Inspect LV

February 13, 2019 By Inspect LV

4 Items a Home Buyer Should Do When They Close on Their Home

Since you’ve just recently taken possession of your new home I would like to quickly bring you up to speed with some maintenance actions you should perform immediately. Of course safety issues have the highest priority.

1) Change out all smoke detector batteries. Most often, you won’t know when the batteries were last changed in your new home. More likely than not, they haven’t been changed recently. Smoke detectors almost universally use the rectangular 9v batteries. The recommended periodicity for changing out smoke detector batteries is semi-annually (every 6 months). There is an easy way to remind yourself to perform this important maintenance action: Change out the batteries every time you set the clocks forward or back for Daylight Savings Time.

2) Replace the air filters. Replacing the air filter in your home is just like changing the oil in your car; it’s one of the best things you can do to reduce maintenance and failure issues. With regard to the quality of the air filter you purchase, don’t waste your money buying a cheap air filter. They’re only marginally better than having no filter installed at all. You will never regret buying a decent quality air filter. The Home Depot and Lowe’s carry a large selection of sizes and generally will have what you need.

Here, in the Las Vegas Valley, the air filters are most commonly located in ceiling areas. The single most common reason for homeowners not changing the filters as needed is because it can be a pain to perform this maintenance action. Luckily, I know of a trick that makes it easier.

Many homeowners set up their ladder, open the latches on the grill, and struggle to keep the filters from falling on their head as they open the grill! Then, they struggle to keep the new filters in place while they attempt to close and latch the grill. You don’t need to suffer through this scenario.

Hint: Turn Your Thermostat from the Auto to the On Position to Easily Change Filters!

Before climbing the ladder, go to the thermostat. There are hundreds of thermostats out there but almost all of them will have two switches or buttons. One for “System” and one for “Fan”. The fan switch or button will have two settings: “AUTO” and “On”. The normal position for the fan should be AUTO. But when changing out the air filters you should switch the setting to “On”.

Now, when you unlatch the grill, the filters will stay in place because they will be held in position by the suction of the fan. Before you install the new filter(s), I recommend you take a Sharpie and inscribe the date on the side of the filter that will be facing down so that you can see the date through the grill when you look up.

Now, when you place the filters in the proper position in the system return, the suction from the fan will hold them in place making it much easier to close the grill.

3) Change locks and codes. It’s always a good idea to change all locks upon taking possession of title. Remember to obtain master alarm codes from the seller and if the front door has a programmable lock, make sure it is changed to a number unique to you. The garage door key pad code should also be changed. Most keyless exterior key pads for garage overhead doors will have the procedure for re-programming the combination inside the cover of the key pad.

4) Verify the settings on your irrigation system control panel. Did you know that, right up there with the Sun, lawn sprinkler systems are one of the most damaging components to Las Vegas homes? It is super important that you review the settings on your panel to ensure they are correct.

Be aware of the fact that you can be fined by the SNWA (Southern Nevada Water Authority) for watering your lawn on days or at times when it is not allowed. Yes, there are specific days and times when you should be watering, and specific days and times when you’re not allowed to be watering.

The settings for your panel are easy to find. The Las Vegas Valley Water District (LVVWD) has promulgated all the required schedules on their website. You only need to enter your address. The link is here: https://www.lvvwd.com/conservation/mandatory-watering-schedule/index.html

Your settings will need to be changed seasonally per your LVVWD watering schedule.

February 13, 2019 By Inspect LV

Setting Realistic Expectations for the Home Inspection

You would be amazed at how many consumers believe that, with a home inspection, everything and anything that could be wrong with the home will be identified. If you are a home buyer operating under this assumption you are going to be disappointed.

I like to blame the unrealistic expectations many consumers hold on this guy. On his “reality” TV show he rips open a wall and finds improper wiring and then launches into a tirade where he generally bad mouths the home inspector for not finding it. Can you imagine a home inspector walking into a home and making holes in the walls to determine whether or not there are issues hidden from view? I’m pretty sure the seller would come unglued. Many consumers don’t realize that the TV guy works for the homeowner and he has their permission to perform an intrusive investigation.

The fact is real estate home inspections are visual, non-destructive / non-intrusive home inspections. Buyers need to understand this. Home inspectors are prohibited, BY LAW, from even damaging a surface (NAC 645D.470). So yes, there could be issues within the walls and ceilings that are not visible to the inspector and may not be discovered. The are called “latent” issues. Some latent issues can be discovered with specialized tools such as infrared thermal imaging, moisture meters, and boroscopes. Many cannot.

Additionally there are many components and systems in the home that are specifically excluded from the inspection. This generally includes alarm systems; surveillance systems; installed speakers and other audio/visual systems and components; intercom systems; irrigation components located below grade; window treatments; central vacuum systems; solar electrical systems; automated lighting systems; determining the presence or absence of any suspected adverse environmental condition or hazardous substance, including, but not limited to, toxins, molds and other fungi, carcinogens, electrical flux waves from high voltage wiring in close proximity to the property, radon, noise or contaminants.

In Nevada, Home inspectors are prohibited (by law) from calculating the strength, adequacy or efficiency of any system or component. Home inspectors are prohibited from citing building code or making comments about Code compliance unless they are also licensed contractors. Home inspectors do not verify whether or not any applicable permits have been obtained. Home inspectors in the State of Nevada are licensed Inspectors of Structures; not Engineers. An inspector cannot tell you whether or not a particular wall can be knocked out or whether or not the installed air condition is adequately sized.

A home inspector cannot tell you whether or not you got “a good deal”; they are not appraisers and do not know the value of the home. By law Home inspector cannot express the estimated market value of an inspected property while conducting an inspection.

Protect Yourself by Following the Inspector’s Recommendations

A proper home inspection report will not only tell you what’s wrong but will also provide you with guidance and direction for addressing the issue. Buyers need to keep in mind that home inspections are often an initial process intended to identify issues that may warrant further review and actions by professionals in specific disciplines. If the air condition does not respond to normal operating controls it’s not the inspectors job to determine what’s wrong with the system. The inspectors job is to make sure you understand that it is not responding to normal operating controls.

The problem with the air condition could be a catastrophic failure or it could be an inexpensive 25 cent fuse that has failed. As a consumer it is important to understand the inspector is not an HVAC technician. He cannot and often will not even attempt to determine the cause for the inoperable system. This action needs to be accomplished by someone who is specifically trained to evaluate and repair HVAC systems.

It’s also important to understand that most home inspectors will not recommend an issue be reviewed by a licensed and qualified contractor unless they deem it necessary. Sometimes it may seem unnecessary and thatthe repair could be accomplished by a layman or a homeowner. But there’s a reason the inspector recommends that the repair action be performed by a licensed contractor.

For example; a leaking faucet. Does a homeowner need a permit to replace a faucet? No. Many homeowners are completely capable of replacing a leaking faucet. But if the faucet begins leaking again a month after the new home buyer takes possession they have no recourse if the repair was performed by the home owner of Uncle Ernie. If the repair was accomplished by a licensed contractor the home owner has legal recourse for getting the repair accomplished properly. And the fact of the matter is that most repairs accomplished by licensed contractors are generally quality repairs that will not fail.

Inspector Donohue Entering an Inspection Finding on His Computer

Read the Home Inspection Agreement to Ensure You Understand the Scope of the Inspection Service!

Unfortunately most consumers shop for a home inspection based upon initial price. Consumers need to understand that there can be HUGE differences in what is reviewed and what is not reviewed between inspection companies.

In order for a consumer to know what is going to be reviewed and what is not going to be reviewed the prospective home buyer needs to review the Inspection Agreement.

In order for a consumer to know what is going to be reviewed and what is not going to be reviewed the prospective home buyer needs to review the Inspection Agreement. Some inspection companies have an expanded scope inspection and review much more than the minimum standards that are required by law. Many inspection companies only do the minimum inspection allowed by law. The minimum standards are delineated by Nevada law and only require the inspector to review “a representative number” of electrical receptacles and switches, windows, doors, and cabinets. They law basically delineates the worst inspection that can be provided and still be legal. Do you want to see what the minimum requirement are? They are contained in NAC 645D in paragraphs 460 through 580.

Also consumers need to verify what services are included in the initial price and what services will cost additional money. Some inspectors charge additional money for the age of the home; for using infrared thermal imaging equipment, for establishing water to a de-winterized home, lighting pilots in furnaces, water heaters, and fireplaces. The consumer should also verify what the charge is for a Repair Review (reinspection.) This fee can vary from $65.00 to as much as $125.00.

Inspection dissertation — Inspector Ralph Pane Giving Inspection Dissertation to Prospective Home Buyers

Inspector Donohue in the Attic — Inspector Donohue Inspecting the Attic

February 12, 2019 By Inspect LV

Handyman vs Contractor: Whom Shall I Hire? (Las Vegas, NV)

When is it Acceptable to Refer a Handyman Instead of a Licensed Contractor?

If you are in the process of remodeling: you should know the answer to this question. If you are a licensed real estate professional : should you refer a Handyman to your clients for an issue that is required to be accomplished by a licensed contractor you may find yourself legally liable. In some cases, it is against the law (NRS 624) for a handyman to perform certain repairs or services.

……but he’s a licensed handyman!

We receive pushback often from Seller’s Agents while performing our free Repair Review to verify Seller repairs were done correctly: “……but he’s a licensed handyman!” We refuse to “bless” shoddy workmanship when it comes to a fully executed legally binding document between a buyer and seller.

To be clear: A handyman is not a licensed contractor. A Handyman is not a contractor at all. A Handyman is only required to hold a business license. They have limitations on what service(s) they are able to provide. There are certain repairs and procedures that lawfully cannot be accomplished by a Handyman and can only be accomplished (legally) by a licensed contractor.

I am a retired US Navy engineering chief. In the military I learned that everything in writing is referenceable. Or, in other words, “we don’t write the music; we just play in the band”. I rarely know all the answers, but I generally know where to find all the answers.

I researched NRS and NAC 624 “Contractors”; but for full clarity I discussed the issue with Nevada State Contractors Board (NSCB) Senior Investigator, Mr. Greg Welch.

What is the Nevada State Contractor’s Board?

The NSCB is a quasi-governmental agency who holds oversight and authority for every licensed contractor in the State of Nevada. The Nevada State Contractors Board is funded from fees collected from licensees.
The Nevada State Contractors Board does not receive funds from the State General Fund. The NSCB is a consumer protection and advocacy agency. They protect the public.

Mr. Welch provided me with the guidelines regarding any work accomplished by a Handyman. These guideline are referenceable in Nevada State law.

Any work where the cost of materials and labor exceed $1,000 cannot be accomplished by a handyman.
Any work that requires a permit cannot be accomplished by a Handyman.
A Handyman cannot perform any work in areas where the repairs can only be accomplished by a licensed contractor. This specifically includes the following four (4) categories:

Plumbing
Electrical
HVAC
Fire protection

Real Life Scenarios Explained

That’s it in a nutshell. Simple, not complicated. So, let me throw some real-life practical issues out to you:

The inspection report discloses a faulty or missing GFCI in the kitchen. Handyman or contractor? It’s electrical. A handyman cannot legally correct this issue. It must be corrected by a licensed electrical contractor.
The inspection report discloses the toilet is loose on the floor. Handyman or contractor? A toilet is a plumbing fixture. This can only be resolved (legally) by a licensed contractor.
The inspection report discloses there are several cracked and out of place roof tiles. Handyman or contractor? It’s not over $1000. A permit is not needed. It doesn’t fall into any of the four specific categories. This maintenance action can legally be accomplished by a Handyman
The inspection report discloses the water heater is leaking. Handyman or contractor? In addition to this being a plumbing issue replacing a water heater requires a permit. (It’s really easy to spot a water heater that has been installed by a handyman).

If you have any further questions you may check out these references:

NAC 624: Contractors (Nevada Administrative Code)

NRS 624: Contractors (Nevada Revised Statutes)

Nevada State Contractor’s Board

Report Unlicensed Contracting in Nevada

Search for a Nevada Contractor’s Licensing Status

February 4, 2019 By Inspect LV

Does Your Home Have a Phantom Light?

Have you ever encountered a recessed light in your home that seems to have a mind of its own and turns on and off by itself? As a home inspector, I have encountered them on many occasions. Believe it or not, they’re actually quite common. The one location where it most often happens is in the recessed light over the master bathroom shower.

Many people who have this issue in their homes generally just live with it because they’re not sure how to correct it. I know what causes this issue and how to correct it. It’s easily fixed and requires no tools! If you’re interested, read on!

Background

In the 1970’s, there was a high rate of residential home fires that occurred as a result of over-heating recessed light fixtures. Incandescent light bulbs actually put off a significant amount of heat. Do you remember what the heat source is for the Betty Crocker ovens? A light bulb!

In the 70’s, when recessed light fixtures were installed, there was supposed to be a cone installed in the attic over the fixture that would keep insulation from covering the fixture. This cone was needed to provide a path for heat to escape. Covering the fixtures with insulation would cause an excessive amount of heat to build-up in the fixture and caused many residential home fires.

In the 1980’s recessed light fixture manufacturers began to incorporate a safety device called an “SHTP”. SHTP is an acronym for Self-Heating Thermal Protector. It is a simple bi-metallic component that would cut power to the fixture in the event the fixture became over-heated. This ingenious safety feature has all-but virtually eliminated recessed light fixture fires. In construction today, SHTP’s are now required in all recessed light fixtures.

But SHTP’s did create a problem for consumers who were (are) not aware of how they work and why it is so important not to exceed manufactures recommendation for bulb size.

The Phantom Light Phenomenon

Most recessed light fixtures specify that the maximum wattage bulb used should not exceed 60 watts. That’s because a larger wattage bulb puts out more heat. If a 75w or 100w light bulb is used in a fixture rated for 60w, chances are great it will cause the SHTP to actuate causing the light to turn off. If the light switch is left in the “on” position, the light will re-illuminate once the fixture cools off. Many homeowners who have told me about this issue happening in their home referred to it as their “Phantom” light.

When I would explain to homeowners that the problem can be easily resolved by replacing their installed bulb with a 60w light bulb, many people were not happy. They didn’t feel that a 60w light bulb put out the amount of light they wanted. Options used to be pretty limited. Compact florescent light (CFL) bulbs were an option, but many people don’t care for CFL’s because they take a while to warm up before they put out their optimum level of brightness.

The Solution

Luckily, because of advances in technology, this is a simple problem to correct. LED lighting is here! LED is an acronym for Light Emitting Diode. LED’s consumer much less energy to put out the same amount of light (lumens) as a much larger wattage incandescent light bulb.

· An 8w LED light bulb puts out the same lumens as a 60w incandescent light bulb! 8 watts puts out so little heat that it’s almost indiscernible!

· A 9w LED is equivalent to a 75w light bulb!

· A 13w LED puts out the same amount of light as a 100w lightbulb!

It’s true, LED light bulbs are more expensive than incandescent light bulbs. However, because they consume a lot less power, they pay for themselves with lower electrical utility costs over time. Also, many LED lights have a life expectancy of 15 – 20 years! Chances are very high that once you install an LED lightbulb, you will never replace that bulb again as long as you own the home!

April 26, 2018 By Inspect LV

Meet the Inspect LV Crew!

Every member of Inspect LV’s team plays a critical role in the success of YOUR transaction! We hope you choose one of our specialized home inspectors and make us part of your team for your next transaction.

Inspect LV is not your typical home inspection company. Andrew runs his company similar to a real estate brokerage where the owner, Andrew Aliotti, retains oversight on ALL inspections performed under his company name.

He gives his inspectors unprecedented support (uncommon in this industry) throughout the work day. It isn’t uncommon for Andrew to “pop by” an inspection in progress. Andrew provides free re-inspections not just as a value added service for the buyer, but to also “QC” (quality control) his inspector’s work.

The Las Vegas real estate market is ALWAYS in fluctuation! Andrew meets with his inspectors, individually, on a monthly basis in order to hear their concerns and to give them performance reviews for further growth.

All of our inspectors are put through rigid “boot camp” style training with Andrew after obtaining their IOS NV license and before entering the field! While each of our inspectors may have a different a “style” or personality, each inspector is trained to deliver a consistent report that conforms to Andrew’s high standards.

Andrew Aliotti

Owner, Senior Inspector, NV Licensed Inspector of Structures

Straight out of high school, Andrew began his career in the trades, working under the guidance and direction of general contractors. Later prior to moving to the Las Vegas Valley, he was in business for himself with an epoxy coating company. He later worked to pass his exam for a California Contractors License.

After moving to the Vegas Valley, Inspector Andrew obtained his NV License as a home inspector. His first gig was working under the guidance of Caveat Emptor's, Paul Donohue. Upon Mr. Donohue's retirement, Andrew kept the team together by creating Inspect LV.

Nikki Aliotti

Office Manager

Nikki started her career in the medical setting. Prior to moving to the Las Vegas Valley she worked as an analyst in a hospital setting to ensure hospital and state requirements are met by treating physicians. Her skill for detail is unprecedented. Working to maintain the office's customer service is her number one priority. Give her a call to schedule your next inspection! Her charming personality is surely a match for her eye on detail.