Leavenworth Home Inspection Issues - Part II

Leavenworth homes have a number of common issues that often show up during a home inspection. In part I of this series about common issues found in Leavenworth homes, John Griffith of Cascade Site Services talked about 5 issues that he often sees in his inspections. Here are the next five issues, in no particular order.

6) Unlined Masonry chimney: Another of the potentially deadly situations that is discovered during a home inspection is an unlined and/or a deteriorated masonry chimney. Typically, masonry chimneys for wood burning fireplaces have terra cotta clay liners. Fireplace inserts and pellet stoves usually have a metal chimney liner installed. If there is no clay or metal type of liner inside the masonry chimney, the chimney is unlined. Unlined masonry chimneys pose a significant safety risk. Any cracks or gaps in the chimneys’ bricks or mortar, anywhere in the chimney (below the roof), will allow heat, smoke and carbon monoxide to escape into the structure. Many attic fires are attributable to deteriorated unlined masonry chimneys. Even if the chimney has a clay liner, any cracks or gaps in the clay liner will pose the same hazards as an unlined chimney. It is critical that homeowners, with a wood burning fireplace and masonry chimney, have the chimney inspected and cleaned by a licensed chimney service company. This should be done annually, if the fireplace is used at all, since cracks in the tile liner can occur at any time and soot buildup can occur very rapidly.

For more information on chimney safety and inspections, see http://www.csia.org/.

7) Electrical Service Panel issues: For those that have ever looked behind the cover of an electrical service panel, you understand the multitude of concerns that are possible in the power supply of an “all electric” home. Usually, the more common issues that are discovered in electrical service panels can be attributed to two causes - outdated equipment and “do it yourself” homeowners. While “DIYing” may work fine for some home projects, electrical system installation or modification should be left to professionals or at least to those “DIYers” that truly understand electrical circuits. Just being “fairly familiar” with electrical supply systems can have very hazardous consequences. “Double lugging” and “over fusing” are typical pitfalls that homeowners, turned part time electricians, often fall into. “Double lugging” occurs when a circuit breaker has two wires or circuits connected to the breaker, when the breaker is designed for only one wire. “Over fusing’ refers to a circuit breaker that is too large for the size of the wire or circuit it is protecting. These conditions can result in arcing, overheating and are a potential fire hazard. Outdated equipment poses limitations on the ability to add new circuits or additional loads to existing components. Also, the older the electrical supply equipment is, the harder (more expensive) it may be to find replacements when breakers fail. Outdated may also refer to down right hazardous, as in the case of “Zinsco” brand panels and breakers. “Zinsco” brands were common in the late 60’s and early 70’s, and unfortunately, have a high failure rate. A high failure rate, in an electrical service panel, usually results in fire. “Zinsco” breakers are easily recognizable by their green, red, blue and black breaker handles. When “Zinsco” panels or breakers are discovered during a home inspection, an automatic referral to a certified electrician will follow. More often than not, the electrician will recommend complete replacement of the panel and/or breakers. Other brands that warrant similar referrals are “Sylvania” and “Federal Pacific / Stablok”. To see some results of electrical system failures, go to http://www.inspect-ny.com/.

8) Lack of GFCI protected receptacles: Since GFCI (Ground Fault Circuit Interrupter) devices were not required on specific electrical receptacles until around 1980, many older homes do not have this affordable and effective protection as part of their updated electrical system. GFCI breakers in the panel, or receptacles in the wall, offer increased protection from potential shock hazards, particularly in areas that are considered “wet”. These areas include the exterior of the home, as well as, garages, unfinished basements, and around sinks in bathrooms and kitchens. For owners of older homes, the installation of GFCI protected receptacles is a great place to begin a safety upgrade to their electrical systems.

9) Nonfunctional smoke detectors: It is absolutely amazing to me that I still come across so many homes that have no smoke detectors or worse yet, smoke detectors that are not working! These simple and inexpensive devices save thousands of lives every year, yet the $2.00 replacement battery seems to be the big roadblock in maintaining effective fire safety in many homes. Older homes, if they have smoke detectors, usually need to install additional devices, so that there is a smoke detector in the hallway of each level of the home, as well as every bedroom. Also, if there is a natural gas or propane appliance in the home, a carbon monoxide detector near the appliance is essential for a safe home. For more information, go to http://www.nfpa.org/.

10) Inadequate attic insulation: More along the lines of comfort, rather than safety, is the condition of minimal insulation in the attic. Newer homes require insulation values of 30 or better, while older homes, will typically be around 19 or sometimes none at all. Adding insulation in the attic spaces will help conserve heat in drafty, older homes.

Course of Construction Insurance

Course of Construction Insurance:

What You Need To Know Before You Build Your Home.

Submitted by Eric Kossian of Leavenworth Insurance

We’ll assume you’ve purchased your dream lot and have hired a contractor. Prior to this point, you should have liability coverage either extending from another home policy or have a vacant lot liability policy. Once you start building you still need liability insurance (your vacant land liability policy is now void once construction starts) and you will need dwelling coverage while the dwelling is being built. Your contractors should have a Contractor’s Liability policies covering their work on the dwelling. For additional tips regarding your contractor see the bottom of the page.

Contractor liability policies do NOT cover your liability as a land owner and they do NOT cover the building while being built. Both of these needs can be easily and inexpensively covered by you with a Course of Construction homeowner’s policy. These cover the building(s) during the time of construction and typical personal property coverage too, as well as your liability. As with any homeowner’s policy there are usually limitations of $1500 - 5000 for theft of your personal tools so make sure, if you are helping out, your tools are well marked with permanent markers and well secured when not in use as tools are a high theft item. (While many companies have a construction surcharge on course of construction policies, I have found a preferred company that has no surcharge throughout Washington State and they have great rates. And, when the home is done, in most cases they don’t require the hassle of doing a new policy… it rolls right into your homeowner’s policy.

It can be cost effective to buy construction materials now in situations where there are strong indications that prices may increase in the near future. Sometimes you can buy now but have delivery later; whereas some materials may need to be delivered now. I offer, on the same course of construction policy, an endorsement that covers theft of building materials up to $10,000. The cost of this endorsement is just $150.

Statistically, 20% of homeowners are underinsured after a total loss paying the extra out of pocket; often many tens of thousands of dollars because the homeowner, insurance company and the insurance agent all estimated the home replacement cost incorrectly. So once your home is completed, be sure to contact your insurance agent to update your replacement cost. (Homes usually cost 12-15% more than budgeted!) I am one of the few Washington agencies offering a company providing unlimited dwelling replacement cost for your qualifying homes, so in the event your home replacement costs more than estimated, you are still covered!

Other Benefits: Identity Theft restoration service is included free with the all homeowners policies! Best policy also provides $25,000 reimbursement. Literally up to 50% discounts on both home and auto insurance for good to excellent credit rating. (I have saved people up to $1000 a year on just one home.) Affluent clients can get expanded theft coverage for jewelry & tools, worldwide liability, all policies in 1 package policy with just 1 bill.

Additional Tips Regarding Your Contractor:

I recommend you verify in writing that your General Contractor has a Contractor’s Liability policy of at least 1 million dollars – to cover at least the home replacement cost. I also recommend that you get your contractor to agree, in writing, that all subcontractor’s will provide evidence of contractor’s liability to the General, with a copy to you, prior to them starting any work on the property. Contractor’s buy these policies to protect their liability for property damage and injury resulting from their work. You can easily check to make sure your contractor and subs are licensed in Washington State at this site: http://www.dol.wa.gov/business/checkstatus.html

It can also be helpful to stipulate in writing with the General Contractor, for the home to be completed by a certain date or the contractor has to start paying you a daily amount, but allow enough time for reasonable construction delays – which are common. This will help ensure that if your contractor is overcommitted to too many people that your home stays at the top of his priority list. Do not agree to pay much beyond actual work performed. If money for materials is needed, you can make the check out to both the materials company (specifying your project) and the contractor if needed. This ensures that money provided to your contractor for “materials” actually gets spent on materials for your home.

Eric Kossian

Leavenworth Insurance

11756 Hwy. 2, Ste. 1, Leavenworth WA 98826

Ph. (877) 548 – 5488

Click Here to Read a Previous Interview with Eric and his company Leavenworth Insurance