Statistics from Hitwise, the web research firm shows that Realtor.com has 5.49% of the visitors and Zillow had 3.63% of the visitors for the week of 7/17/2010.

What is really interesting is that most of each site’s visitors did NOT visit the other site during that same period, this information came from comScore data, another research firm.

What’s the point? For seller’s you want your home to receive the most exposure on as many real estate “portals” as possible. Most portals are reaching different buyers.

For example, Homefinder.com, the home search portal for over 130 different newspapers had about 910,000 unique visitors in May, it allows sellers, through their real estate agent to reach potential buyers who are searching on newspapers’ websites but may not be visiting sites like Realtor.com. SIDEBAR – Our local paper, The Kansas City Star uses Homefinder.com as their real estate search tool. What is really interesting is that some of the largest real estate brokers in town have refused to post their sellers’ homes on the site! They have made a careful decision to limit their clients’ home’s exposure.

According to Zillow, “Due to the limited audience overlap among top national listing sites, agents and brokerages must cast their net as wide as possible on the Web and broadly syndicate listings to the top sites that home shoppers visit most frequently.”

Point2Agent, a listing distribution and syndication company, used by client centered agents and brokers, says “distribution trumps destination.” Like I explain to my clients, “I have over 50 websites because I prefer to fish with a net instead of a fishing pole.”

Bottom line, find an agent that knows what they are doing when it comes to internet marketing and will place your home on as many websites as possible. This is no different than selling toothpaste in 1950. The only difference is that most real estate agents do not really know where there clients homes are being advertised. Nor can you trust that the local big name broker is doing this.

From Bernice Ross, “Syndicating listings to multiple real estate portals in today’s competitive real estate market is an absolute necessity. … the greater your exposure, the more likely you are to sell that listing for the highest possible price in the shortest amount of time.”

Thanks Bernice I could not have said it better!

EPA maintains a comprehensive web site on radon at: http://www.epa.gov/iaq/radon/ where you can find internet versions of all of EPA’s documents, brochures and publications relating to radon.

Below are descriptions of three of the more common EPA publications on radon, copied from site http://www.epa.gov /iaq/radon/pubs/index.html

A Citizen’s Guide To Radon (second edtition) The Guide To Protecting Yourself And Your Family From Radon.
This booklet was developed by the EPA, the U.S. Department of Health, Human Services and the U.S. Public Health Service.  This is a complete guide to taking action to lower the radon level in your home. It offers strategies for testing and discussions of what steps to take after you have tested, discussions of the risk of radon and radon myths.
EPA Document Number 402-K-92-001. September 1994. (www .epa.gov/iaq/radon/pubs/citguide.html)

Consumer’s Guide To Radon Protection How To Reduce Radon Levels In Your Home …
This booklet is for people who have tested their home for radon and confirmed that they have elevated radon levels. EPA Document Number 402-K-*93-003.  (www.epa.gov/iaq/radon/pubs/consguid.html)

Home Buyer’s And Seller’s Guide To Radon
This guide has been developed for anyone buying or selling a home who wants to learn about radon. For sale by the U.S. Government Printing Office, Superintendent of Documents, Mail Stop: SSOP, Washington, DC 20402-9328. Order Number – ISBN: 0-16-041680-9. EPA Document Number: 402-R-93-003, March 1993. (www.epa.gov/radon/pubslhmbyguid.html)

Buyers are encouraged to conduct any and all inspections by qualified experts to verify the condition of a property. This list summarizes many types of inspections, but you should investigate anything that concerns you. Be careful to watch the dates and other requirements about inspections in your sales contract.

Order a C.L.U.E. report from www.choicetrust.com to determine any potential insurance issues for your or the property.

Research School Information (School District – Be sure to ask about any upcoming school boundary changes.)
Covenants and Restrictions

Talk to Neighbors

Builder’s References and Reputation (for new home purchase)

Building Site Info (i.e. excessive fill, built over pond site, etc.) Check with engineering firm that developed the area.

Whole House Inspection (for plumbing, electrical, heating, cooling, appliances)

Structural Engineer (for foundation, roof structure and chimney)

Termites & Wood Destroying Insects

Radon Gas (EPA Radon Gas)

Chimney Sweep

Roof

Sewer Line (house to street) Sewer Hook-up (Is it actually hooked up to the public system?)

Septic system (Johnson County Sewer / Septic Inspection)

Masonite Siding (Masonite Siding Claims)

Mold & Microbials (EPA Airduct Information)

Synthetic Stucco Exterior (EIFS)

Polybutylene Pipes (http://www.plumbing911.com/)

Proximity to Toxic Areas (www.epa.gov)

Proximity to Sexual Predators (Contact local Sheriff’s Department)

Swimming Pool

Sauna, Hot Tub

Inground Sprinklers

Alarm system

Taxes & Zoning & City or County Master Plans – Contact local city and county governments.

Cistern / Well (EPA Safewater)

Lead Based Paint (EPA Lead)

Asbestos EPA Asbestos

Electromagnetic Fields

Carbon Monoxide

Underground Storage Tanks

Hillside Stability

Air and Water Quality (EPA Air & Water Quality)

Causes of Moisture in Basement (Water in Basements)

Other Information: Consumer Housing Advocates – HADD) and Better Business Bureau

Inspectors are supposed to be licensed and insured in Kansas but not Missouri.

Many belong to National Home Inspection Associations. –

ASHI(American Society of Home Inspectors)

NACHI (National Association of Certified Home Inspectors)

NAHI (National Association of Home Inspectors)

PITI (Professional Inspection Training Institute)

ACI (Association of Construction Inspectors)

IHINA (Independent Home Inspectors of North America)

Another consideration is a “re-inspection” by your own inspector after the Seller has completed the agreed-upon repairs.

Always hire the most qualified person you can find. Ask about their experience, education, references and insurance. Many of the above inspections require an engineer to conduct a “Phase 1 Inspection.” Making informed decisions about your home avoids surprises. You can eliminate the guesswork and reduce the potential for problems by hiring qualified inspectors. Your cousin Bob might not be that person. ]]> http://kansascityrealestatereport.com/2010/01/buyer-inspection-list/feed/ 0 http://kansascityrealestatereport.com/2010/01/home-inspection-process/ http://kansascityrealestatereport.com/2010/01/home-inspection-process/#comments Tue, 12 Jan 2010 03:54:02 +0000 Steve Kornspan http://www.kcrealestatereport.com/?p=671 Read More]]> Now it is time to begin the inspection process. It is CRITICAL that we watch the dates. We must complete ALL inspections and respond before the deadline. Otherwise the seller does not have to fix a thing and you own the home “as-is”. Relax it is not quite as bad as that, if something does come up we can ask (in writing) to extend the inspection period.

INSPECTIONS - We begin with the whole house inspector. You may use anyone you like for this process. In KS inspectors are now required to be licensed, and carry insurance.

A top professional will have at least $250,000 worth of insurance, be a member of a association with educational requirements, and take continuing education on a regular basis.

Also, I prefer inspectors that climb on the roof (weather permitting), crawl in the crawl space, and climb in the attic. Good ones stay abreast of building material recalls and past problems.

On my web site, I have some that I trust. http://stevekornspan.com/referrals.htm#inspectors

TERMITES - In addition to the whole house inspection, it is prudent to have a termite inspection done. Lenders previously required it on all homes, now some do and some don’t. Termites are quite common in this area so if there is evidence of activity, it should be treated. Don’t get excited, KC has termites, the damage is normally not as bad as in the warmer climates where termites work on a home year round. It is common to see a couple of boards with damage. In most cases, the home inspector will bring in a termite specialist or be trained to do termite inspections.

RADON - Radon is a naturally occurring gas. The EPA rates geographic areas of the US based on the potential that it might exist at various levels. The counties in the KC area have, based on the EPA scale, the “highest potential” of exceeding 4.0 pCi/l.

Link http://www.epa.gov/radon/zonemap/kansas.htm

In my estimation, about 30% of the homes in the KC area have levels that exceed the EPA recommended limits. A home can be fine one day then be high the next. It can occur in any type of home, but in my opinion, it tends to be more of a problem in homes with non-walkout basements. Basically, the gas comes up from the ground and builds up in a confined space. If it is a drafty “older” basement or a home on a drafty crawl space, the gas is more likely to blow outside. Most home inspectors have a testing device that measures the levels over a 48 hour period.

Here is a link to the EPA website for more information. http://www.epa.gov/radon/realestate.html

If a home has radon levels exceeding the recommended levels, the fix (in layman terms) is to install a fan and seal the cracks.

TIME - The average home can be inspected in 2-3 hours. Most home inspectors have lock box keys so they can let themselves in to begin the process. Then, it is normal for the buyers (and their agent) to come for the last hour or half hour to review the findings and ask any questions about the home. Home inspectors are happy to answer any questions or address any concerns. If you desire, you are welcome to be there during the entire process.

REPORT - Most inspectors will produce a very detailed report including pictures taken of any issues. Usually, the reports are posted to a website or emailed within 24 hours of the inspection.

PAYMENT - Payment is due at the time of inspection unless prior arrangements are made. In some cases, inspections can be paid at closing, in most cases the buyers can be reimbursed or credited on the closing statement. If you want a credit please be sure to get me the receipt.

SCHEDULING - Let me know a few days or time that work best for you so we can coordinate our schedules.

Generally, we start with the whole house inspection. Depending on what is discovered, the inspector might suggest you contact specialists for such things as A/C / Furnace, Roof, Foundation/Structural, Mold, Plumbing, Electrical or others.

4 weeks before your move

2 weeks before your move

Week of your move

Contact and contract with a reputable moving company

Have school records transferred

If you are moving out of town, arrange to transfer (or take with you) medical,

dental and other important records

Prepare to transfer your homeowners and auto insurance to be sure you will be

covered for unforeseen disasters

Hold a garage sale to get rid of unneeded items and/or arrange to place excess

items in storage

Obtain and mail change-of-address cards to the post office, subscriptions, credit

card companies and important contacts

Cancel and order utilities (gas, electric, water, telephone, cable).

If you are moving out of town, close or transfer bank accounts

Terminate newspaper delivery service

Arrange for transfer of vehicle and driver licenses

Keep money, valuable jewelry and important records/documents with you; do not

pack them with the rest of your household goods

On closing day, the home purchase documents will be recorded

Review preliminary settlement documents with agent

Clean property for buyers

Cladosporium:
is profuse and is essentially a cornucopia of spore when air monitoring either inside or out-doors. This genus contains approximately 20-30 different species, most abundant in dry weather, branching chains produce dry spores that are released by twisting of the spore-bearing hyphae as they’re drying.
Outside: Can be found in many soils, plant litter, and old plants and leaves, some of the species are plant pathogens.
Inside: Found just about anywhere indoors including but not limited to bathroom tiles, kitchen tiles, moist windowsill’s, laundry areas, textiles, and any other wet areas of the home. Some species of cladosporium grow at temperatures at or below 32 degrees (F) and can be found on many refrigerated foods.

Alternaria:
is one of the most common found molds geographically and contains approximately 40 -50 different species, very few
of which are commonly found indoors, and is easily dispersed through the air.
Outside: Found in soils, textiles, dead organic debris, foodstuffs, and is a plant pathogen that often found on dead plants.
Inside: When moisture is present, alternaria can grow on just about any organic substance.

Acremonium:
Is a slimly mold commonly found in areas of extreme moisture around the home and can be dispersed through water flow or droplets. The old dried – up spores are capable of dispersion by air. This common mold includes
approximately 80-90 different species.
Outside: Found in soils, dead organic material, foodstuffs, and hay.
Inside: Requires extremely wet conditions in order to multiply, and under such conditions can likely be found anywhere in the home.

Ceratocystis / Ophiostoma:
separate genera that are so similar that they are generally grouped together, and represent approximately 50-60 different species. The production of wet, slimy spore is typically dispersed by water flow, droplets, or insects.
Outside: Sometimes referred to as “lumber mold” this genera is commonly found in lumber yards and forests.
Inside: Can typically be found on wood construction materials.

Chaetomium:
contains approximately 80-90 different species, and is common geographically. These spores are formed inside of fruiting bodies, and are released by being forced through small openings in the fruit body being dispersed by wind, water flow or droplets, and insects.
Outside: Found in soils, dung, wood materials, straw, cellulose substrates and various seeds.
Inside: Very common on sheet rock paper that has been saturated by moisture, and on cellulose and wood construction materials.

Stachybotrys:
is ubiquitous, and represents approximately 15 different species, requires a significant amount of moisture to reproduce slimy spore and is commonly dispersed by water flow, droplets, or insects.
Outside: Found in soils, decomposing cellulose material, decaying plant debris, leaf litter, and seeds.
Inside: Common on wet materials such as wall board, jute, wicker, and other paper materials.

What is it? Where is it?

Medical research indicates that mold is the number one cause of allergic symptoms. Mold naturally occurs in home, office, and school environments, and many thousands of different molds exist, but only a few of them are known to cause significant health problems, of which Stachybotrys chartarum (toxic black mold) and Aspergillus niger(widespread in indoor environments) are the most common. Mold can be found in every area of your home: attics, basements, bathrooms, carpeting, ceilings, chimneys, closets, raised foundation crawl spaces, doors, flooring, garages, kitchens, ventilation systems, walls and framing, and windows. It grows in most building materials, including concrete, dry wall, carpeting, wall paper, fiberboard, ceiling tiles, and thermal insulation.

Molds reproduce by making spores that cannot be seen without magnification. Mold spores move naturally through the indoor and outdoor air. Because mold requires an environment with a high moisture content in order to grow and thrive, it should not pose major problems in an environment such as Salt Lake’s. However, because many homeowners do not regularly inspect their own homes for water and drainage leaks, mold problems do occur in our homes and buildings.

How do I make sure it’s not in my home?

It is in your home, and there’s nothing you can do about it. You are breathing it as you are reading this. However, you can prevent it from growing and thriving in your home, and affecting your health, by inspecting your home on a regular basis (monthly at a minimum) for water and drainage leaks. This means:

1. Removing all the items stored under your sinks and inspecting the water pipes, water shutoff valves, and drainage pipes for leaks. If you detect leaks, have them repaired immediately by a licensed plumber.
2. Inspecting around sink basins, bathtubs, and shower stalls for deteriorated grouting or caulking. These are areas where water can penetrate into the structure’s walls and framing, allowing mold to thrive in those spaces.
3. Using your eyes and nose for visual and olfactory clues. If you see mold or smell musty odors, chances are great that you have mold in your home.

You should also use your exhaust fans in your bathrooms and kitchens or open whatever windows are located in those rooms to help prevent a build-up of moisture in those areas and a subsequent growth of mold or mold-like substances.

If I have it, how do I get rid of it?

Most of us know what mold looks like and smells like. If you believe that you have mold in your home, you should first seek out and correct the problems that are providing the mold with the moisture that it needs to grow and thrive. Reducing moisture, removing all visible signs of mold, and disinfecting surfaces with chlorine and ozone, is the best way to combat a mold problem. Please read the attached “Mold Remediation” page for information about mold remediation techniques. 

Where can I get more information?

The HomeTeam Inspection Service is not a mold testing laboratory and, therefore, we cannot state unequivocally whether any form of mold is or is not present. When we do smell musty odors or see mold-like substances growing, we do, and always have, noted it in our reports. If you want additional confirmation, toxic mold test kits are available at The Home Depot (plumbing department, item #761-572) or at Lowe’s (product item #174419). If you need to know what type of mold is present in your home, we urge you to seek the services of a qualified and licensed industrial hygienist or a qualified and licensed mold testing laboratory. Only they have the necessary laboratories set up to determine unequivocally what types of mold, if any, are growing and thriving in your home. If you have any questions, please feel free to call us at any time at 913 642-3515 or 816 810-3515.

Mold Remediation

Deciding When to Call a Professional

With the prevalence of household mold cases across the nation, many homeowners are wondering whether or not they can clean up mold themselves. The answer is yes, but without knowing the type of mold is growing in a home or the extent of the problem, many contractors are hesitant to recommend homeowners tackle a mold infestation themselves. Homeowners trying to decide whether or not to clean up mold themselves should realize that there will be a significant difference in the approach used for a small mold problem (total area affected is less than ten square feet) and a large contamination problem of more than 100 square feet. According to the Environmental Protection Agency (EPA), a homeowner wearing personal protective equipment (PPE) may handle small cleanup areas. However, for larger areas, the EPA advises hiring an experienced, professional contractor. For in-between sized cases, the type of containment and personal protection equipment to be used will be a matter of personal judgment. Any home that has sustained major water damage or flooding needs to be inspected by a qualified water loss specialist.

If, after evaluating the problem, homeowners decide to clean mold themselves, they should keep in mind that they will be exposed to potentially toxic mold, strong detergents, and disinfectants. Steps should be taken to protect residents’ health during cleanup:

1. Wear a full- or half-face respirator with a P-100 filter to prevent inhalation of airborne spores.
2. Minimize exposure to disinfectants and contain the area in which you are working.
3. Wear protective clothing that is easily cleaned or discarded.
4. Use rubber gloves.
5. Ask family members or bystanders to evacuate areas that are being cleaned.
6. Air out the house well during and after the work.
7. Bag and discard moldy items.
8. Dry and dehumidify affected area for two or three days.
9. Remove moldy items as soon as possible to prevent further release of spores.
10. Use non-ammonia soap or detergent, or a commercial cleaner, in hot water, and scrub the entire area that is affected by the mold.
11. Use a stiff brush or cleaning pad on cement-block walls or rough surfaces.
12. Rinse cleaned items and dry thoroughly.

Disinfecting agents can be toxic for humans, not just molds. They should be used only when necessary and should be handled with caution. Disinfectants should only be applied to thoroughly cleaned materials. Do not use disinfectants instead of, or before, cleaning with soap or detergent. When using disinfectants:

1. Allow the disinfectant to remain on the surface for the prescribed time before rinsing.
2. Ventilate work area thoroughly.
3. Make sure the entire surface is wet.
4. Properly dispose of extra disinfectant and runoff.

The cleaned areas should be thoroughly dried and any sponges or rags used to clean the mold should be discarded. The key to mold control is moisture control. Keep the area dry and the humidity level below 45 percent. 

If a water invasion occurs, it is important to eliminate the water source and dry water damaged areas and items within 24 to 48 hours to prevent mold growth.

If mold returns after a cleanup, it may indicate an undetected problem, such as a leak. If mold contamination is extensive or if the homeowners ever feel unsure of themselves during the cleaning process, a professional abatement company may need to be consulted.

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There are many, many valuable web sites with information about mold assessment and remediation. Simply type in keyword “mold” in any search engine and you’ll receive thousands of replies. Be sure to check the site sponsor(s) for legitimacy (or conflict!), but you will undoubtedly find something viable related to what you’re looking for.

The following is a short list of web-based mold information that we at The HomeTeam have referenced in the past and feel comfortable recommending:

General Information:

www.epa.gov (type “mold” at search queue and several documents will appear)
www.3m.com/market/safety/ohes2/mold/
www.moldsense.com
www.hometest.com
www.kansascity-homeinspections.com

On windows if just the sill and brick mold (the exterior trim on the window) are bad I recommend repairing it. If we find the jambs (the sides that hold the tracks) are starting to go or maybe the sashes (the moving parts of the window) it may be more economical to do a replacement window. Sometimes I suggest a full replacement unit, depending on homeowner preferences and how much longer they will be there.

Homeowners need to be very wary of the repair crew that tells them it’s time to go ahead and just do all the windows now to prevent rot later. I’ve seen cases where the owners were pressured into replacing perfectly good sills and brick molds just to “not have to worry about it later.” With some maintenance those units may have lasted for years.

In our area another very common form of rot has to do with siding. Many homes are to the point now that full replacement is a good idea. However, many homes are going to be fine for years by replacing a few panels and using a band board across the bottom. Each home needs to evaluated to see how extensive the repairs need to be. It’s your wallet so don’t let someone else spend what’s in it.

To prevent future damage to your home keep bushes trimmed so that there is at least 12” between them and the siding. This allows air to flow and dry out moisture. Additionally, anything that rubs on the siding or windows acts like sandpaper and slowly eats away at the structure. Besides, nicely trimmed landscaping creates a great first impression.

Tony Drew
HandyFolks, Inc.
www.handykc.com
913-269-7191