verify if the signs visible on a foundation are the results of foundation
damage.
Home foundation inspection becomes necessary when homeowners detect possible signs of
foundation damage on their building. Owners, who are about to sell their home and want to be
sure of its structural integrity, can also conduct it. It could be ordered by a homebuyer if the
home inspection report reveals issues with the foundation that requires further investigation.

The process of a home foundation inspection is relatively straightforward. The goal is to look for
evidence that the home’s foundation has moved. Inspectors will investigate the cause and extent
of the problem and recommend solutions. The engineers check for signs of:

- Foundation settling or sinking
- Upward movement of the foundation
- The sideway motion of the foundation

When you hire a structural engineer to conduct a home foundation inspection, this is what the
process should look like:

Step one: The interview
You will answer some questions to help the engineer understand the problem and determine the
inspection criteria. The questions will focus on the signs of foundation damage you have spotted
in your home and how long the indications have been present.

Step two: Floor Elevation Survey
Next, the engineer will get floor elevation data from when the home was built. That will serve as
the baseline for comparing the current floor elevation. The goal of the floor elevation survey is to
detect deviations in the recent floor elevation.

Step three: Visual inspection of the interior, exterior and surrounding areas
Next is a visual inspection of the building to look for signs of foundation damage like cracks in
the foundation, walls & floors, leaning walls, sloping & sagging floors, etc. The engineer will
also look at the ground’s slope around the home, nearby vegetation, and the gutter system.

Step four: Check plumpness of walls and doors
The inspectors will check doors, cabinets, walls, and trim with a plumb line to see if they are out
of level and to what extent.

Step five: Forensic analysis
A forensic analysis helps to determine the cause of the foundation movement. The cause of the
problem determines the best solution to apply. Examples of probable causes are water pooling at
the home’s base, poor soil compaction during construction, erosion, and flooding.

Step six: Conclusions and recommendation
After concluding the forensic analysis, the engineer can now advise you on the cause of the
issues and the solutions. This recommendation is verbal and may not include complete details of
the problems and solutions.

Step seven: Engineering report delivery
In the final step, you will receive a formal report of the inspection findings. That will include the
interview information, the scope of services, and the recommendations. It will usually comprise a
detailed elevation map of the foundation in CAD format.
​

Don't be Mr. Griswold. Keep yourself AND your home safe this holiday season.

So... it sounds obvious when you think about it, but...DON'T PUT HOLES IN YOUR ROOF. Seriously. Using nails, staples, screws, etc. to attach lights to your roof just creates an eventual hole, which leads to eventual water intrusion and rotting roof decking. This could cause a deficiency on a home inspection report.

​Instead, use plastic clips. If you've never used plastic clips, check out videos like the Lowes Christmas light video we have attached below. They are very easy to use, and can clip lights to your gutters, shingles, or eaves. And best of all, they are damage free!

​There are different types of clips for different types of roofs and lights. There are all-in one clips for shingles and gutters. There are eave clips, and clay tile roof clips, and clips for attaching lights to the peak of your roof. There are also Parrot Clips for stucco homes with tile roofs and no eaves.

Check out your local hardware/ home improvement store for more ideas. And remember to be gentle (and careful!) when walking on your roof. Merry Christmas and Happy Holidays from Texas Premium Inspections!



Bonus: for holiday electrical safety tips, check out this from 1000bulbs.com: 
https://blog.1000bulbs.com/home/tips-to-avoid-tripping-your-circuit-breaker-during-the-holidays

Did you catch the part where just changing a lightbulb or two could improve your inspection report? That's something you could easily do on your own, along with changing out air filters. We also go over a few other small repairs and maintenance items that may cost you a little bit to get handled, but may help you get the price your home deserves! One of my favorite tips is to get an HVAC person to come give your A/C a test if you have any doubts about its performance. Buyers get nervous when they see any deficiency at all listed about the A/C - rightly so since repair or replacement could mean a hefty bill down the road. But It may be just an inexpensive fix for you to have your service person just top off the coolant or perform some other small repair.

Watch the video for more home inspection tips for sellers and feel free to leave your questions in the comments.