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Every fourth Sunday, Regana Kooman-Henry discusses various aspects of the home buying process and home ownership experience.
You're listening to special
programming brought to you by
Regatta. kumin. Henry of
Coldwell Banker Premier Realty.
The content of this program does
not reflect the views or
opinions of 91.5 Jazz and more,
the University of Nevada, Las
Vegas, or the Board of Regents
of the Nevada System of Higher
Education.
Welcome to the Southern Nevada
real estate Show. I'm your host
Regana and today I have a very
special guest, Gordie Zorn, a
home inspector with advanced
home inspections. Welcome,
Gordy.
Good morning, Regana. Thanks for
having me on your show.
You're so welcome. And Gordy.
Many people that are listening
out there listening this
morning. They're wondering, do
they have to have a home
inspection when purchasing a
home? What do you say to that?
That's a great question. No, you
are not required to have a home
inspection done. But if you were
spending 345 $100,000 Plus on a
home, especially an older home,
wouldn't it make sense to have
an inspection done? Now? I'm a
home purchase is one of the
largest investments you'll ever
make. I know I'd like that added
sense of security knowing I made
a good decision.
Yes, that sounds very, very good
information very correct.
Regarding that, and Gordie, how
long? Have you been doing
inspections?
I have been in business now for
almost 12 years. Prior to this,
I had worked for the largest
luxury home builder in America
with multiple awards for
homeowner satisfaction. Before
that, I was a senior Field
Supervisor for an electrical
contractor with over 30
employees. My philosophy is if
you can build one, how can you
inspect one, you'd be surprised
on how many home inspectors that
don't have a construction
background. Folks really need to
know or do their homework before
hiring an inspector. Nevada is a
regulated state. But that only
means an inspector took a 40
hour class. And that class
teaches us the answers to the
proctored exam. This is why
asking questions is so important
when looking for the right
inspector.
Right? That sounds very, very
true what you're saying and good
information for the people out
there that never knew this or
never purchased a home before as
they're getting ready to hire a
home inspector. Now, Gordie is a
home inspection, a pass or fail
situation?
Well, that's a good question
regarding Home Inspections are
not a pass or fail inspection.
There are either issues or no
issues found. Home Inspections
are not code compliant
inspections. We go what's known
as the standards of practice.
Now, what does this mean? This
means whatever the standards are
that the builders are using, is
what we are inspecting on. I
have a little story to tell you
about that. A few years back, I
inspected a newer home less than
a year old. When checking the
countertop outlets to make sure
that they were GFCI protected. I
found the builders electrician
had a stove outlet tied into the
countertop outlets. Stoves do
not need to be GFCI protected.
And I've never had an electrical
or an electrician wire a stove
in this way before. So after
writing this up, I got a call
from the listing agent. She had
checked with her electrical
contractor who did the work. And
they told her it was perfectly
fine. Since it's not a code
issue. I then explained that
this is not common practice
throughout the building
industry. So to strengthen my
point I asked her if she was
home. She told me she was I then
asked her to go to her kitchen
and trip the GFCI and a GFCI is
a ground fault circuit
interrupter by the way. closest
to the stove. There was A small
hesitation. And then she told me
and I can't really believe this,
but she told me she didn't have
a kitchen. I chuckled a little
and then really don't understand
how anybody couldn't have a
kitchen. I wasn't gonna argue
with her. But telling me that
her house wasn't equipped with a
kitchen was really tough to
swallow. I guess I guess there
were those who don't want to be
proven wrong.
Wow, Gordy that just the fact
that she said she doesn't have a
kitchen. That's really, really a
wild story. It is bizarre, very
bizarre. Now, Gordy. What are
some frequently found issues as
you're doing home inspections?
Well, most of the issues found
in my opinion, are going to be
electrical, but plumbing is
going to be a close second. I
completely understand calling an
electrician or a plumber can be
expensive. But either doing the
work yourself or calling Joe the
handyman may not be the best
option. I remember an older home
I inspected where once I got
into the attic, I noticed a
bunch of Romex that was laying
on the insulation running down
the center of the attic space.
When I trace back the lines, I
found plugs were attached to all
the ends of the Romex. And then
they were plugged into a power
strip. Come to find out the
owner installed ceiling fans and
every room on the second floor.
And this was his way of running
the electrical. This is
substandard electrical Brest
practice, and you really can't
do electrical work in this way.
Wow. That's That's good
information. Also Gaudino Gordy.
What about as you're doing these
inspections, code issues,
Gordie? Well, as
I mentioned, we aren't code
compliant inspectors, we should
only go by the standards of
practice. My Reports are labeled
in a way that reflects the
standards. So my reports are
pretty detailed, full of photos,
and whatever the issue is, it's
it's labeled,
okay? And you know, Gordie,
there's some people that's
listening right now that are
possibly wanting a new
construction homes, and they're
like, saying to themselves, why
should I have a home inspection
on a new construction home when
it has warranties and things
like that? What do you say about
new new home constructions on a
new build?
Well, I'm doing more new home
inspections than ever before.
Just because a home is new
doesn't mean a subcontractor
didn't do a shortcut or two.
When the superintendent wasn't
around, folks need to understand
that the subs get paid what's
known as piecework. They don't
get paid by the hour, so the
quicker they get in and out of
the house, is when they make
their money. I have another
short story to tell. I remember
doing a brand new home where the
front half of the house was
missing insulation in the attic.
This couldn't be seen from the
attic, but was found when
scanning with a thermal imager.
I am a level two certified
thermographer and also an IR
roof inspector. So thermal
imagers are a specialized tool
that home inspectors should not
use unless they have formal
training. As I mentioned, home
inspectors are regulated by the
state. And the state says that
they can't offer an additional
service unless they are licensed
or certified to do so. Another
example of this is are drones.
Some home inspectors are using
drones to do roof inspections,
but don't have a drone pilot
license with the FAA. And I'm
currently studying to get my
drone pilot license.
That's wonderful Gordy about
your drone pilot license. It's
always good to be in compliance
and have the necessary licenses
when you're doing home
inspections. Now how about new
home issues Gordy as opposed to
older home issues that you find
when you're doing the home
inspections?
Well, I would have to agree that
newer home Homes have way less
issues than older homes. In
almost the 12 years I've been in
business, I can count on one
hand, that I've never found an
issue on a brand new home. It's
not that I have to find
something either. I have no
problem walking off an
inspection that I found
absolutely nothing to write up.
That's a good day.
Wow. And I'm sure those good
days are very far and in
between. Gorgeous and so you
know, you do so many of these
and they're you're bound to find
something on a home inspection,
even if it's something very
small. Now, Gordie, what types
of Real Estate Inspections? Do
you do? Gordy?
I do condos, townhomes, single
family homes and commercial
properties. Also some
manufactured homes. But there's
limitations on everything we
inspect. But I'd say mostly
single family residential
properties are the norm.
Okay. And regarding buyer hiring
you for an inspection and
sellers also hire you hiring you
for an inspection? Can you kind
of elaborate on those two types
of inspections?
Well, typically, it is the
buyers that hire me to do the
inspection. But in all honesty,
it actually makes more sense for
the sellers to have the
inspection done before the home
goes on the market. This way,
you know beforehand what to
expect and even fix before you
do list it on the market.
Okay, and what are the
limitations in general when
you're doing these home
inspections?
Well, as I mentioned, we are
regulated by the state. They
tell us what is and isn't
inspected. As an example, the
irrigation system is not part of
a Nevada home inspection. Also
on a home that's owner occupied.
We we can't and we won't move
furniture or other personal
property. This limits the
inspection to what's just
visible inaccessible. There's
other limitations which are
spelled out on both my contract
and the report itself. If there
is any concern by the buyer,
there should be this should be
addressed prior to doing the
inspection. I remember a few
weeks ago, a couple called to to
schedule an inspection. And when
he came to the pool, he had a
concern about a roof mounted
solar heater. I explained first
off that we don't inspect these.
And second, we aren't allowed to
change the settings on the
current owners pool equipment.
He mentioned there was another
home inspector that would test
this solar Pool Heater for an
additional fee. I explained
solar heaters fail all the time.
And if the home inspector wanted
to open himself up for
liability, that's all on him.
Once you go beyond the state
what the state tells you to
inspect the they will question
why this was done. This means
potential fines and other
disciplinary measures by the
real estate division. Well, call
me a Boy Scout, but I stick to
the rules.
Sure, sure. That's good to know
that you follow things by the
book already. Now what Gordy
what is the limitation on the
size of the structure that
you're inspecting already?
Oh, well, there are limitations
on the size especially when it
comes to commercial properties.
I am I can only inspect up to
10,000 square foot on a
commercial inspection.
Okay, good to know Gordy. And
also regarding pools and spas.
Can you elaborate on that
authority?
Well, as I mentioned previously,
I do Pool and Spa inspections
and it is limited to what is
visible. If there's a leak
underground. Obviously, I can't
see that. I recommend recommend
checking with the water
authority on previous usage. I
also check the water meter at
the road. If the meter is
spinning, and no one is using
the water within the home. I
then know that there's either
irrigation leak or a pool leak.
Okay, and Gordian know, what are
this, for example, the
limitations on when you do a
roof inspection, Gordie?
Well roof inspections do have
limits, we should never walk on
a clay or concrete tile roof.
You you break it you bought it.
We're also limited to a 10 foot
ladder. So my inspections on
roof coverings are done from
both the ground and from the
attic. If there's a roof leak,
there should be moisture stains
on the roof sheathing within the
attic.
Okay, and authority what is like
beyond property that's beyond a
general inspection as you're
doing these home inspections.
Well, several years ago, I was
hired by an investor to inspect
a fairly new home. But when I
drove up to the house, I noticed
that the front door was wide
open along with the windows. I
could also see that the whole
upper portion of the house was
leaning to the right. And I mean
the whole house Wow. It it
appeared the builder built the
home on expansive soils, there
was multiple cracks inside now.
None of the doors or windows
could close because the entire
structure was leaving. The house
could not be fixed, the House
would have to be torn down. And
I've never come across another
home like this since then.
Well, Gordie, that's a some
scary, scary situations that
you're talking about. I can't
believe the house was actually I
do believe it because that's
what you do for for your
livelihood. But it's just a
very, very bizarre that that was
in that kind of condition. Now,
Gordie Howe about moldings,
inspections, can you elaborate a
little bit about the mold
inspections?
Well, home inspectors cannot
mention anything about mold in
the home inspection report. In
the case where there is some
discoloration present, a
notation for example, can be
made like there's there's active
moisture with discoloration,
recommend further evaluation by
a microbial specialist. Now I am
a certified mold inspector and
that is actually done on a
separate inspection and separate
report. And that would be done.
Again separately. I'm also a
certified radon inspector, I use
a continuous monitor that takes
air samples every hour, instead
of using the less accurate
canister.
Okay, and Gordie that is very
interesting to know and it's
good to know that you also do
mold inspections and also radon
inspection so you're like very
well versed and, and different
things. So one stop shopping
when hiring an inspector. That's
great. Now, Gordie, what is the
most interesting structure that
you've ever inspected?
Well, I'm glad you brought that
up. I remember years ago, I am
tempted to inspect a home on the
east side of town that was a
frat house. Upon entering, I did
an initial walkthrough and found
that I wasn't able to conduct an
inspection. Every inch of wall
space had an empty beer cans
stacked on it, including the
bathrooms. It's difficult to
inspect when you don't have
access to anything. I took a
couple of photos with my phone I
sent it to the buyer explaining
how it was impossible to inspect
the house at this time.
Wow, that is really really an
interesting story. Gordon, I'm
sure you have more than that if
we had more time but um, that is
very interesting. Okay, and
Gordie Howe much for the
listeners out there how much
time especially for the
listeners that never purchased a
home or done a home inspection?
How much time does it take to
conduct an inspection?
Well, on average, it takes
roughly one hour for every 1000
square foot. It's definitely
holds true on an older home,
especially when it comes to the
electrical. This time also
doesn't reflect the hours that
it takes to write up the report.
On average, I take anywhere
from, say, two to 800 photos on
an on each inspection. I don't
just take pictures of issues, I
take pictures of the entire
home. In case questions should
come up days, weeks, months
later, home inspectors are
required to hold on to a report
for three years. I have a six
terabyte external hard drive
that's typically more than
halfway full. When it comes to
the actual photos, after three
years, the report and all the
photos then get deleted.
Okay, that's good to know that
someone can call you after the
service is done and don't have
to rely on their own judgment if
they really have a question that
they're concerned of. That's
very good, and Gordy. Regarding
client questions, can you
elaborate on clients questions
to you,
I typically walk the house with
the client after the inspection
to go over all the findings. If
the client isn't available, once
they look over the report, I
always tell the client they can
call me in go over the report
with them. My Reports are
detailed and absolutely full of
photos. I include arrows
captions to help explain
whatever the issue pertains to.
That's good glory. Now, Gordon,
what areas around town and what
areas do you service?
Oh, I've done many inspections
out in prompt. And I've gone as
far east as mesquite. I've even
gone as far as far north is
Lincoln County. A small town I
can't even remember the name of
it. But all I know is it took me
two and a half hours to get
there and two and a half hours
to get back. Wow. Of course, I
do have to charge extra for
travel time when not local. Wow,
that's
good to know that you cover a
wide range of areas and you're
not shy to you know, go a little
bit farther out for the client.
So that's that's great, Gordie,
it's been a pleasure. And thank
you so much for being on my show
today. And please say your name,
company name and your phone
number tries for the listeners.
Well, it's Gordy's Arne from
advanced home inspections, LLC
702-987-5319. Again, that's
Gordie Zorn advanced home
inspections, LLC 702-987-5319
licensed number G six five dash
01807.
Thank you so much, Gordie, and
that was such a valuable
information for the listeners
today from our very special
guests Gordy's Arne with
advanced home inspections. And
presently in a seller's market,
I must share with the listeners
my own experience my own
personal experience, when I am
working with buyers, I have
personally experienced when
presenting an offer for my buyer
clients was sometimes getting
actual counter response back
from the sellers through the
sellers realtor insisting that
my buyers waive the home
inspection as a condition of the
sellers accepting my buyers
offer. I do not and I repeat, I
do not recommend that the buyers
agree to this since that could
fall into a money pit situation
for the buyers by agreeing to
not have a home inspection done
on the home unless the buyers
have deep deep pockets and are
like okay to take this kind of
risk. A home is usually the most
expensive item that someone will
ever purchase, and by waiving
the buyer's rights to a home
inspection could seriously be a
financial disaster for the
buyers. If a buyer cannot get
their offer accepted by
including the home inspection as
part of the purchase agreement,
then it's better to walk away
from that purchase. I am very
honest, and I have a huge
conscience and what not be able
to sleep and function
peacefully. If I as my buyer's
realtor convinced my buyers to
not have a home inspection done
in order for the sellers to
accept the buyer's offer. I
always Let's look at what's best
for my clients. If something
does not appear right for my
clients, I always let my clients
know, it's always a good idea to
have a home inspection. At least
a buyer will have all the
information handy possible about
the home before the final
purchase of the home and it
creates a more positive home
buying experience. And regarding
sellers, it's a great proactive
action for the sellers to have a
home inspection before placing
their home on the market. Since
this gives the sellers the
opportunity to correct any
issues found before the home
goes on the market. And that
way, the sellers don't have to
worry about the buyers backing
out of the purchase, because the
buyers got nervous from items
found on the home inspection.
And I am regatta kumin. Henry
with Coldwell Banker, Premier
Realty, your hosts for the
Southern Nevada real estate show
that airs every fourth Sunday of
the month at 7:30am. And my
number is 702-596-1267. Again,
that 702-596-1267 And my license
number is BS 27880. Thank you so
much everyone for listening to
my show this morning. And I wish
everyone listening. A great
Sunday and a great week.