Home Inspection Tips For Buyers with Phil Gaither

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A home inspection can save you a lot of time and money up front. There are a few things that are different down in Southwest Florida. And today we're going to be talking about that exact topic Welcome to the Real Authority show. I'm your host Rick Harrison and every week with the help of thought leaders and authorities in just about every industry will explore The Human Experience to show you how to take your life to the next level and live with purpose whether it's mastering your body and mind building.

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Health and relationships or making overwhelming task simple. There's something for everyone and you won't believe how close you already are to achieving that next level. It's just on the other side of the river Authority show.

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Thanks for joining me everyone. My name is Rick Harrison, and I am the host and realtor for MVP down here in Southwest Florida. Today. We're going to be talking about home inspections and the differences that you might not know for if you're coming from a state up north. These inspections are a little bit more specific to our area but they're not just our area. They do apply to a lot of different states. And today I'm going to have Phil join us and he's going to fill Gaither is a.

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Master inspector with Assurance inspections down here in Southwest Florida, and he's going to be able to go over a lot of different things that might you might not know of down in this area. Welcome to the show Phil.

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Hey, how are you? Thank you. Glad to be here. How's how's your day going over there? Great. Great. How about you pretty good. It's all on here with the weather. You know it is it is I really appreciate you joining us today and going over some of these, you know Hot Topics down here in Southwest Florida and you know explaining the inspection process and what goes into it and what people can expect sure glad to help.

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So to get us started, why don't you just tell us a little bit about yourself and you know your company that you work with or work for and you know, what what goes into the home buying process small family business my mother and myself she does some of the paperwork and meeting Realtors here and there and I obviously I do the inspections and all that we started in 2011, so.

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We started 2010 but the business went went active in 2011. So I've been inspecting homes in Southwest Florida for 10 years. I actually kind of in many ways have been inspecting homes my whole life. I'll keep this part brief when I was 17, I grew up in Wellesley, Massachusetts. My my father was a doctor an OBGYN practice, but they him and some of his Partners had a lot of rental properties and single-family homes, and I kind of cut my teeth working on them. I started working on my.

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My neighbor's houses and then rental properties and they would say, you know go around the house find what needs to be fixed fix it or find a contractor to fix it. So in many ways I was kind of looking for these issues and problems for the last 30 years. And then I worked I've worked with I worked with a plumber I work with electrician. I worked with an H VC contract. I've worked for like different people. I was the GC on a restaurant that we own and Wellesley, I was involved in the construction for two major sports clubs in.

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The Boston area and I was a real estate agent actually myself for about four or five years in Massachusetts. Wow. That's awesome. What what I guess what kinds of things what kinds of things have you seen in the industry since you you know, even doing this. Oh my God, I can be talk I could talk about this all day and I love my job. I love what I do. I find a challenging and the matter how bad you've had a bad day or whatever soon as I pull up my show up everything goes away. I'm just laser-focused.

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Just all kinds of different things from from what I really try to tell people and I help people when they're out looking at homes a good thing for a buyer to do is if stay in contact with your home inspector if you're working with me, whoever because what I do is I tell people hey call me. Tell me what you're looking at. Send me the address. I'll look up the permitting. I did one for a realtor the other day. They sent me the address. I looked it up beautiful kitchen beautiful bathrooms. No permits for anything 1977 house. Wow, but sorry.

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The roof you could tell from the listing pictures that they had passed it after nerve. Once they heard that they went looked at something else because that usually ends up being you know, there's a lot of issues because what happens is roof, for example where you were talking about differences between Southwest Florida and up north and Midwest or whatever Southwest Florida is in a hot and humid climate, which is very subtropical. So we have very different kind of.

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It's a different atmosphere for building and a lot of the older homes were built just like they would be up north. They really need to bear in mind that the humidity the humidity so that makes me a mission in critical if the air conditioning doesn't work. It's a situation conducive to mold roof don't tend to last as long Plumbing doesn't last as long I could really do a podcast on each thing for example typical plumbing copper plumbing up north last 40 years or so.

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Them down here not as long and the way I found out as I asked plumbers, even though I know the answer whenever I see a plumber on like hey, how long does Plumbing last in Florida and their answer is always 25 to 30 years. So that's kind of example on those things. Okay. What are we kind of start back at the beginning for you know, first-time homebuyers a little bit too. I guess when when should a home buyer or even an investor get an inspection done on their home and how can it help protect them?

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They should always get an inspection even newer homes. I get that question. Oh, it's a brand-new house when he's affection. Yeah. Definitely. I see more problems than anybody would kind of Imagine because they assume it's brand-new. There's nothing wrong right? I've seen little things that water heater that doesn't work and he ducked all the way to big items on brand new homes one brand new home had a brand new roof on it. One of the worst worst. I've seen all the shingles will buckled and lifting their will corrode.

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Cup like this you can see underneath them. And even the buyer in the realtor was like, you know, what's going on. I said that route was poorly done. And what happened was when you when you install a roof you put the roof decking is the plywood you put an underlayment typically rolled asphalt. The best thing is peel-and-stick SWR secondary water resistance. They put down the rule the asphalt and it was all lumpy. So when they put on that's what made them all cup, so they end up going back to the contractor. He was upset.

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And Furious and they made the roof or redo the whole roof and literally the house was two months old. So that's kind of rare though, but you never know, you know. Yeah. I remember even working up north when I was in construction putting down that role asphalt first that stuff sticky and if you got to put it down right the first time and if you don't, you know, it's tough to get up and they can really Buckle a lot of stuff there is that the the roof of the had done this we found their Facebook page and pictures of them putting that.

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And it was all lumpy. So it was like yeah. Wow. Oh man. What are some of the I guess what are some of the issues down here in Southwest Florida? That might be a little bit more specific, you know things like I guess it could be termite damage or is it different than up north the radon and things like that? Yeah, I think.

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Think deal with them one by one is their humanity is really big. So you have to kind of the air conditioner is not working. That's a big problem. You could have no AC for you know, one day or 72 hours and and up with mold. That's it could what we call a situation conducive to mold growth, right? If the AC is set to 80 it should always be 78 or lower in the hot buns obviously because what the AC does it doesn't just cool the home it removes the humidity.

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It makes it more difficult for mold to possibly grow. If you're at 70 at a lower, it's very difficult. Unless you have a water leak or some other situation right? Then you have the dreaded Chinese drywall. That's a real sticky subject. That was typically 2002 to 2007. What happened was they were importing drywall from China and when they make drywall they use gypsum from Gypsum mines and as you could and they also use a lot of people love us they use spent ashes.

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From factories the ashram refractory. So as you can imagine the u.s. We have the EPA and scrubbers the ashes relatively clean in China that none of that. So what it would do is it would corrode corrode copper turn copper black. It's a big problem and roughly average price. Last time I checked to remediate a home with Chinese drywall is about 70 to 80 thousand dollars. So wow, that's a big deal and I've seen it quite a lot now. I was mentioning earlier sometimes.

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Add well or well equipment that's not mean team will create the same kind of corrosion. So it's always good to have a Well Company double check it first and then if they say hey, it's not the wealth and kind of like it's complicated. We could do a whole podcast on that someday if you want the front think what were the others? Yeah it termites you. Yeah. We you know, you want to have a termite inspection real quick. Stay away from home inspector the claims they do in termite. It's like you.

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Can't do ten things at once and do a great job. I use termite tracker Bonita Springs carry finding and she's fantastic. She's been doing 25 years. It's like a specialist, you know, it's like if you want heart surgery. Yeah, your general practitioners a doctor, but you want a heart surgeon not a GP, right that's important. And also Lobby was all those concrete. I don't need termites concrete blocks are Hollow go to Home Depot and look at one. They're Hollow. They can go right through that into the attic. They can go through cracks in the foundation just because it's concrete doesn't mean you.

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Do it. There's I think I think Florida is one of the states that has a high amount of termites because a lot of them came believe it out on ships cargo ships into the Miami port area. Yeah spread. So try to think of what else polybutylene has been something that's come up to. Yeah. That's a whole podcast on that. What what that was. It was a plastic.

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Text and let me know what pecs is it's red and blue it was before and it was flexible and it's a battleship gray color like a dark gray and there was problems with it. It would crack and have hair line splits and then the joints were the clamps where they're connected would corrode and they would leak so there was a large class action lawsuit against it they no longer use it for example, the neighbors Naples board of realtors. I think they state that you can't back out of a yesterday.

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I'm going to realtor but I've realtor told me that you can't back out of a transaction because of that which makes no sense because they say the class-action lawsuits over. Well just because it's over doesn't mean the pipes not going to break. So the best is to have an inspector find it if you find it you got to replace it. You got to do what's called a re-pipe so much in that run. Typically, it's all over the place. There's a really expensive plumbers were it's I had two houses one house that I lived there where I did it was about three or four thousand my mother's house had had a relationship.

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A place that was about 6,000 what a couple of plumbers told me it's about $200 of drop meaning in your bathroom. You have three drops the sink the toilet and a bathtub. So that would be six hundred dollars. If you have two sinks its eight and you kind of kind of add up from there. Now some are more summer less interesting enough the materials to do it is typically under $600. So it's the labor is very labor-intensive. They have to show it also real quick something that I can surprise you.

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Move down here. A lot of the older homes late 70s 80s, they ran the copper piping under the slab this happened on how somebody so you have a pipe break. I had I could hear a hissing and one of my bathrooms and I called the plumber. They looked at it. We thought it was the toilet valve. It wasn't that they said shut everything off. Go outside. Look at your water meter. Well, nothing running I go out my meters going this I was like, oh my God. Yeah pipe broke into my house and they said well, we can jackhammer your dining room replace. It's going to be about $1,600, but it could happen.

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Happen next week in another part of the house or a month later. So I was like, what do I do? They like we fight so that when you hear re-pipe, that's the situation with that also again, like I said, I asked plumbers. How long does the copper plumbing last and Florida 25 to 30 years not the 40 or 50 you might get up north mainly because they used thinner gauge copper down here because you don't have freezing. So when you see home, this is why it's important like before even while you're looking at homes. The buyer should be in caught you should have.

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Inspector ready before we make it awkward. There's nothing worse than a scrambling last minute, but I already accepted by got to find somebody what I tell people is call me why you're looking let me look it up so we know what we're dealing with. So again like the house I mentioned if there's no permits for anything 1977 house. We're going to assume it needs a roof assume. It needs a re-pipe. Let's say six thousand, you know, yeah it all up and then you kind of know where you're at before you make the offer you still need the home inspection obviously, but it's nice to know before you pull the trigger what you kind of dealing with.

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Right. Okay, you know obviously we mention a couple things earlier, but what do you think what I guess what's probably one of the worst I guess the worst-case scenarios or experiences you've been able to save another homeowner from down here. Oh, man, there's been so many. Like I said, I've been doing this ten years. I've probably known over 2500 3000 inspections a couple that come to mind are.

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Chinese drywall obviously, that's a big one Plumbing re pipes Plumbing issues roof leaks. What was the other one?

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I'm just oh another little topic. I'm going to take Loom that's wiring is the the single wire going to your Outlets where you plug things in multi strand where you've got like, you know a bundle of aluminum strand wiring is still used an acceptable for the main feeds for things like your dryer your stove water heaters single strand is real.

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Problem. They used it. I think it was like 60 early 60s no lates. Yeah early 60s to mid to late 70s during the Vietnam war they ran out of copper and brass because of the war and they were using that for making weapons. So they started single strand loan. It's really bad. It's a fire hazard houses have burned down because of this the the wire it expands it contracts at a different rate and it can cause arcing and sparking. Yeah, for example, we did a house on the beach last year that had it and it cost about 12.

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Thousand to rewire the whole house. That's a big expense. Wow. Yeah and insurance companies won't touch it. There's no we have the wind mitigation and four points, which a lot of people from up North like one of those the four point is it's the roof to Plumbing the electrical AC is a separate little report for the insurance company. And if you have aluminum Branch wiring, it's going to be nearly impossible to get insurance. Same thing. This is why all this is so important if your roof is really old if it's a builder grade,.

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Three tabs single they hate those and if you know what that is. Yep another topic they want to see the architectural if there's no permit. So not only is the Home Inspection important for the items that need to be repaired. But to figure out can you easily get insurance is going to be difficult? Is it going to be impossible that I've got an inspector that I've trained that work for me that they don't an insurance company for 10 years. This guy's amazing Tom Tom Reyes from and and he comes on inspections will be sometimes and.

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He can help people answer these questions because obviously as a realtor, you know, if you can't or you're having a hard time getting insurance, it's hard to get a mortgage. It's hard to close. And and what I want to do is help buyers and Realtors close and move into the house whenever we know you possible and that's part of the process is getting Insurance, obviously, right? Yeah, and we I know we were talking a little bit earlier about, you know, the main pillars of you said the Five Pillars that go into an inspection for especially for most people anywhere.

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Really? Look at what were those? Yeah, the first one will be the structure of the foundation.

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We know what that's important. I mean that's that's a big thing. Then you have the roof the plumbing the electrical and the HVAC AC and that kind of it's a kind of broad brush to paint. You know, the whole system is the house systems how they work. All those are very important and again back of the four point. If one or two or three of those have issues and the other thing too is permits if there's no permits insurance companies don't like that on the floor point. It actually says when was the last.

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And if there's no permit, I can't we can't guess no no home inspector gets a cheese. That looks like it's 10 years old. That's right. Yeah, that's just wrong. So we have to leave it blank and insurance company says they look at that. They're not thrilled. So the best thing is to have the see permits like what I look at the house and I see roof permit AC permit plumbing permit re-pipe. I'm like awesome. I'm like because we know these things are done you can you can upgrade your kitchen and your bathroom later, but and I see this a lot of time with flips still beautiful plants, beautiful.

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Hours nice kitchen nice bathrooms old, you know Roofing very poor condition plumbing and poor condition AC in poor condition all the basics nothing's done and that's frustrating because people get excited they see what they love in the kitchen and all that and the right and I don't want to be the one that you know, kind of crushes their dreams so to speak but it's all important. I mean, you don't want to move into a house no matter how nice and have things started breaking the day you move in. Yeah. Yeah another know.

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The issue with that stuff to is like you said a lot of times people fall in love with all the things that they love about the house and they're excited and but they don't realize a lot of those things like permits and you know, there are even paint chips. I know up north. We had a problem. We looked into a house depending on what kind of financing you're getting, you know, if you're getting an FHA loan or VA loan, they're a lot more strict with, you know, the inspection process and making sure that that home is going to be you know suitable for somebody so, you know down here.

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And it can really save you with the financing to yeah. Yeah, I've had mortgage brokers. I figured there was one guy that always wants the inspection important thing, you know, everybody's smart. He doesn't want to eat alone, but he has a no-compete so he doesn't sell insurance.

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But he knows he can answer questions. But what was going to say and I lost my train of thought. Well, sir back to it. That's all right and what I was oh no real quick, and I remember what happens is.

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They'll process everything that the four-point everything they'll bind your policy and this happened eat and then they have like a 90-day window. They can just cancel you a lot of people know that so if you have some issues yet happened to me I had a house with a roof that was literally like a year. It was a year or two old but they never pulled a permit and it was the three tab not architectural. Well a month and a half later. I get a letter from my insurance company saying you need to put a roof on we're going to cancel you. It wasn't like and they gave me like 30 days to put a freaking roof on.

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I panicked I could have shopped around and got somebody for three times the price but I put the roof on but relied people don't realize that they literally I think after 90 days they can only non-renew you'll other words after 90 days. They can say okay, we're not going to renew you next year unless you put a roof on or you know, cut these trees down or put it put a fence around your pool or whatever. But you know from one Tom told me they can 90 days. They can just say pull the plug and then the mortgage company forced places you then everybody freaks the payment goes.

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It's a situation we don't want and that's why a lot of these things are critical, right? Yeah. I know that the inspection process is always been something. I always tell any of my clients to make sure that they get done, you know, even even this last client that I had was unsure if they really needed it because you know, the home seemed like it was in good condition. I said, you know, what just do your due diligence, you know, make sure you get all that stuff taken care of have an inspector come out that way you don't have to worry about things later on and yeah, but.

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Have a guarantee that we can talk about that now. Yeah, actually, that's how I was just going to ask you, you know, what kinds of Ridge reassurances do homeowners have you know for the inspection process? Yeah. Well and obviously we have all the Standard Insurance at all inspectors have to have and everything but what I'm really excited about I want to share with you which is like incredible. It's like the best guarantee in the industries through internachi. So I'm a dual certified Master home inspector. I'm an a hit a master inspector course graduate and I'm an internationally CMI Master inspector both.

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Actually, they don't actually very difficult. You've to be doing it two years if they call these classes and through that every every inspection. I do, you know, like a home inspection not the four-point OR women for my clients comes with What's called the internachi by your home back guarantee and it sounds crazy. But what it is, I think there's like 700,000 members and we each pay like 10 dollars per house and it was no big pool and if we miss anything, it's this guarantee is 90 days from closing. So if I inspect the house for your client today, they don't close for a month. They're getting.

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A four month guarantee that if I missed anything if I miss a $10 GFCI outlet a ceiling fan doesn't work and they're not happy. They will buy the house back full price. Now, they would lose the appraisal fee and some of the closing costs. But if they paid two hundred thousand or two million for it, they'll but they'll buy the house back. They'll still have it. It's got to be in the stands of practice. But like I said, you know $10 GFCI our ceiling fan even little things like that it did they will buy the house back. They'll fly somebody from internachi down and look at it.

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They'll fix the problem and then they're realistic that this is the best part. They'll relist it with you the agent that was involved and then there were sellin and then funnel make money great if they lose money. It's a tax deduction for them. So it's a win-win for everybody especially for somebody, you know from an order or somebody that doesn't know us or whatever and they say, you know, what if I buy that what if we hide this inspector and they miss something big well, they'll buy the house back. I mean, it's it's really incredible. Yeah. Yeah. That's awesome program.

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I've never heard of that but that's that's incredible. I mean the one I think.

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There's I'll send you some information. That was pretty cool. Yeah. Yeah, can I can put it in the description for viewers to take a look at two so that it can put that right in there so they can take a look at the exact site has minimal like small small printer requirements like in other words. It's got to be a house that's listed with a real estate agent. Right and it has to have been inspected by an international Chief Inspector. That's in the program. You have to sign up we have to sign up mean the from the register.

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Cherry pick we can't just do the ones we want to do it. Right? It's a little that spent to do. What's right for the buyer and my goal the buying process all that. We know it's Thruster about now. That being said I do this time.

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But it's there. That's that's a yeah, that's good. I've never heard of that. But the great insurance policy for any homeowner, especially, you know, the ones are a little unsure about getting the inspection done in the first place.

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Yeah, that's that's good protection for us to is Realtors.

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Cool. Yeah, I'll take a look at that myself. I guess while we're going along with you know, the protection and stuff. What I guess what are the costs associated with, you know different inspections. I know they can range but you know, what's a ballpark for different, you know, maybe a four point inspection or yeah, I mean and I'll be honest. I'm not the cheapest. I'm not the most expensive but but that's the thing is you got to be careful. I mean, I always tell people do you really want the least expensive cheapest home inspector you get what you pay for?

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Our inspections run for a home 2,000 square feet or less. It's 475 now that includes a with medication for free. That's probably 125. Now. I know there's people at doing 475 but I get emails all the time haven't asked me to look at these and they're horrible. They're done wrong. They did one of my condo for example had all the wrong pictures different building they made like multiple mistakes and had to get redone. So yeah, sometimes you can find stuff for a little bit less, but I think you know.

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Like I said, you get what you pay for condos are a little bit less. We have packages where we include the four point the wind mitigation for discounted price when you do them all together and you kind of bundle it, right, but generally like I said 475 including a wind mitigation condos are a little bit less. Typically I think around 300 350 or so 375 range, okay.

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Now the other those are that would be just for more of like a basic package. Right? What do you mean does that include other things like radon and termite inspections and all that stuff or not? Just those would be add-ons. Yeah. Okay, we do as you know.

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That's an add-on. That's usually thing $200 but we have discounts with the package. And then like I said, I use termite tracker for for my termite and my feeling on this too is.

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It's like anything if you try to do 10 different jobs, you can do it as well. If at home inspection, I'm there about two two and a half hours typically and then I've seen the termite Kerry who I used some termite track or she'll be there for about two hours. So another home inspector comes in does everything she does and I do with two hours. Something's not right. It's all right, and I think she charges around a hundred and ten for an average house which is short money for a termite and then I have somebody that does the radon testing as well. So that's a sound is.

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Carrie from termite tracker was told me that there's a company called a seven and Orlando that trains home inspectors to do termite and every time they get caught by the state they changed the name they used to be on a to. Yeah, so I know there's guys that do it. Some people are comfortable. I prefer having it's like having a specialist when you go to a doctor your GP you have like a long doctor or heart surgeon. It's like you have I kind of believe in that to a certain degree. Okay? Yeah. No, so I guess that was my next question to was the.

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You know about how long does it take for an inspection process? So you're saying it's about three hours for two to three hours for you and two depending on the size of the home. Okay. I've done condos in like an hour at all depends. My thought is I'm gonna do the best I can if I'm there longer. I know sometimes realtors get frustrated. They want to be there a long time, but my thought is it it sounds corny, but I work from the heart I care about people I want to do the absolute best if it takes a little longer than it takes a little longer. I don't I don't rush through things.

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My thought is quality first and then the money will follow and I think that's why we've been successful and people kind of sense that they know that yeah. Yeah. No, I agree with that completely always put relationships above kind of transactions, you know, exactly. Yeah.

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All right. Well, I think you know that pretty much wraps up. All the questions I have for you. Do you have anything else that you feel you want to share with with our audience? And you know, make sure that they know about home inspections or safety. I'm trying to think it's just so much I could probably talk all day. So no, I mean I think we've kind of hit on all the points and maybe we if you want at some point we could do podcasts on like the individuals like know it a little bit more depth, but the main thing I want to transition and.

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Leave off with his it's really important to start your relationship with the home inspector while you're looking I think I've done first time homebuyer classes and help train these people and it makes a big difference because then, you know what to look for and then have people call and stuff like that. So if instead of waiting till the last minute that oh my God, I need inspection and then you're shocked by Everything plan prepare got to go to home inspector if you're going to use somebody besides me make sure it's an internationally certified master.

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Inspector with at least five 10 years experience. Those are the best trained inspectors in the world. So I think that's it. Okay, perfect. Well, thank you Phil. Thanks for sharing all the knowledge and wisdom today with us and giving our viewers in our audience some things to really think about and some tips on, you know what to look for in a home and you know, all that stuff as well. Glad to help that's what I'm here for. All right. Well that's going to be it for our show today guys.

• 30:20 - 30:50
Is if you have any questions as always feel free to reach out to either myself, I'll also be including Phil's information his contact information in the description. And you know, we do these I do these podcast every week with you know professionals from the industry for your home buying experience. Not just you know, real estate related. There are other under other industries that we're doing the podcast for but if you have any questions, you can always reach out to me and I can give you any of these.

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National contact information. I'm also going to be including a link where you can download a little quick inspection checklist or inspection process. I should say and kind of how to start building your relationships with an inspector. So I hope you guys all found this podcast, you know informative and you'll really take into consideration getting a home inspected whether it's a brand-new house or, you know an older house. Alright. Thanks guys, and I hope I'll see you next time. I'm.

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The real Authority show.