Understanding the "Product" you sell (This information could save your clients THOUSANDS of dollars) *Homes "Designed" to fail.  Last Minute Inspection Discount Offer NBI's Tidbits (Snippets of life from NBI)  *Picture of the Week "New Wood Destroying Pest" A little Humor to brighten your day *Three of my Life Lessons Time to Read: 5 Minutes or Less Routinely, agents confess how little they know about the physical product they sell…(the house). At times, they are embarrassed that they can’t answer client’s questions regarding the physical aspects of the house. In each publication, you will find helpful comments and pictures to help build your knowledge base. This information is not to make you a home or termite inspector. It’s to increase your core knowledge to make you even more valuable to your client.     Homes "designed" to fail ! ! ! Routinely, I will hear "Boy, they sure don't build homes the way they use to."  Frankly I'm very happy they don't.  Most old homes were not built very well.  They had small foundations, no insulation, leaking windows and doors and poor electrical.  Overall, today's homes are being built better and better; however, some new homes are being "designed" to fail.  Homeowners also continue to make the same mistakes maintaining their existing homes.  It's very important for you and your clients to be aware of these common construction flaws.  Overlooking these potential problem areas could be quite costly. Wooden Decks: Wooden decks are the single most costly item involved in home sales.  Millions or perhaps Billions of dollars are being wasted each year by building and re-building wooden decks.  As an agent, you have probably seen 100 decks needing repairs or replacements.  As a 20 year inspector, I've seen 100 "thousand" decks needing repairs or replacements.  Each time, I ask myself..."WHY" do homeowners continue installing wooden decks when they should know the "same" thing will happen within 5-10 years?  The only one that benefits from wooden decks are are the contractors that repair or replace them.   Wood exposed to the elements WILL rot! !       Fungus is a very basic organism.  It needs only three elements....AIR, FOOD (wood) and WATER.  Remove one of these elements and fungus can't grow.  The closer the deck is built to the ground, the faster it will become fungus damaged.  Building a deck close to the ground blocks the air circulation needed to dry the wood.  The longer the wood stays wet, the faster the deck will rot. (This deck will be severely rotted within five years.)        The white "stuff" is fungus infection.  Notice that it is starting at the interconnecting joints between the deck boards and the floor joists.  This condition will start appearing within 2 years of construction.        In 6-8 years, your deck will start looking like these.  Because the fungus is on each deck board and each floor joist, it could not be "Certified" unless the entire deck is completely replaced.  SOLUTIONS: Wooden decks built close to the ground would typically cost $20.00 per sq. ft. to construct.  The higher the deck, the more costly it is to build.  If possible, replace your deck with a concrete patio.   A basic concrete patio will cost only $8-$10 per sq. ft.....and it will NEVER ROT ! ! An exposed aggregate patio or stamped concrete patio would cost $12-15 per sq. ft.  Cap the concrete patio with beautiful Arizona Flagstone and it still will cost you less than a wooden deck.   If you are dealing with an elevated deck, consider "waterproofing" the deck.  In the long run, it will be far less expensive.  Click HERE to read a previous newsletter regarding waterproofed decks.   This picture shows another common construction flaw with wooden decks.  Notice the deck has been constructed at the exact same height as the interior flooring.        This often times causes water to infiltrate into the house and create substantial damage to the interior flooring.       Decks attached to the house create terrible water trap areas causing damage to the deck as well as to the siding of the house.   This deck will have to be completely removed in order to repair the siding.  Once again, this is a TERRIBLE waste of money that doesn't need to happen. SOLUTIONS: 1.  Install "Z bar" metal flashing under the siding and over the top of the deck ledger.  This will prevent water from becoming trapped between the deck ledger and the house siding.     OR.... 2.  If the deck can be "self supporting"...do it.  A deck that is not "touching" the house can legally be excluded from termite inspection report without classifying the inspection as a "Limited Inspection".  This could save your seller Thousand$$$$ 3.  If the deck needs to be attached to the house for added support, consider adding "spacers" between the deck ledger and the siding.   Often times, contractors would insert 3-4 metal washers over the lag bolts.  This keeps the deck ledger 1/4" away from the siding thereby eliminating the water trap condition.  Both of these construction techniques are inexpensive to perform and will dramatically reduce the possibility of future damage.    Bathroom Floors Bathroom floors are the next most frequent repair item in home sales.  Sheet vinyl is most often installed over 1/2" thick particle board underlayment.  Particle board is nothing more than small wood chips that are glued together.  It is a terrible product to have anywhere near water because it damages so easy.  Inevitably, when the floor needs to be replaced.....the contractor replaces the bad floor with the SAME product....because it's cheap and easy to do.  Look at your termite report; you will see the termite company will only guarantee the floor covering for 3-6 MONTHS! ! !    That's because they know it will become damaged again.  Why do we continue making the same mistake???  There is a better solution.   Bathroom floors become damaged most frequently at the corners of the shower or tub.  This is where the water typically will leak onto the floor covering.       If the vinyl-to-tub connection isn't well sealed, the water will infiltrate under the vinyl and start damaging the particle board underlayment.           Here, the vinyl has been removed to expose damaged underlayment.                A leak around the toilet wax ring has also caused damage to the underlayment.                 The crime occurs when the contractor once again installs "particle board underlayment".           Particle board is nothing more than small wood chips that are glued together.  Once it gets wet it will begin swelling and will soon become fungus damaged AGAIN! ! This is a crime...because "it doesn't have to happen".            NBI strongly recommends installing "cement board" underlayment   The two most popular brands are Durock and Hardibacker.  These are sheet products that come in 3' x 5' pieces... similar to sheetrock.  Here you see it installed on the shower walls.  It also works perfectly on the floor under the vinyl or tile flooring. Install this on top of the subfloor and then thoroughly caulk the connection between the "cement board" and the tub or shower.  Then install the vinyl on top of the cement board and caulk again.  This installation may cost $75-$100 more per bathroom; however the floors may last FOREVER! !     Do your buyer clients a favor and recommend they pay the surcharge to install "cement board" underlayment.  They will really appreciate your guidance.   Wood Siding Poorly designed wood sided homes are very prone to fungus damage.    Driving up to this house immediately puts NBI's inspectors on alert.  From a distance, it looks like a nicely built home.  We know, however, this style of house is very prone to damage.  Any time we see a wood sided house with "surface mounted" wood trim, we know the home is prone for damage.     The wood siding is often times a "pressed board" material that is very prone to water damage.  If the joints and seams are not kept well sealed, it literally becomes a sponge.  The wood trim around the windows and doors also are problematic.     Often times, the wood trim is nothing more than inexpensive "pine" wood.  I've seen  fungus damaged trim on a three year old home.  It is critical to keep all seams well sealed.  If a board needs to be replaced....replace it with pressure treated wood or with rot resistant "cedar" boards.         Wood trim boards (especially horizontal trim boards) are the most problematic.  They simply create water trap areas.  Not only do the boards become damaged but the siding behind as well.  This damage can be prevented by installing a metal flashing under the siding above and then over the top edge of the horizontal board.  This prevents moisture from becoming trapped between the siding and the trim board.       This home is a prime example.  The seller was renovating the house in preparation for sale.  We had the unfortunate task of uncovering EXTENSIVE damage.      Everywhere we looked we found damage.  The entire front of the garage had to be replaced.     This was the front porch.  You can see the damage to the siding where the stairs were attached.  Notice also, the damage where the horizontal trim board was attached to the siding.        The siding on both sides of the chimney needed to be replaced.   Although frustrating, its far better to find the damage now, rather than AFTER the house was painted, or AFTER you find a buyer. LESSONS: Be cautious when purchasing a home with this type of wood siding and/or wood trim. Keep all seams well sealed at all times. Direct all lawn sprinklers away from the house (they cause the most damage). Once replacement of trim is needed; properly flash the trim and replace boards with rot resistant cedar.   EIFS  (Exterior Insulation and Finish Systems) The most recent design concept has me VERY concerned.  We are building million dollar homes out of "styrofoam" ! ! !          Entire tracts of homes are being constructed with styrofoam siding.                Styrofoam (yes, the same styrofoam used in packing material) is being applied to the outside of homes.  Its primary purpose is to offer more insulating qualities to the home.               After the styrofoam is installed, a synthetic stucco material is either sprayed or troweled on as protective outer coating.          Homes covered with EIFS are not your "low income" homes....most are "upper end" expensive homes.     Builders use the styrofoam because they can make the house "pretty".  The curved structure above the garage door and below the balcony are simply made out of styrofoam.      The massive "rock" archway is nothing more than wood framing covered with styrofoam blocks.   The blocks are then sprayed with synthetic stucco.       Big window sills or arches or thick window trim are indications that styrofoam was used on the structure.  Tapping on these trim pieces will give a "hollow" type sound.        The problem with this material is that it is "very fragile"......remember, you are only dealing with styrofoam covered with a thin layer of stucco.   Notice the corner trim on the garage door about 16" above the driveway.  The trim was simply bumped... breaking the stucco coating.  Water will become trapped inside the stucco and will eventually start rotting out the wood framing.  (Notice this stucco is less than 1/8" thick.)        Throughout the year, houses "move"....especially in expansive soil areas.  When the house does its normal twisting and turning, it cracks the light stucco coating making it prone to water leakage.     Left unsealed, extensive damage can (and does) occur to the wood framing behind.     Here is a beautiful home that is covered with EIFS.        Upon closer investigation, you see the entry column has been damaged.  The stucco was less than 1/4" thick.  Left unsealed, this column will become fungus damaged in less than one year.  I am totally amazed at the mindsets of architects and builders.  "People" live in houses.  Houses get "bumped"....especially if you have young boys.  Houses (especially million dollar homes) should expect to last 100 years.   How realistic is it to not bump a home in 100 years.   It simply doesn't make any sense.        Notice the staining on this chimney.  It appears that water has infiltrated behind the stucco.  The only way to be sure is to perform a further inspection by removing the stucco and stryrofoam.  This home is less than 10 years old.   It should not have these problems at this young age. LESSONS: Be very aware of homes constructed with EIFS.  Most are very attractive....but they do have inherent problems.  Your client needs to be aware of the problems involved with this method of construction.  At minimum, they need to be aware this house will require more maintenance than the traditional stucco homes. _____________________________________________ PLEASE, PLEASE, have your listings inspected prior to entering into a purchase contract.  NBI's non-biased inspections will offer your clients the very best value.   We don't have a vested interest in your client's home; therefore if there are repairs to be performed, we can offer you the most practical repair methods... rather than those that are the most profitable for the repair contractor.  Call our office at (800) Go-NBI-NOW (800) 466-2466.  Place your inspection order NOW! ! Place your inspection orders on-line, 24 hours per day, 7 days per week.  To the Top       (Snippets of life from NBI) Picture of the Week:   “New Wood Destroying Pest"     Subterranean Termites, Drywood Termites, Dampwood Termites, Wood Destroying Beetles.   Now we have to add another category of a wood destroying pest.       | | | | | | | | | | | |     We either have a beaver problem, a husband trying out his new chain saw, or a pet that "really" wants to come inside.   To the Top We need your help! ! Our records are showing that thousands of our emails are being swept out to Sea by overzealous spam filters that filter on graphic text and pictures.  If you feel that NBI's newsletters are informative and helpful, we would really appreciate you jumping up and down, waving your arms during your next sales meeting asking all of the other agents in your office to put us in their email address book.  They are missing out on very worthwhile information. Thank You FREE Termite Inspection ! ! ! NBI has only two things to sell, unequalled construction knowledge and “TIME”. We understand that we will never be able to sell “TOMORROW” again. NBI would rather give your client a GIANT discount for acting fast, than not filling an open time slot. By ordering a “Last Minute Home Inspection”, we will include NBI's famous "Non-Biased Termite Inspection for FREE! ! Our normal rates are: (Based upon homes under 2000 sq. ft.) (Prices may vary between market areas.) (San Francisco and Fresno County prices are slightly different.  Please call our office for exact fees.) Home Inspection: $395.00 Termite Inspection: $240.00 Total:.. $635.00 If you order a home inspection and fill a vacant time slot for the following day; your client will receive a FREE termite inspection! (Example: If you call NBI on Monday and you are able to fill an open time slot we have on Tuesday, you will receive a FREE termite inspection.) (Note: Our condominium inspection prices are $240, $310, and $380 respectively.) Call our office at (800) Go-NBI-NOW (800) 466-2466 for complete details. For additional information about our company, please visit us at www.goNBI.com. NBI produces the highest quality inspection reports in the industry.   EXPERIENCE THE DIFFERENCE! ! We provide pictures in our Home "AND" our Termite reports.  These pictures add a tremendous amount of clarity to our findings.  Click here for a Sample Home Report.   Click here for a Sample Termite report.  Place your inspection orders on-line, 24 hours per day, 7 days per week.  Have you missed previous Straight Fax Newsletters?  Click HERE.  We have many posted for your review.  They contain a lot of great information. To the Top Three of my Life Lessons! ! THREE THINGS THAT TOOK ME OVER 60 YEARS TO LEARN 3.  There is a very fine line between "hobby" and "mental illness." 2.  Nobody cares if you can't dance well.  Just get up and dance. 1.  "Men are like fine wine. They start out as grapes, and it's up to the women to stomp the crap out of them until they turn into something acceptable to have dinner with." (a quote from my wife.  ha)   To the Top Like NBI's Straight FAX Newsletter?   Nearly 500 new agents per month are asking to receive our newsletter.  Encourage everyone in your office to register for this worthwhile information. Send to, Answerman@goNBI.com. What issues would you like us to discuss in future Straight Fax Newsletters?  Electrical, Plumbing….Roofs???   Proper interpretation of pest control reports???   Let us know. HAVE QUESTIONS or concerns regarding a potential home problem, ask NBI's AnswerMan at Answerman@goNBI.com  Editor Notes:  Dale J. Luger founded National Building Inspectors in 1986.  Mr. Luger has purchased; rehabilitated and sold over 1000 residential units in his career.  His credentials as a General Contractor, Roofing Contractor (1976), CA Real Estate Broker (1982), Pest Control Operator (1987) make him uniquely qualified and knowledgeable of all aspects of real estate transactions.    We never want to send unwanted mail. Your name is here because a fellow agent suggested you'd like to receive e-mail from us. To remove your name from our e-mail list, simply reply with the word REMOVE in the subject line.