Social Networking

OK, they (I am not sure who they are) tell me that I must improve my social networking skills. Here goes, you can now check me out at these social sites (click on logos):

You can learn all about my business background and establish business connections at Linkedin.






Check out home inspection happenings, ideas, recommendations and see photos of my inspections on Facebook.






Yes, I will now be tweeting as "The Yard Dog" on twitter about home inspection happenings, where I am, what I am doing, neat quotes from my reading (I read a great deal) and the things I learn in my sixty year search for wisdom.

What a client thinks

Unsolicited comment from a recent client:

"Thanks so much Chris, you have been the only cog in this process thus far that has demonstrated exceptional customer service and professionalism!"

Now, that made my day!

New EPA Renovation, Repair and Painting Certification

Do you live in, own, deal with the sale of, or intend to perform work (such as repairs following pre-purchase inspections) in any home constructed prior to 1978? Surprise, this new certification requirement will now affect you!



Beginning in April 2010, federal law requires that contractors performing renovation, repair and painting that disturb lead-based paint in homes, child care facilities, and schools built before 1978 be certified and they must follow specific work practices to prevent lead contamination. The recommended actions and practices aren’t new; they began on April 22, 2008. However, the certification requirement, enforcement of recommendations becoming requirements and fines is a very different scenario.

What is at risk? First and foremost is the safety of the children spending time in these homes or buildings. It doesn’t end there. There are new liability issues related to landlords, contractors and Realtors who may be involved with repairs especially if they fail to use EPA certified contractors. If you live in or are involved in any capacity with a home built before 1978, for your welfare and the occupant’s safety, make sure your contractor is properly trained and certified in accordance with the new EPA regulations and uses lead-safe work practices during renovation or they are subject to fines of up to $37,500.00 per violation per day of noncompliance. Put simply, demand to see and be given a copy of your contractor’s certification and the EPA “lead hazard information pamphlet” (click on the photo below). Verify for yourself that all contractors are following proper protective procedures.

For additional information visit EPA’s website at:

http://www.epa.gov/lead/pubs/renovation.htm

The Perfect Storm Brewing

Some storms are bad but, some are good. I think that a good storm is brewing all around us! I am not alone in my thought! All of the conditions are coming together for this storm to occur and there is only one factor preventing it from hitting us full force. Here are the factors which are leading to a perfect storm in Real Estate sales:

1. Pent-up demand
2. High inventory
3. Low prices
4. Motivated sellers
5. Low interest rates
6. Incentives from government and other sources

What is the one thing preventing this storm from occurring? It is lack of buyer confidence. When this one factor changes, Katie bar the door!

Have you noticed the little blond giving Real Estate advice on the NBC Today Show? Maybe you have seen her on the program Shark Tank. At first I wasn’t very comfortable with what she had to say because she appeared attune to a single market “New York City” rather than the Nation as a whole. Are you aware who this tiny lady is? Maybe we should pay attention!

Being old sometimes has its privileges such as receiving the AARP magazine. A recent article about “Real-Estate Seer” Barbara Corcoran by Laurie Wiegler was titled:

A Tycoon’s Tips

BUY NOW! That’s the hot advice of respected housing expert Barbara Corcoran, who says she’s never seen a better time to purchase a home. “Typically when real-estate prices are low, interest rates are high. This is the first time I’ve seen cheap money and cheap prices simultaneously. This is the good old days we’ve dreamt about.”

Corcoran has a knack for timing. Having parlayed a $1,000 loan into a high-end New York City real-estate firm she started, The Corcoran Group, she sold the company for $66 million in 2001, before the market cratered.

Now, as an investor on ABC’s Shark Tank, Corcoran encourages buyers to jump at the abundance of good deals, “It’s a perfect time to snatch a bargain or to upgrade,” she says. And when does she think the market will rebound? “Real estate is slow to unwind but fast to recover. I suspect we’ll make up for most of the loss of the last four years within the next 18 months.”

I like this tiny blond better all the time! Check out her best selling book (click on the image below).

Plumbing – Caulk Toilet at Floor

There is one issue I count on being different on the residential and commercial properties I inspect. The requirement is clearly the same on both. Commercial building toilets will, most likely, be caulked at the floor and single family residential will not.


Why the difference?

It’s simple, an anticipation of enforcement of codes or a lack thereof. Most builders will not acknowledge such but they default to the minimum of enforcement or generally accepted practice rather than the requirement of codes or manufactures recommendations. Many builders and subcontractors actually learn code when their hand is smacked for failing to meet it not from their foreknowledge of the requirement. Hence no enforcement leads to a failure of compliance. This is an easily observable primary example of this issue. Walk into your bathroom. Is your toilet caulked at the floor? Most likely it is not. Should it be?

When conducting a home inspection I handle this differently depending on the home. On new construction I write up “Toilet Not Caulked at the Floor” as a “repair” item. However, on lived in homes I write it up as a "discretionary improvement". When I started in this business I wrote them all up as a repair item. Why the difference? You can’t imagine the flack I have taken over this. Most homes new or existing, in my service area, have un-caulked toilets. Many home inspectors simply ignore this issue because of all of the flack and conflicting opinions. I call that a cop out on the part if the inspector who should know better than to ignore such an issue. Some counties code enforcement inspectors require that toilets be caulked and some ignore this. You might be surprised to observe that large builders who work in multiple areas usually have their toilets caulked while local builders might not only ignore this but may be vehemently opposed to this practice. I have found the difference interesting and have been observing it for many years. Why the difference? I have found it to be simple. Large builders, working in many areas of enforcement, tend to function at the most restrictive, following codes more closely to keep their employees and sub contractors, who function in the different areas, from having issues with the enforcement officials. For example in my service area I will usually find new construction, in most counties, with un-caulked toilets with the exception of Guilford County where they are much more likely to be caulked. Wonder why?

Why are some builders and homeowners opposed to caulking toilets? The primary excuse is leakage or more correctly easily observable leakage. The thought is if the joint is open water from a leaking wax seal will run out onto the floor making the homeowner aware of a leak before the floor is damaged by rot. Interestingly a small open area in caulk at the rear of the toilet will easily accomplish this although most will refuse to caulk at all. Is there interest in observing a leak or simply their bull headed refusal to change their long standing practice of not caulking toilets?

Why should toilets be caulked at the floor?

1. Although our inspections are not code enforcement inspections we must consider code issues, especially on new construction, even though we do not write them up as such. The International and Uniform codes clearly show a water-tight seal is required where plumbing fixtures meet floors and walls. Since issues found on new construction are the responsibility of the builder, who is responsible to meet code requirements, enforced or not, I choose to designate this as a repair item which is easily justifiable under current code requirements. On lived in homes this falls on the homeowner who isn’t responsible for meeting current code requirements and most likely required by code or not, at the time the home was constructed, the generally accepted local practice was not to caulk the toilet. Hence the difference as an improvement recommendation.
2. Manufactures recommendations include that plumbing fixtures should be sealed where they meet floors and ceilings. Interestingly, by default, manufactures recommendations carry the same weight as code in most municipalities. Surprisingly, to some in most situations, where manufactures recommendations exceed the written code the code enforcement official will demand the more excessive be followed. Codes even state where an issue is not addressed in the code that manufactures recommendations are to be followed. That gives the manufactures recommendations the force of code.
3. Often below a second floor toilet you will observe a stain on the first floor ceiling. Has the toilet leaked? Not necessarily. Where do you think the mop water, water dripping from bathing or leaking at a shower curtain goes when it runs up under an un-caulked toilet? Through the opening in the floor at the pipe and to the ceiling below.
4. Have you ever noticed or cleaned the obnoxious build up in the joint at an un-caulked toilet? Think that might be a sanitation issue? The Health Department does. Wouldn’t it be easier to caulk the toilet rather than cleaning the open joint over and over on your knees with a tooth brush (hopefully not the one you use later to brush your teeth)? On second thought if you are willing to clean the joint with a tooth brush and then brush your teeth caulking the toilet will not be high on your list of things to do today.
5. Many experienced plumbers have observed that toilets caulked at the floor are less likely to have leaking wax seals. Why could that be? Easy, Caulking reduces the potential for movement limiting forces on the seal which might cause it to leak.
   

Is your toilet caulked at the floor? Would you desire for me to write this issue up on a home you are purchasing? Do you think your builder should caulk your toilet?

Manufactured Stone - Is there another storm brewing?

(Revised June 4, 2010 links updated October 25, 2014, links updated and revised March 19, 2017)

Today is Sunday March 19, 2017 as I look back on this article I wrote in November of 2009. Interestingly, the brewing storm has been slow progressing but trust me it is whirling around us. The past few weeks I have inspected two townhouses side by side. When I inspected the first the builder walks up, as I am writing up the issues addressed in this old article, stating that he doesn't agree with how inspectors are writing these issues up and that he doesn't see any difference in this and brick veneer.

About a week later as I am inspecting the adjacent townhouse a resident of a third townhouse constructed next door three years previously is present. On bringing up the stone issues she asks if I will step next door and look at hers. As I walk in she explains that a windy downpour came up shortly after their occupancy and water was pouring in over her large living room window in the stone veneered wall. I inquired what the builder did about it. She said that they removed all of the stone and replaced it. Same builder!

Recently, I received a call from a client who has been transferred and a relocation company is buying his home I inspected as a new construction in 2008 before I was fully aware and addressing these issues in my reports. He said that the relocation company had found elevated levels of moisture inside of the manufactured stone veneer walls and asked what should he do? I recommended he call his builder.

A few months ago I received an email from a client who's newly constructed home with manufactured stone I had inspected in April of 2012. He expressed concern over water coming through their walls. I requested photos which clearly showed wet drywall on the inside of the stone wall. I inquired if he had addressed issues with the stone addressed in his home inspection report. He apparently listen to those who advised him that my opinions were over the top and chose to do nothing. What advice could I offer at this point. Only that I told you so.

Fortunately, a few builders have taken this issue seriously, changed their ways but not completely, and far from 100%. One contractor confronted me on one of his homes and stated to do it the way we are writing this up cost $1.50 a square foot more and he isn't going to pay for it. Unfortunately, many improper installations are in place and the only way you may know they are leaking and damaging your home is to conduct an interior wall moisture test.

Now to the original article from 2009: 

Raise the storm flags, batten down the hatches, prepare the bilge pumps and rain suits there appears to be another real estate storm brewing. Storm clouds are forming on the horizon and you need to be aware, not caught by surprise, when the force of this storm hits the market place.

Do you recall the issues with asbestos, hardboard siding, synthetic stucco (EIFS), polybutylene water pipe, radon, mold?

Do I have your attention?

If you have been around for a fraction of the time I have you have noted a major shift in the architectural appearance of newer homes. Drive through almost any newer upscale neighborhood and you can’t help but observe the change. What is this growing architectural detail? Manufactured Stone or more properly stated Adhered Concrete Masonry Veneer. This wonder is cropping up on homes in all price ranges. Why? Buyers love it! The problem with fast expanding usage of a newly popular product is that proper installation practices often lag far behind the demand for the product. So it is with this product.

Put bluntly the issue is similar to the Synthetic Stucco (EIFS) situation where lack of proper installation practices allows for moisture damage to the wood components of the wall system. A repair contractor familiar with both repair of EIFS systems and Manufactured Stone systems makes this comment in the Journal of Light Construction: “With cast stone veneer, leaks and rot often show up sooner, progress more quickly, and cause more severe damage inside the wall.”

Ouch, that smarts! Are you paying attention?

Sooner or later the growing demand for a product and lack of skilled installers aware of proper installation procedures reaches a state of crisis where action is required to correct shortcomings. For this product the time is fast arriving. If you haven’t experienced this issue on a home inspection report, you will shortly. Local home inspector associations and The North Carolina Home Inspection Licensure Board are in the process of addressing this issue with its licensed home inspectors. Many are already on the band wagon and others will be quickly climbing on board as the board makes its recommendations for how this issue is to be addressed in our reports. They may call it a “recommendation” but don’t take that lightly because the board doesn’t look down with pride on those who fail to adhere to their “recommendations”. Most home inspectors will take heed and begin addressing this issue if they haven’t already. Be prepared, you will be reading about this in reports soon. Here is a preliminary look at how this is shaping up. Soon something of this order is how inspectors will be addressing this issue:

Manufactured stone veneer has been installed on the (list areas) of this house. An inspection of the visible components has revealed that the stone veneer has not been installed in compliance with installation guidelines provided by the Masonry Veneer Manufacturer's Association (MVMA). A PDF copy of the installation guidelines is available at: http://ncma-br.org/pdfs/masterlibrary/MVMA%20Installation%20Guide%204th%20Edition%20web.pdf

Specific problems noted with the visible components include, but may not be limited to: (list all that apply)

• Weep screeds are missing at the base of wood frame walls.
• Weep screeds are missing at the tops of window and door openings.
• There is no caulk between other materials and the masonry at windows, doors and adjacent trim.
• The masonry veneer is in contact with the ground
• The masonry veneer is in contact with paved surfaces
• The masonry veneer is in contact with roofing materials
• Kick-out flashings are missing where roof eaves meet the masonry veneer
• Metal lath is visible between stones, indicating that the proper base coats of mortar were not applied prior to installation of the stone.
  

The lack of proper detailing and flashing may result in water penetration behind the siding, resulting in structural damage. The installation of the manufactured stone veneer should be evaluated, compared to the specific installation requirements of the stone manufacturer and the MVMA, and repaired as deemed necessary by a licensed general contractor or masonry contractor.

Please note that because the water resistive barrier, metal lath and basecoat of cement stucco are completely concealed behind the manufactured stone veneer, they cannot be evaluated by a visual inspection.

How will this affect homeowners, Realtors, homebuyers and sellers? That’s the interesting component. You will be hard pressed to find any installations of this product in the state of North Carolina installed per the “Installation Guidelines for Adhered Concrete Masonry Veneer”. Most likely the code enforcement authorities will follow behind addressing this issue in new codes as they are introduced. In the meantime you should be aware that all products installed in this state are “required” to meet manufactures recommendations. Therefore, although this may not be clearly addressed specifically in the current code it is implied and can be enforced at any time.

For detailed information on this issue check out the December 2004 issue of Journal of Light Construction article titled “Manufactured-Stone Nightmares”. For a copy of the guidelines provided by the Masonry Veneer Manufacturer's Association (MVMA) a PDF copy of the installation guidelines is available at: http://ncma-br.org/pdfs/masterlibrary/MVMA%20Installation%20Guide%204th%20Edition%20web.pdf

Inspections every day 8AM to 9PM

I do inspections seven days a week, yes, that includes Saturday's and Sunday's. It's all about accommodating your clients.

Now, I have extended my hours from 8:00 AM to 9:00 PM every day. Before I cut it off at 6:00 PM but, no more. This will continue as long as there is daylight after which I will shorten the hours until spring.

Don't get excited, when I can't keep up or need a break I simply block out time for reports or for me.

Take advantage of the most available home inspector in the Triad.

What a client thinks

Unsolicited comment from a recent client:

I know I already thanked you but I want to reiterate both from myself and my family (who are in the real estate business) our gratitude for your work. This inspection and report is one of the most professional, detailed, and well presented documents that we have ever seen. I hope to be able to use you again in the future and will certainly be an evangelist when it comes to recommending you.

NEW - Home Inspector Legislation

Before reading this, please accept my apology for its length and be aware that this information is derived from three primary sources:

1. The actual proposed Senate Bill 1007
2. A report by Bruce Rudd, NCAR Liaison for the NC-American Society of Home Inspectors (NC-ASHI)
3. A report by Fred Herndon, President of the NC Licensed Home Inspectors Association (NCLHIA)
   

The abbreviations used here equal:

NC-ASHI = North Carolina chapter of the American Society of Home Inspectors
NCLHIA = North Carolina Licensed Home Inspectors Association
NCAR = North Carolina Association of Realtors
HBA = Home Builders Association

This author is a current member of the first two, an associate member of the third and a former member of the last. Of course, if you have followed me for the last ten years you know that I am not very opinionated. Right!

Senate Bill 1007 is working its way through the General Assembly of North Carolina. There are many misunderstandings and much misinformation floating around, especially among Home Inspectors and Realtors about this Bill. This article will attempt to set forth what is actually happening. I will state my personal opinion related to this action by the Legislature and the action of those involved in this legislation.

Many organizations were involved in negotiations relative to this bill including NC-ASHI, NCLHIA, NCAR and the HBA. It should be noted that the HBA is probably the most politically powerful player in these negotiations. I know that may sound strange because NCAR is the largest and the most financially flush. However, from the perspective of the Legislature HBA is blue “collar” and NCAR is “white collar”. The Legislature is less likely to buck the position of HBA. The representative of HBA apparently, only attended one meeting only long enough to advise the participants that it would oppose the bill if the contractor’s license exemption was removed. Is the HBA powerful enough, on their own, to back up their threat to kill the bill? Yes, they have already killed a similar bill and have their forces in place to kill this one.

The proposed bill amends the laws under the North Carolina Home Inspector Licensure Act. I will review the sections of the bill being amended which will positively or negatively affect home buyers and Realtors.

143-151.51, Section 1.2 This change establishes a pre-licensing education system of no more than 200 hours and gives anyone currently enrolled in the Associate program until October 2013 to finish. This replaces the program that NCLHIA and NC-ASHI committed to supporting over a year ago. (CDH – I was involved in this as a committee member when the original serious discussion came out of the licensure board committee on Standardized Reports. I not only support this change without hesitation but, although I have hundreds of hours of home inspection education, ten years as an active inspector, I commit to participate in this education program and wouldn’t be opposed to all existing home inspectors being required to take the new 200 hour course.)

151-51.51 5 (a) someone in bill drafting goofed and, when they struck out the section that established the Associate program, they eliminated the requirement for a high school education as well. (CDH – This omission will probably be corrected before this bill achieves its final form.)

143-151.51 5 (b) this section, as written, requires all Inspectors with less than 5 years experience and 750 inspections as of October 1, 2011 to take an abbreviated version of the pre-licensing education program of no less than 50 hours before October 1, 2013. (CDH – In light of the fact that I have been an NC licensed home inspector for over 10 years, have completed well over 750 inspections I qualify for this exception. However, although I have completed hundreds of hours of training I intend to take the 200 hour course required for new inspectors so that there is no question of my qualifications. I strongly urge other home inspectors to do the same as proof of their competence. We should be willing to put our time and money where or claims are. I challenge all contractors, architects and engineers who have already, or in the future, become a home inspector through the open back door of this and previous legislation to follow my lead and prove your competence.)

151-51.51 (c) The exemption for architects, engineers and contractors remains in the law. The HBA lobbyist’s position is that without their exemption they will kill the bill and there will be no pre-licensing education program in North Carolina. However, after two months of intensive negotiation with the HBA and NCAR their is a compromise that requires anyone coming in under the contractor's license provision to wait at least 6 months before applying for a HI license, and requires them to maintain that contractor's license indefinitely or lose the HI license. (CDH – I was a licensed commercial contractor in North Carolina, now retired, and have constructed over 5,000,000 sf of buildings mostly in this state. I have also held license in Virginia and South Carolina and have worked in George, Tennessee and Maryland. Most competent contractors, engineers and architects (including me at the time I considered becoming a home inspector) will tell you that they are not qualified to act as a pre-purchase home inspector due to their lack of experience and training. Before I became a licensed home inspector I completed hundreds of hours in classes and educated myself with books on the subject before I inspected my first home. Since becoming a licensed home inspector I have completed hundreds of additional hours of training. Before my training, even considering my license, and many years of experience as a contractor, I was not qualified as a home inspector. This exemption should be eliminated and the members of Home Builders Association know that it should. Their ego will not allow them to acknowledge that most of their members are not qualified to be home inspectors without training. They should be ashamed of themselves for opposing the removal of this exemption and their lack of concern for the best interest of the buyers of their homes.)

143-51.51 Section 1.4 This requires all Inspectors to carry at least $250,000 worth of general liability insurance and either a net worth of at least $17,500, a bond in that amount, or E+O insurance of at least $250,000. (CDH- This should have been in the original legislation and I support this change) This section also gives anyone still licensed as an Associate on October 1 2011 two years to finish his Associate program. (CDH – I would not be this kind)

143-51.54 (b) this section requires anyone convicted of a felony or misdemeanor to report that fact to the Board within 60 days. A Home Inspector is already required to report this information on the yearly renewal form. (CDH – I support this change)

143-51.54, Section 3 This simply requires anyone reactivating an inactive license to make up his or her continuing education, up to a maximum of 24 hours. (CDH – I would not be this kind and require that ALL continuing education hours be made up)

143-51.58, Section 6 This section rewrites the summary requirements. The basic categories of "not functioning as intended, in need of further evaluation or subsequent observation are still included, but the only ones required to be in the summary are the "not functioning as intended" items. The others can be included at the Inspector's discretion as long as they have some kind of documented reason for putting them there. The old category of "adversely affecting the habitability of the dwelling" has been removed. In its place is a provision that specifically lets an Inspector include safety items in the summary at his discretion. (CDH – I have never understood the need for a Summary Page and don’t now. It was required at the behest of a few (I might add a very few) Realtors who did not desire to read the complete report. I am still appalled at the number of Realtors who do not read home inspection reports except for the Summary Page and the few who don’t even read the Summary page but only write their repair request based on what their buyers request. Why state anything twice. The biggest complaint that I receive from my buyer clients and the sellers, whose home I inspect for the buyer, is that the summary page is not only repetitive but unnecessary and confusing. The Summary Page requirement should be struck out of the legislative act for the best interest of the home buying public. Why should we legislate the act of ignoring the complete report in favor of only reading the summary page? Is that in the best interest of the public? I don’t think so, but who cares what I think?

143-51.58 Section 6 a(2) This simply says that if a home inspector specifically states in his report that something is a code violation, then he is responsible for knowing what codes were in effect when the house was built and conducting the inspection under those codes. (CDH – I would much prefer that the word “code” not be allowed in a home inspection report. However, if some inspector thinks he is competent enough in the content of every code written since the beginning of time and thinks he should “call a code” infraction. Let him, he is only hanging himself.)

My hat is off to Rick Zechini, Director of Governmental Affairs-NCAR and the NCAR at large for inviting the stake holders to the table to negotiate this bill in the best interest of the public rather than taking a chain saw and running rampant thorough the woods without a clear understanding of the root system of the trees they sought to cut down.

My thumbs are turned down to the HBA who, by their actions, as represented by Lisa Martin with their large stick in hand, clearly exhibit their lack of concern for the buyers who purchase their homes. Shame on you for refusing to support removing an exception your builder members, architects and engineers clearing understand shouldn’t be in this legislation.

If you want to read the bill as currently written, click on the this link.

Epidermolysis Bullosa

I had a terrible time learning how to pronounce Epidermolysis Bullosa. With so many asking me about it, figure I had better get it right. I am always encountering something I wasn’t aware of on a home inspection. You would think, at my age, and with my background, there wouldn’t be anything new I would find in something that is old. But there are.

I often must explain my terminology. I assume that people know what efflorescence is or that I wouldn’t need to explain a hose-bib anti siphon valve or draft/combustion/make up air to a seasoned Realtor, but I do. You would think that everyone would understand positive drainage, but they don’t. Yet, it is why so many basements leak and even seasoned builders simply do not understand the principle.

I am very fond of a particular word “exacerbated”. Don’t know what it means, look it up. I love the way pronouncing it rolls off of my tongue. It’s a great word for a home inspector and I use it once in a while and wonder if the reader has a clue what it means. For example, the lack of positive drainage along the front wall of this home exacerbates basement leakage. Sounds like a professor, doesn't it?

Epidermolysis Bullosa is a serious condition. I hope that you never need to learn to pronounce it, let alone discover what it is. I would however appreciate if you would take a moment and learn how you can help me defeat it by simply clicking here. Please spread the word about what you discover.

Have you purchased one of Jonah's magnets?

Click on Jonah's magnet on the left to learn about Jonah and why he and his parents need your support. Help increase awareness about EB, help support Jonah and fund a cure by purchasing one of Jonah's magnets. Please share this information with others and help sell magnets.


The proceeds will be used for Jonah's care and 10% will be donated to the Dystrophic Epidermolysis Bullosa Research Association of America to fund the search for a cure.

Make Home Buyers Hate Your House

Did you know that buyers will turn around and walk back out of your door if they notice one or more of these?

Odors
Any odor applies, even what you might judge as an “excellent” odor. What are the worst offenders? How about cigarette, cigar and pipe smoke, pets, with mildew not far behind. If you smoke indoors--the non smoker will know as soon as they open the door. If you have pets, the house may smell bad--even if you don't notice it. Eliminate the odor, present potential buyers with a clean, fresh atmosphere, not a house full of perfumes to cover up the odors.

Dogs that Meet You at the Door or in the Driveway
Control your pets--dogs, cats, mouse, snake, whatever. Some people are frightened and others irritated. Did you plan to put them in a bathroom, bedroom or garage and ask people not to open the door? Would you buy a house you can't inspect? Remove pets during showings. If you can't, contain them in crates for their own safety and to show respect for the feelings of potential buyers.

Dirty Bathrooms
You may be comfortable with your filthy bathrooms but they are an instant turnoff for a buyer. Scour them, paint them, purchase a new shower curtain, rugs and towels, and make them shine. Who knows, you might be so impressed you begin a new habit.

Dimly Lit Rooms
A buyer is visiting to SEE your house. Can’t see, do you honestly think they will make an offer to purchase. Brighten it up:

• Replace dim light fixtures
• Install additional light fixtures
• Install (quality) sun tunnels or skylights
• Remove heavy drapes to let the light stream through windows
• Repaint dark rooms with colors that reflect light
• Trim trees and shrubs that shade the house
  

Dirty and fogged windows are another buyer turnoff. Clean them inside and out to bring in more light. If possible, replace any double-pane windows with broken seals. You can find them by looking for a foggy residue that cannot be removed.

A House Full of Busy Wallpaper
Busy wallpaper turns off most buyers. People who love wallpaper will rarely like what you've chosen. You must appeal to the masses when selling your home. Don’t paint over it, because it will be obvious that you did. Buyers know that paint makes removing it even more difficult.

Damp Basements
Dampness or damp smells in the basement screams leaks! Most problems we find are not caused by faulty foundations. They occur because rainwater is being diverted towards the foundation instead of away from it.

• Grade slopping toward the home
• Clogged gutters and underground drains
• No rain gutters along roofline or leaking gutters
• Downspouts aimed the wrong way
  

How difficult is it to go outside the next time it rains and determine where runoff water is going. Don’t have an umbrella? Buy one!

Bugs
Roaches, spiders, and insect that shouldn't be in the house. Get rid of them.
Poor Curb Appeal
If you can’t grab a buyer from the curb you will not sell your home for top dollar. Minor repairs, a fresh coat of paint, new front door, and new garage doors to mention a few ideas make a world of difference. The last house I sold I did all of the above and went one better with a new $600.00 mail box as the curb which screamed “look at me I’m special”. There was a much better house than mine across the street. Which house do you think sold first and at a better price?

Gutters with Plants Growing in Them
Seriously, some people never clean their gutters. What do you think buyers wonder about other issues with the house when a tree is growing out of your gutter? Remember the drainage issue above? Cleaning clogged gutters might help.

Sellers Who Hang Around for Showings
Yes, you... leave the house during showings. Home buyers feel awkward about opening closet doors and lingering for a really good look at the house if the seller is home.

Fascinating, most of the items home buyers hate are issues you can correct without spending a lot of money. Remember this, if your house develops a reputation among agents as the house that smells, the house with the huge barking dog or the house where the owner won't leave people alone, it will be too late. Your house will be last on their list to show potential buyers.