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DO YOU SEE THE ISSUES?

Please take a look at this newer Utah County home. Some buyers would just fall in love with its curb appeal and might even forego the $585 larger home inspection fee because everything looks so good. Can you see any needed repairs from the street view? What are the weak points in the design of the exterior? Are there any points of probable water entry that need correction?

Michael Leavitt
Michael Leavitt

I must admit that this home had great curb appeal to me as I pulled up for the inspection. And even after inspecting the structure we found that the majority of the home was in great condition. So why am I sharing this home as an example? Because it has some odd issues that would totally escape the eyes of a casual onlooker.

BOWED WINDOW FRAMES - Look at the main floor window to the right of the main entry. Looking at the lower edge of the frame you can see that it is no longer level. Instead, it has a huge bow across the bottom that the owners had never noticed before.

The bowing was found on 3 of the large main floor windows. So why was it important to bring this to the attention of the owner before closing on the home? The seller was the first owner and my client was going to be the second owner. This means that they would have no direct legal holds upon the builder because the contract for the home was with the original owner and not my client. By bringing this to the seller’s attention, they contacted the builder, who then talked with their stone and window specialists. The builder and window manufacturer supposedly put into writing that they felt there was no real issue and deemed it normal? Their responses seemed silly to me since I rarely ever see bowed window frames and the cause of this issue still remains unknown. As the years go by the cause of the bowing will finally reveal itself and both the builder and the window manufacturer will be on the hook for their 2008 assessments that everything was okay. So even though no repair actions were taken, my client still has added a layer of protection to their investment.

WINDOW FLASHINGS - Look at the black felt paper visible against the lower window edge in behind the stone mortar (stucco base coat).

There was one flawed location in the window to stone trim that revealed incorrect flashings. I viewed felt paper at the flange instead of the gummy peel and stick self adhering bituthane type flashing commonly found on newer homes. It is a good thing I took pictures because somebody came along with a caulking gun and injected the void and all around the window opening before the next third party investigators showed up to further evaluate. I clearly remember taking to the investigator on the phone as he was looking at the window and I was verbally directing him to the area that I found. He said that it was covered with caulk and looked fine because he could not see what I had seen... Be careful of cover-ups!... I still do not know who was responsible (I suspect it was the builder), but I know who ends up losing when there is concealment; my client!

KICKOUT FLASHINGS - Look at the following kickout flashing photo above the main entry. Are the flashings adequate?

I have made the investigation of flashings a top priority in my business. I went so far as to create the specialty website www.Kickout.info to help inspectors, agents, and homeowners around the world better understand what happens when these flashings are either missing or inadequate. The upper corner flashing in the photo is suspect because of the void in and behind. It is important to look in with a light and make certain that raw wood is not visible. The kickout flashing also does not extend out very far. A few years ago we were thrilled to see kickout flashings because most builders omitted their use. Nowadays we have to determine if they are working or leaking. This takes experience, and it is this experience that you get when you schedule your inspection with Michael Leavitt & Co Inspections Inc..

SETTLED CONCRETE WORK - Look at the following rear step settlement evidence.

It is not uncommon for the attaching concrete work to settle here in Northern Utah. The foundations typically are in good shape, yet the walks, stoops, steps, and driveways can sustain major settlement. It is often necessary to either jack up the settled slabs or sometimes jack hammer and remove the concrete only to start all over again. The settlement is usually due to incomplete soil compaction before its installation. The settled slabs can cause sloped stairs and tripping hazards from one slab to the next.

 

SEALANT - GAPS? - Look at the following photo at the joint between the windows and the stonework.

See the huge gap between the stone mortar and the window. Shouldn’t there be some sealant to help stop water entry? ABSOLUTELY! I am regularly criticized for identifying the lack of final water sealing details. Builders, don’t want to pay for it. Installers aren’t getting paid for it and therefore omit the sealant. And building officials are usually unaware of where the requirements are found that specify its use. The ultimate loser is the homeowner as the water entry evidences usually don’t appear until several years have passed. Water entry issues are critical. Homeowner insurance underwriters are wise to the issue and the majority now omit coverage for builder defects. So far we do not have great case law in Utah that would make builders rectify their omission. The person typically stuck is the one who currently owns the home... Don’t let that be you! We recommend that you get the repairs done before taking possession of the home.

If my identifying the above issues makes me the Deal Killer, then so be it. Deal Killer?I will wear the badge with honor. I still prefer to think that the issues above would be responsible for killing the deal. In this case, the deal was not killed. Our client was informed and proceeded forth having further investigations performed from which to make a more informed decision. I performed the inspection with the goal of exposing any issues and directing my clients to the information and professionals that would better help them. This was a case of the buyer finding out the truth and being able to proceed forth with great fear of the unknown.

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