C O A L I T I O N Corner Specialty Inspections Coalition Corner: Business training tools for HR staff, real estate licensees and other service professionals in the relocation and real estate industries © 2005, Employee Relocation Council/Worldwide ERC ® Coalition Worldwide ERC ® ’s Coalition thanks Dave Surette, SCRP, RAL Inspection Services, Westfield, IN for this edition

C O A L I T I O N Corner Program objectives This program supplements a monthly editorial feature in Worldwide ERC ® ’s Mobility magazine This segment will help relocation professionals to: –Better identify some of the various types of conditions/materials that may require “specialty” home inspections beyond property, pest and/or radon –Gain a better understanding of when/how/why such inspections may be prudent

C O A L I T I O N Corner Types of specialty inspections covered… Mold Stucco Fiberboard siding Underground storage tanks (USTs) Asbestos Lead paint Structural Well/septic Pool/spa

C O A L I T I O N Corner Mold Where required by relocation policy, only test when underlying moisture problem is present Homes with previous or current water problems, and/or with visible mold or fungus may need testing and remediation, to eliminate moisture source and remove mold/fungus

C O A L I T I O N Corner Stucco All types of synthetic stucco are generally tested with two-phase moisture intrusion test, due to a high incidence of failure, usually not visible until serious damage has occurred Traditional hard coat stucco should be tested only when visible problem is present, such as: –Improper flashing at windows/no kick-out flashing at roof/wall intersections –Improper caulking at siding penetrations, such as doors or windows

C O A L I T I O N Corner Fiberboard siding Composite fiberboard siding should be inspected for signs of moisture damage at ends and edges Can often absorb moisture if improperly installed, possibly expanding, rotting, and/or delaminating prematurely

C O A L I T I O N Corner Underground storage tanks (USTs) Normally found at oil-heated homes Can and frequently do leak after 10 years Active USTs should be tested Abandoned USTs may need to be removed, regardless of condition Replaced USTs ideally should be moved to alternative locations, such as: –Basements –Utility sheds –Garages If UST must be replaced in ground, a double-walled tank or concrete tomb should be used

C O A L I T I O N Corner Asbestos Homes built before 1978 may have asbestos in some building materials, such as: –heating pipes –duct systems –floor/ceiling tiles Suspected asbestos, especially if friable (easily crumbled by hand) or located in high-impact area may need to be tested Samples are taken to lab for analysis – and, if positive, either encapsulated or removed by licensed contractor

C O A L I T I O N Corner Lead paint Houses built before 1978 may have lead paint and whether tested or not, require a federal lead disclosure form Even if tested, the disclosure form needs to be presented to potential buyer or rental tenant, along with the test results Most single-family homes are not tested unless children are involved and elevated lead is suspected, especially at high- impact areas like doors and windows Testing should be performed by licensed contractors, using x-ray fluorescence scanners and risk assessments conducted to determine appropriate remediation

C O A L I T I O N Corner Structural Structural inspections are very common in areas with expansive soils, and are normally required when a home inspector, agent or appraiser has noticed such conditions as: –bowing –twisting –sagging –cracking –heaving, or –something that is not level Further evaluation by a licensed professional engineer is recommended

C O A L I T I O N Corner Well/septic Well water testing is becoming increasingly common, and more often required by local and/or state laws Water samples are sent to state-licensed labs, and checked for coliform and nitrates (at a minimum) Depending on state, water tests can include up to a dozen parameters Be sure testing meets local requirements Septic inspections should also meet local/state requirements, which increasingly require “full invasive” testing, vs. traditional visual and dye testing Full invasive testing requires septic tanks to be: –Exposed –Pumped –Visually inspected by licensed contractors Massachusetts currently has the strictest requirements with Title V, with other states beginning to follow

C O A L I T I O N Corner Pool/spa Most homes with pools and/or spas will have a company under contract to service/winterize them, and to whom inspections can be outsourced Pools that are more than 5 years old should be inspected

C O A L I T I O N Corner In summary –While by no means an exhaustive list, these are some of the types of inspections that relocation professionals may encounter –While relocation professionals are cautioned not to “over inspect,” any of these types of inspections may be prudent, depending on the property and circumstances