You have been in your new home for almost a year.  The clock is ticking on that one year builder   warranty. At the one year anniversary you give up almost any chance you have in getting your builder to correct any issues you may have.  Our Warranty Inspection is designed just for this purpose, so you can give your builder a written document that has all of the warranty issues known to date.  Once your builder is put on notice about these problems the builder has no recourse but to correct or address the problems under state law, even if it goes beyond the twelve months.  The key is putting them on notice with the report before the first year anniversary date of your new home.

All of the readily visible structural elements and major systems of the home. Items that will typically be included in an inspection are:

·  Framing (structure) This also includes the exterior cladding.

·  Roof and attic

·  Foundation (basements, slab foundations, crawl space, etc)

·  Grading of soil (drainage around the home)

·  Doors & windows

·  Garage & garage doors

·  Electrical system

·  Plumbing system

·  Heating and air conditioning systems

·  Insulation

·  Ventilation

·  Kitchen

·  Bathrooms

·  Appliances

·  Swimming pools & Spas; Lawn irrigation systems (additional fee required)

• Additional items and systems unique to a particular home can also be inspected.  Cosmetic related issues such as paint issue are also addressed in the report. 

When the inspection is complete, you will be aware of any additional problems that were discovered and they will be discussed them with you. Safety concerns that are noticed will be pointed out and identified. You'll also receive a full written report with photos of the inspection via email shortly after the inspection.

We will also tell you about any routine maintenance that should be performed, as well as answer any questions you may have. Our goal is to discover and inform you of anything we find that might affect your new home.

Don't let the time run out on your warranty before you get everything corrected.  You can schedule your Warranty Inspection anytime.  An industry recommendation is to have one performed between the  9thto the 11th month of ownership. We even have folks that schedule a warranty inspection months in advance so that it will not be forgotten.   

If you have waited till the last few weeks, we can make adjustments to our schedule to fit you in before the end of the first year just give a call to see what we can do. 

If for some reason we can't adjust our schedule, we will refer you to another qualified ASHI inspector in the area who performs warranty inspection to our standards.

I have included a summary in my report for the past 20+ years, or ever since I started inspecting homes. 

Why do I include a summary?  I guess the main reason is that if as a buyer I needed an inspection I would want to have a summary in my report.  As a buyer I would want to know the high points or the problems that were found during the inspection without sifting through pages and pages of a report.  I have always treated my clients like I would want to be treated, this could be why I have been successful in my business.  I'm trying to make the process as easy as it can be for my client, lord only knows that their head is spinning in all directions during the home buying process.

Some might argue that most folks will only read the summary.

This is kind of like leading a horse to water!  Once the report is out of my hands I have no control over it. But in my report I state in several areas, that the summary needs to be used with the entire report as this is the only way that you will get the entire picture of the conditions that were found.  I tell my clients and their agents to use the summary as a road map to guide them through the report. 

What about pictures in the report?  Hopefully your inspection report will include pictures of the findings and hopefully the pictures will be in the body of the report and not the summary.

Why put the pictures in the body of the report and not the summary you might be asking?  Well, by not having the pictures in the summary this helps to make the reader go into the report to see them.  This is just another subtle way to reinforce the fact that one needs to also read the entire report and not just the summary.

The inspection profession is divided on offering a summary.  From what I have been able to tell about 70% of the profession offers a summary. This has shifted over the past several years.  At one time very few inspectors provided a summary in their reports, now it is becoming the norm.

With the hot summer weather we are experiencing in Middle Tennessee, we are looking to ways to keep our homes cool. I do not know about you but we have seen a sizable increase in our electric bill over last year and we have not made any change our home or to the temperatures in our home.  Here are some tips to keep your home comfortable. Most are fairly inexpensive and make for an easy weekend project.

Window Coverings

When the temperatures are expected to be high, consider keeping shades closed throughout the day. It is amazing the difference in heat gain when the sun is kept off the windows. In our home we have plantation blinds and I'm considering tinting the windows. Some of our neighbors have special screens on their windows that keep the solar gain to a minimum.

Fans Around the Home

Consider installing ceiling fans to keep the air moving, this helps make it much more comfortable, especially in bedrooms. In my home, I have several small fans that keep the air circulating. The movement of air makes you feel cooler than the actual air temperature.

 Fans for the Season

I have a digital indoor and outdoor thermometer that I use to determine when the outside temperature has dropped below the inside temperature. During the cooler times of the year and when the temperature outside drops in the evening, we have a large box fan that is tightly fitted in a back window that exhausts the warmer interior air outside. This causes negative air pressure in the house, and when you open other windows in the home, you will get a nice cool breeze coming in. Similar to those old fashion whole house fans that use to be so popular..

Home Air Conditioners

If you have a central air conditioner, there are a few items you should consider to keep it running at peak efficiency.

The outside component of your unit is called the compressor. It houses the pump and the blower that cool the compressed gas that is then pumped into the home to cool the air inside. We see these units covered with landscaping debris (grass, weeds, bushes etc.) all the time.

When this happens the airflow is restricted and it has to work harder to cool your home. Always keep these units clear from obstructions, so they can easily cool the coils. Keep lawn clippings from blowing on them when trimming the grass. Sometimes dryer vents are located too close to AC units, plugging them with lint.

Read your manual on the best way to clean the unit. Some may be hosed off, ALWAYS TURN OFF THE POWER when cleaning them. Others require more complex cleaning. A dirty AC will waste a lot of energy. When in doubt have a professional clean it regularly, usually at least once a year.

Attic Fans

These will help keep he attic spaces cool. Ideally the attic is the same temperature as the outside air. In the summer, I routinely enter attics that are as high at 145 degrees! Ventilation and insulation are both critical to keep this heat away from your living space. If your attic has less then 12 inches of insulation consider having more added. This will pay for itself in heating in winter and keep you much more comfortable in summer.

Roofing

When re-roofing a home, consider using light colored coverings. They will reduce the heat from the sun. We always recommend silver coating un-coated torch down roofs. It will extend their life and help cool your home. Another saver are the addition of "Ridge Vents" on the roof.  This is one of the most effective ways of venting an attic.

Thermostats

Use automatic thermostats with timers to control your cooling system. Be sure your air filters are clean, and your ductwork is tight, well insulated and free from leaks. We see leaking ductwork every day! Never turn you thermostat higher than 2-3 degrees than you normally keep it set at.  It takes more energy to cool down a home than to maintain the temperature in the home. I use and really love the Nest Thermostat, it is a smart thermostat that allows for the tracking of your energy usage.

Landscaping

We recommend that you plant trees that will drop their leaves in winter on the south and west side of homes. This way you have shade in summer and the sun can naturally heat the home in winter. Remember to keep all plants trimmed away from the building.

"To increase the efficiency of your air-conditioning unit by up to 10 percent, plant trees and shrubs to shade the outside unit; place them at least 30 inches away so they don't block the vents on the compressor. For more tips on ways to use landscaping to increase the energy efficiency of your home, see the Department of Energy's landscaping advice." Consumer Reports