Glen Fisher

That's me.  The South Jersey Home Inspector.  This is my profession and I have been doing it full time in New Jersey since 1989.  I also perform commercial building inspections, draw inspections for banks and some expert witness work. 

But let us get back to the home inspections.  Most professionals who have been employed in the same field for a long time get very good at their job.  I believe I have.  I have viewed thousands of homes and am nearing ten-thousand inspections.  Similar homes, similar neighborhoods and similar components often exhibit similar problems. 

Frequently when I reach a property, I visualize the defects I will find such as a faulty foundation due to poor soil or aluminum electrical wiring due to the year of construction.  And more often than not my suspicions are correct.  This is because I have "been there before" and have seen it all.  That is no substitute for experience.   When you combine that with my work ethic and the pride I put into each and every inspection, the total equals a top-notch home inspection.

With the unfortunate downturn of the economy and the dilution of the New Jersey home inspector licensing requirements, many people who do not have adequate training or experience to conduct a professional home inspection have entered this field.  As a result, significant home defects are often overlooked.

When selecting a home inspector, question the number of years the individual has been performing home inspections.  If you are accepting referrals from a real estate agent, look the agent in the eye and demand that he or she provide you with the names of only the most experienced and thorough home inspectors.  Inform the agent that the "non-alarmist" inspectors and the inspectors who pay a fee to the broker should not be included.

In addition, interview several individuals and compare apples to apples to determine that person's true experience as a home inspector.  Look for a professional membership in a respected home inspector organization such as the American Society of Home Inspectors (ASHI).  And lastly, don't forget to contact the South Jersey Home Inspector.  That's me!

Glen Fisher southjerseynpi@aol.com                                                                                                                   

"The South Jersey Home Inspector"

Cherry Hill is a great town in New Jersey with history, various attractions, quality restaurants, incredible shopping and top-rated schools.  All this and more make Cherry Hill a much sought after town for homebuyers.  As a South Jersey home inspector since 1989, it's been my privilege to inspect many of the Cherry Hill homes that have been bought and sold over the last twenty years. 

In the past I have been asked by homebuyers what they should expect in regards to the quality, condition and variety of homes in Cherry Hill.  My answer is always the same:  "Expect everything".

The homes in Cherry Hill range from fairly recent construction to the occasional old farm house in excess of 100 years old.  There are plentiful condominiums and abundant mansions.  In short there is a home for everyone. 

The most typical Cherry Hill home is a 40 to 50 year old split-level, two-story or ranch.  The quality of construction will vary from home to home and from development to development.  Cherry Hill homes have benefitted from a number of experienced and good quality builders.  One of my favorite builders is Bob Scarborough, who built many homes in Cherry Hill including the popular Barclay Farms development. 

The Scarborough homes that I have performed inspections on have generally held together well and I consider them to be good quality.  Roofs and furnaces do not last forever in any home, although when a home shifts or sags after construction that can often be attributed to a less than careful builder. 

One of the features frequently found in an older Scarborough home is a catwalk along the center of the attic.  As a home inspector, this is greatly appreciated and is also beneficial to the homeowner.  Further, the crawl spaces in a Scarborough home are sufficiently adequate in height to allow navigation which is another highly valued feature.

There were and are other good home builders in Cherry Hill.  Nonetheless, the overall quality of construction and quality of materials sometimes utilized has declined in recent years.  For example, the use of lesser quality exterior wood trim is widespread and is vulnerable to rot (water damage).  Furthermore, the waterproofing detail of basements (or lack thereof) can fail on the concrete block foundation of homes only a few years old resulting in basement water entry and costly repairs.   

As a home inspector, I am also aware of other factors that have influenced the construction of older Cherry Hill homes.  For instance, the energy shortage in the early seventies resulted in the use of aluminum electrical wiring in homes instead of copper wiring.  Due to a higher probability of a fire, this practice continued for just a few years.  Nevertheless, aluminum wiring is still present in Cherry Hill homes today.   

The general condition of any home will mainly always come down to homeowner maintenance.  Most homes are not well-maintained with maintenance being more reactive than proactive.  Naturally a well-maintained home is more desirable and likely to fetch a higher selling price. 

Everything in a home is fixable.   Nevertheless, if a home's well-kept condition truly warrants a more expensive price tag than it is the real bargain over the cheaper, neglected home with hidden surprises.

Glen Fisher southjerseynpi@aol.com                                                                                                                   

"The South Jersey Home Inspector" 

While performing home inspections in Southern New Jersey for over twenty years, often I wonder if the condition of the home is qualified by the prospective purchaser and his or her sales agent prior to signing a contract.  My conclusion is often not. 

As a South Jersey home inspector, I have developed a simple Home Inspection Checklist for buyers and sales agents to use as an easy tool to help qualify the condition of a home and provide comparison to similar properties under consideration.

While the checklist is no substitute for a professional home inspection, the observations included below can be made by most anyone with a good set of eyes.  The goal of this checklist is to encourage observance of issues that are often overlooked when shopping for a home, with the end result being an inspection that reveals fewer surprises.  To open the home inspection checklist as a PDF file click here.

Glen Fisher southjerseynpi@aol.com                                                                                                                   

"The South Jersey Home Inspector"

Frequently real estate agents will recommend home inspectors to their clients as part of the service they are providing.  This is expected as the agent is viewed as an expert in real estate and should know local home inspectors which include the good and often the bad.

The concern by this author is do the agents really know anything about the individual they are recommending.  Sometimes the home inspector is pre-qualified on rumor.  For example, the other sales agents in the office state the inspector is a non-alarmist and/or a very good inspector.  Other times, the home inspector can be recommended after speaking at a sales meeting and dropping off donuts to the office as a follow-up.  

It is my position that before referring an individual that will be entering a family's home there should be a highly selective screening process.  Unfortunately, this process does not happen as the majority of the real estate sales agents have not considered the integrity of the home inspector.  In fact in my over twenty years of performing South Jersey home inspections, I have never had a real estate sales agent question me to determine if I may have a criminal record prior to referring me.

This lack of screening which should include background checks appears to be widespread in the real estate industry.  Just last month felony charges were filed against a California home inspector accused of swindling over $100,000 from a senior citizen.  According to court records, this home inspector had pleaded guilty in 2001 to grand theft charges in four different cases (click here for more information). 

Despite the grand theft, this man was apparently actively performing real estate home inspections and entering homes with valuables and children in addition to homes inhabited by the elderly.  This home inspector advertised the lowest prices in the industry, but I guess he considered the perks would offset the low fees.  Further, he advertised as a certified home inspector of the largest home inspector association in the country.

My concern which I suspect is shared, should have the local real estate agents known about this home inspector?  I think so.  Should have the home inspection industry also known about this home inspector?  I think so too. 

Real estate agents and brokers should step up and demand to be supplied with an independent background check prior to referring or allowing any home inspector access to a property they are selling.  Home inspection associations must do likewise and also should require background checks prior to memberships. 

The real estate and home inspection industries need to show the consumer that not only can home inspectors be trusted, but that we are who they expect us to be.   

"Glen Fisher southjerseynpi@aol.com                                                                                                                   

"The South Jersey Home Inspector"

It has been a difficult winter for the real estate professionals and everybody else that has had to deal with the extreme cold weather and extensive snowfall.  While the cold can be considered cruel, the snow can be very beautiful, particularly the icicles that result from thaw and freeze cycles.

While we all appreciate the beauty of winter, one most must remain aware to the danger of falling icicles, ice and snow.  Any of the above can cause severe injuries and even present the possibility of death. 

Accordingly, prior to viewing the exterior of a building during winter weather it is of the utmost importance that one be sensitive of hazards that may cause injury.  If it is necessary to be under buildings that exhibit icicles, ice and snow, I strongly recommend that hardhats be utilized.   

Okay, I know that some of you will snicker and others will not consider a hardhat as it can flatten that articulate hair.  Nevertheless, I must forewarn the real estate industry and general public that there will be individuals that will be in the wrong place at the wrong time and suffer the misery caused by a winter projectile.  Better safe than sorry.

"Glen Fisher southjerseynpi@aol.com                                                                                                                   

"The South Jersey Home Inspector"

The Philadelphia Inquirer has reported that a pistol was pulled on a Pennsylvania real estate agent visiting a home on Friday making a sales pitch. 

Reportedly, the homeowner's son met the agent at the door and requested that he leave.  Apparently, the slow-footed sales agent tried to overcome the young man's objection and gain access to the owner. 

That did not work as the son pulled a gun and pointed it at the agent.  The agent got the message and left.  A short time later the gunman was arrested. 

We all need to be very careful as this type of situation is becoming more ordinary.  I always have said "It's not the houses that scare me.  It's the people that live in them".

"Glen Fisher southjerseynpi@aol.com                                                                                                                   

"The South Jersey Home Inspector"

Everyday more and more home inspection companies are selling mold tests as part of a real estate transaction pre-purchase home inspection.  Is the mold testing really necessary or recommended when buying a home?  Isn't it enough that a good home inspector will document any visible significant mold growth and/or visible moisture problems that could lead to mold growth?

According to the U.S. Environmental Protection Agency (EPA) in most cases, mold testing or sampling is unnecessary.  EPA further states "Since no EPA or other federal limits have been set for mold or mold spores, sampling cannot be used to check a building's compliance with federal mold standards".

The Center for Disease Control and Prevention, states that "If you can see or smell mold, a health risk may be present. You do not need to know the type of mold growing in your home, and CDC does not recommend or perform routine sampling for molds.  No matter what type of mold is present, you should remove it.  Since the effect of mold on people can vary greatly, either because of the amount or type of mold, you can not rely on sampling and culturing to know your health risk.  Also, good sampling for mold can be expensive, and standards for judging what is and what is not an acceptable quantity of mold have not been set.  The best practice is to remove the mold and work to prevent future growth."

Further complicating this issue there are countless different ways to perform mold testing and sampling which will produce many dissimilar results.  And as mentioned above, no government standards are yet in place for interpretation.   

In brief, I have not jumped on the mold testing bandwagon.  My credibility to my clients and the real estate industry is more important than any potential short-term increase in profit.

"Glen Fisher southjerseynpi@aol.com                                                                                                                   

"The South Jersey Home Inspector"

http://www.cdc.gov/mold/dampness_facts.htm

Lenn Harley recently commented on Jeff Karlsons post titled "That's Grandfathered In" as follows.

"We have ceased to recommend two home inspectors because they wrote as "defects" things that didn't comply with the code as of today. 

There is no section in the home inspection report for "code matters". 

Further, code inspections in my area are legally done only by municipal and licensed code inspectors.

The visual inspection performed by home inspectors demonstrates the "condition" of existing systems, foundation, roof, etc. 

The sophistication of the average buyers simply doesn't permit them to digest the difference between condition of existing structures and code compliance which isn't a part of the Contract of Sale, the Home Inspection Report or Notice of Defects, etc." 

I disagree with most of the above. 

Code is a law.  A lot of laws are written after bad events and/or building failures.  Home inspection standards are also written in part to prevent bad events and building failures. 

For example, decks are now required by code to be secured to houses with bolts.  In earlier years, most decks were secured with nails as no code specifically addressed deck construction.  As many of us now know, hundreds of decks have fallen from homes as nails were not designed for this type of load.

A second example would be a recently replaced shingle roof covering that may be in great condition and free of leaks.  However, looking under the shingles reveals two additional layers.  That would be a code violation in most states.  And in some cases where heavy snows can be expected, there could be a risk for a catastrophic roof collapse.

My third example would be automatic garage doors openers.  The early garage door openers from the 1950's did not have any reversing device and met whatever code was in effect (if any).  A number of years later and after many deaths involving small children, automatic garage door openers are now required by code to have reversing devices.  

As a result, any diligent home inspector that discovered the deck anchored to a house with nails, three layers of roof shingles in place and an old non-reversing automatic garage door opener would report these items as defects.  The selling parties may then argue that the above met code when installed.  

Building codes and home inspection standards are inter-connected.  While home inspectors must never cite code they better damn well be informed of building codes.  Language should always be used such as industry standards, good construction practice, etc.

Home inspectors that shy away from reporting defects that may be a code issue are not doing their job.  If I were the homebuyer and was paying the home inspector, I want that individual to inform me of all significant relevant issues with the property.

Sales agents that discourage the use of certain home inspectors that report defects that they believe may be code issues are riding on a slippery slope.  Very few besides the individual that is both a home inspector and a licensed code official can accurately understand the similarities. 

"Glen Fisher southjerseynpi@aol.com                                                                                                                   

"The South Jersey Home Inspector"

During my years of home inspections, I have observed hundreds of gas water heaters wrapped with insulation blankets.  I don't like it. 

The insulation hides possible leaks and other defects and often covers the identification tag which states the age of the unit.

After some research I have confirmed that the manufacturers of most gas water heaters don't like it either.  In fact, the following is directly from the installation manual of a General Electric gas water heater.

"Insulation blankets, available to the general public, for external use on gas water heaters are not necessary. The purpose of an insulation blanket is to reduce the standby heat loss encountered with storage tank heaters. This water heater meets or exceeds the National Appliance Energy Conservation Act standards with respect to insulation and standby loss requirements making an insulation blanket unnecessary.  The manufacturer's warranty does not cover any damage or defect caused by installation, attachment or use of any type of energy saving or other unapproved devices (other than those authorized by the manufacturer) into, onto or in conjunction with the water heater. The use of unauthorized energy saving devices may shorten the life of the water heater and may endanger life and property. The manufacturer disclaims any responsibility for such loss or injury resulting from the use of such unauthorized devices."

There are other manufacturers of water heaters that do permit the use of insulation blankets with a number of exceptions.  For example A.O. Smith states the following.

"Do not apply insulation to the top of the water heater, as this will interfere with safe operation of the draft hood.  Do not cover the outer door, thermostat or temperature & pressure relief valve.  Do not allow insulation to come within 2" of the floor to prevent blockage of combustion air flow to the burner.  Do not cover the instruction manual. Keep it on the side of the water heater or nearby for future reference.  Do obtain new warning and instruction labels from A. O. Smith for placement on the blanket directly over the existing labels.  Do inspect the insulation blanket frequently to make certain it does not sag, thereby obstructing combustion air flow."

A.O. Smith further mentions that " Failure to follow these instructions can restrict the air flow required for proper combustion, resulting in fire, asphyxiation, serious personal injury or death."

Most of the water heater insulation blanket installations that I have observed disregard the above recommendations made by A.O. Smith.  In short, the energy benefits that are obtained in limited situations are clearly outweighed by the hazards created in the majority of the installations. 

My advice is to allocate the thirty-dollars or so that the insulation blanket would cost for several energy efficient compact florescent light (CFL) bulbs.  

On second thought...... the CFL bulbs present another hazard and hold that thought for now.    

Glen Fisher southjerseynpi@aol.com                                                                                                                   

"The South Jersey Home Inspector" 

Dear Mr. & Mrs. Homebuyer, I am sorry to say that the four bedroom house you just purchased for your large family only is considered to be a two bedroom dwelling.

You see those two extra rooms in the basement that have been covered with drywall cannot meet the definitions of a bedroom.  Apparently, the seller, the sales agents and you have overlooked the lack of any windows, missing electrical outlets and no heat source.  In addition, closets are not present.

Please be aware that industry standards require the first three as noted above for a bedroom.  Just because a bed and dresser can physically fit into a room does not allow it to meet the standards for a bedroom.  Nor should it be marketed and utilized as such.

For reasons of safety, all bedrooms should have two exits in case of fire - usually a door and a large window that meets egress requirements.  Electrical outlets are also required for lighting and other needs.    

While the room may be comfortable during the warmer months, a heat source (not a space heater that the seller will be leaving) would come in handy for those cold nights.  Lastly, a closet will be desired.      

There are additional requirements for bedrooms with the final authority for a legal bedroom the local municipality or city.  If the home is recorded as two bedrooms per the tax records it shall be a two bedroom.  If a room has been converted into a bedroom, a permit is generally necessary, followed by the appropriate inspections and approval.  

Some of us never think about safe bedrooms.  However, meeting the requirements for a legal bedroom is the beginning of a restful nights sleep.  

Glen Fisher southjerseynpi@aol.com                                                                                                                    

"The South Jersey Home Inspector"