This page is dedicated to information the new home buyer must know:
• Aluminum wiring: There is not a lot of readily available information out there to the average
home buyer on this subject so I will try to touch on it here. Almost all houses (newer and older) have a main feed cable made
of aluminum wire. This is industry standard and poses absolutely no problems whatsoever if properly installed/connected.
Where aluminum wire poses a "problem" is the branch circuits such as outlet and lighting circuits. I can't
say for sure if there is any reliable statistics on how much of a hazard aluminum wiring actually is, but I can say the insurance
companies shy away from it to say the least. This can drastically increase potential insurance costs because as of now
the only company that will insure the home is Citizens and the rates can be staggering. To make matters worse, you may
not find out till it's too late (I'll touch on this a bit later). To replace the offending wiring is extremely cost
prohibitive as well. I
don't think it would be beneficial to go into exactly why the aluminum wiring can be so detrimental to your bank account,
so for now, let's just say, avoid it like the plague. It's a good idea to inquire about the wire composition
when you are thinking about putting an offer in on a new home. The years affected are approximately 1965-1975 (it's
very difficult to say because it was phased out at different times in different jurisdictions. If the new home you are
considering is in or close to that age range, it wouldn't hurt to ask. This may save you some time and money and
you can move on to the next prospect. It should be said that this hasn't been an issue for that long so MANY
people have no idea and they find out the hard way. It is very common for an inspector to note on his/her report that
the house has aluminum wiring and not say another word about it, or just glaze over it with a passing comment. The insurance
company may not even ask about it till after you already closed on the home and then you are stuck! The fact is, I'm
sick and tired of people calling me up crying because they bought a home with aluminum wiring in it...no one said a word about
it...then a month later the insurance company calls and says "oh by the way, we need a 4 point inspection, or a copy
of the original inspection report". I always tell my clients to tell the insurance company up front (before
closing) that the house has aluminum wiring and the rest usually takes care of itself because they can't afford the proposed
premiums. Ok, I could probably fill up an
entire page on this subject, so if you are in the market for a home in the East Central Florida area, give me a call and I'll
be happy to talk with you at greater length if need be. I will say this, no matter who you use for a home inspection,
be there for the inspection, ASK about the composition of the wiring (if it's in the affected year range) and if it's
aluminum on the branch circuits....RUN. The insurance companies don't ask if it's been "pig-tailed"
or if the proper compatible devices are used, or if conductive anti-oxidizing grease was used....they ask "does the home
have aluminum wire?". If the answer to that question is "yes" then the problems of attaining insurance
remain.
• Mold:
This is Florida, we have mold spores in the air along with a humid environment. In short, we are pre-disposed
to mold issues. However, the 6 o'clock news is a very poor place to get informed about it. Do some research.
Get the facts. Scare tactics are a big money maker for mold inspectors and mold removal specialists. There are
some good mold inspectors out there and some good remediation companies, but I haven't found any personally. I do
a visual inspection for mold or mold conducive situations and inform the buyer on such and when needed recommend them to seek
out a good mold inspector to find out the nature of the mold. Water/moisture is the key. Where there is consistent
stagnant moisture, there is a strong possibility of mold cultures forming. Mold analysis does not lend itself well to
a home inspection that lasts 2-3 hours. The mold cultures need to be left at the site and retrieved later. This
is the main reason why Florida Home Inspectors Inc. does not do mold analysis testing or air quality testing.
Florida Home Inspectors performs a visual mold inspection only that is part of every single inspection completed.
I would recommend going to http://www.epa.gov/mold/ to get the best unbiased information on mold and it's health
related issues.
•
CBS home vs. wood frame:
CBS means concrete block structure. So how do these two stack up? Well
I wish that was a simple answer. I performed a lot of re-building of houses in south Miami after hurricane Andrew devastated
the area. To be honest there was little difference in how a block home stood up against a wood frame home. Many
homes of each were demolished, and many homes of each suffered little damage just down the street. It would seem that
hurricanes do not discriminate between the two a whole lot. However, most people think there is a huge difference so
the block homes seem to have a re-sale advantage in that respect.
I would say that in many
cases the wood frame homes are better insulated and are therefore more energy efficient. They are also much easier to
remodel and put additions on.
In other words, buy a wood frame or block doesn't matter,
it really depends on the individual house not the general type.
Termites. That word alone sends a chill up your spine
if you live in a wood frame home. Relax, once again the 6 o'clock news and the commercials on TV have people in
a panic when they hear that word. You need to have a preventative termite treatment in either type of home because
both can get the little buggers. In fact I would say I see a higher incidence of termite damage in block homes because
homeowners tend to think block homes can't get termites, therefore may not be as diligent with preventative treatments.
Most people in wood frame homes are so terrified of them, a termite can't get within a block of the home without passing
out from the fumes of all the pesticide in the ground. Both CBS and wood frame homes should have a good WDO (wood
destroying organism) inspection before closing and that should be the time you get all the termite information you can stand.
I have a very good termite inspector I work in tandem with all the time, give me a call and if you are nice I might even give
you his name and number.
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