Tag Archives: real-estate

Baltimore City Rental Licensing

Independent Home Inspection

Baltimore City Rental Inspections

The long awaited Baltimore City Rental Inspection form has arrived. Along with it have been constant phone calls and endless emails as landlords and inspectors alike try to determine the easiest path through this inspection mess.

It’s obvious to me, and I’m sure my colleagues will agree, that no Home Inspectors were consulted when the Baltimore City Rental Inspection criteria was finalized.

I’m not going to waste any words about what’s right with the inspection sheet. It’s been long overdue, but the three pages of inspection items show that the City took little notice of its County neighbor whose successful inspection program has been running for the last 10 years with a single page.

One of the first oversights made by the city is simply that the properties involved are mostly occupied. Furnished homes provide obstacles to any Home Inspection as many areas are obscured by furnishings. Home Inspectors do not move furniture and tenants will have a legitimate concern that their property may be damaged during the inspection should that be necessary.

Some of the inspection items are vague and do not provide a standard. Home Inspectors are not ‘Code’ inspectors nor are they supposed to be. The City needs to specify the requirements for a ‘pass’ when needed.

All told the inspection sheet is a big ‘FAIL’ by itself.  A landlord with no inspection background should be able to decipher what’s needed and make his/her property ready for inspection.  Otherwise a great many landlords will be paying for TWO inspections.

The ultimate cost of inspections will be borne by the renter. While the intent may be to make Baltimore housing healthier and safer, the poor, who can barely make ends meet now, may just find themselves poorer as a result of these inspections.

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National Radon Action Month – January

January is National Action Month for Radon Awareness.  Do you know the Radon levels in your home?  Do you know the effects of long term exposure to you and your children.

Independent Home Inspection is offering a 20% reduction in our fee for Radon tests with or without a home inspection.  This includes testing those homes that already have a Radon mitigation system.  Testing homes with mitigation systems installed insures their continued effectiveness at reducing Radon to safe levels.

You’re wise to check your new home for Radon before you buy. The EPA says all homes can have Radon. This includes new homes as well as older homes. No mitigation systems installed in your neighborhood may simply mean those homes haven’t been tested.

So, what results do you need to make a decision about Radon levels. The answer is simply the average concentration over the testing period. This includes short term tests, as in a Real Estate transaction, or long term tests that might be done to monitor the effectiveness of an installed mitigation system. The EPA has set 4.0 piCul as the action level for a single family home. At or above that level requires a mitigation system to reduce harmful Radon levels.

Independent Home Inspection uses an electret based Radon monitoring system to measure your homes Radon level. Electrets have an initial electrical charge that decays at a known rate in the presence of Radon. I use annually calibrated equipment to measure the electret charge before and after exposure and a computer generates the result on the basis of the measured differences.

Electret systems advantages are many. They require no power source during testing. They continuously respond to Radon exposure rather than sampling (other methods sample hourly or ½ hourly). Results do not require a lab and accurately indicate the Radon average over the testing period. In fact this method of Radon testing has been determined to be the most accurate system available today.

Independent Home Inspection is available to test your homes Radon either with a home inspection or alone. Call or text today for availability and cost: 410-504-3751

www.IndependentHomeInspectionMD.com

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Radon Testing

January is National Action Month for Radon Awareness.  Do you know the Radon levels in your home?  Do you know the effects of long term exposure to you and your children.

Independent Home Inspection is offering a 20% reduction in our fee for Radon tests with or without a home inspection.  This includes testing those homes that already have a Radon mitigation system.  Testing homes with mitigation systems installed insures their continued effectiveness at reducing Radon to safe levels.

You’re wise to check your new home for Radon before you buy. The EPA says all homes can have Radon. This includes new homes as well as older homes. No mitigation systems installed in your neighborhood may simply mean those homes haven’t been tested.

So, what results do you need to make a decision about Radon levels. The answer is simply the average concentration over the testing period. This includes short term tests, as in a Real Estate transaction, or long term tests that might be done to monitor the effectiveness of an installed mitigation system. The EPA has set 4.0 piCul as the action level for a single family home. At or above that level requires a mitigation system to reduce harmful Radon levels.

Independent Home Inspection uses an electret based Radon monitoring system to measure your homes Radon level. Electrets have an initial electrical charge that decays at a known rate in the presence of Radon. I use annually calibrated equipment to measure the electret charge before and after exposure and a computer generates the result on the basis of the measured differences.

Electret systems advantages are many. They require no power source during testing. They continuously respond to Radon exposure rather than sampling (other methods sample hourly or ½ hourly). Results do not require a lab and accurately indicate the Radon average over the testing period. In fact this method of Radon testing has been determined to be the most accurate system available today.

Independent Home Inspection is available to test your homes Radon either with a home inspection or alone. Call or text today for availability and cost: 410-504-3751

www.IndependentHomeInspectionMD.com

Montgomery County Radon Law

Montgomery County Bill 31-15 will take effect on October 1st of this year requiring radon testing for certain residential Real Estate transactions.

In an article published last fall the ‘Bethesda Beat’ discusses some of the ramifications of this bill.

The article erroneously suggests, however, that radon test kits can be had for as little as $15-25 at hardware and lumber stores. Had the authors taken the time to actually read the instructions with these kits, they would have known that an additional $50-75 fee is necessary to submit these kits to a lab by mail.

For a Real Estate transaction the time required to test and mail the kits may not accommodate the settlement schedule. Radon Testing for a Real Estate transaction will require a minimum two day (48 hour) short term test. A professional Radon Testing company, like myself, can provide results the same day that testing concludes.

Bob Kenney
Independent Home Inspection

Building Codes

Building codes represent minimum safe standards of design and construction required by a local municipality. Differences in code from one location to another reflect the varying needs and demographics of each area.

As a home inspector my concern for building codes is not for their enforcement, but rather the safety standards they represent. As a home buyer you will want to insure that your family is protected by the most current safety standards.

Housing needs have changed over the years as technologies and materials have changed. In the post WWII building boom no one could have anticipated the vast array of electrical appliances we enjoy today. As a result houses built during those years, current in their time, no longer have a sufficient quantity or style of electrical outlets. Heating systems and insulation that was adequate when fuel was cheap are no longer satisfactory today. Building codes change to reflect the changing needs of modern homeowners.

Many of these systems are invisible to the average home-buyer. Investigating and calling out these disparities is what a good home inspection is all about. It provides a benchmark for comfortable and economical ownership.

No, we don’t enforce building codes, but you will want your family to benefit from current accepted safety standards and the local building codes provide just that reference.