Cynthia Marchant’s Blog

Each month, I have Rob Rehm with Land America Home Inspections write an article on a relevant topic that Carmel Homeowners might find useful.  As the amount of distressed properties increase, mold is something we will see more of in vacant homes.  Unfortunately banks don’t always remember to keep the utilities on and a sump pump may not work when it is needed; hence mold. 

Mold has become a topic of concern over the past few years as we hear of homeowners facing possible health issues and the task of cleaning up mold problems in their homes. For obvious reasons this has gotten the attention of many homeowners and those who are planning to purchase a home. Currently, there is no standard among health professionals on what levels of mold are acceptable in a home. However, many homeowners and potential homeowners agree that the potential risk of mold-related health problems warrant attention.
Excess Moisture is the Cause. Mold requires a food source (such as wood or drywall in a home) and water or moisture. By eliminating the source of moisture (water leaks, excess humidity, condensation, etc.) you can stop mold from growing in a home. It’s that simple. Preventative maintenance is the key. However, finding water/moisture entry points and sources can be complicated.
A thorough Home Inspection will help identify moisture intrusion. While specifically conducting a mold inspection is outside the standards of practice for a home inspector, a good inspector will examine the property for any signs of moisture or moisture intrusion issues. Any possible issues should be discussed and documented. If visible mold and moisture are discovered, it is important to keep things in perspective yet realize the potential risks of not correcting moisture related concerns.In many cases, homeowners can safely clean mold from the building surfaces on their own and make simple repairs to prevent further moisture intrusion. In fact, the Environmental Protection Agency (EPA) says: “If the mold area is less than about 10 square feet (roughly a 3 foot by 3 foot patch), you can handle the job yourself.” Remember, it is important to identify and eliminate the cause of mold rather than simply clean or cover up the problem.

When is a Specialist Needed? While mold is an important issue and may be a health concern for certain individuals, it can often be remedied without major expense or inconvenience. However, when signs of extensive mold are found a professional should be consulted for proper remediation. In addition, should a homeowner or potential homeowner have specific health-related concerns, mold testing can be conducted to determine the types and quantity of mold spores — although no official standards have been established for unsafe levels. The EPA has guidelines for cleaning mold, but also suggestions about how to prevent the problems in the first place. For more information about mold please reference the EPA website

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Cindy “in Indy” Marchant - Carmel Real Estate Agent
Keller Williams Realty Indy Metro NE
Carmel IN Real Estate Website
317-290-7775

Your Carmel Realtor wants you informed on as many inspection issues as possible; I’ve dedicated a category to Inspection Issues.  This post is of course from an inspector I trust and highly recommend, Rob Rehm with Land America Home Inspections.

Even though most builders are quality-oriented, mistakes can sometimes happen simply because there are so many steps and people involved in building a home.  Everyone wants to make sure the home will provide lasting value. Many consumer advocates recommend an independent inspection during various phases of the construction process. An independent inspector who works directly for the homebuyer will add considerable peace of mind and can help when problems arise. A good inspector helps both the home buyer and builder keep issues in the proper perspective. Sometimes it’s a major defect and sometimes it’s just talking through a particular construction method to make sure it’s acceptable.

If you plan to work with an independent inspector during your construction project, make sure you negotiate this with your builder up front. In many cases, your builder will require your inspector to be code-certified or hold certification with the American Society of Home Inspectors (ASHI®) or another professional affiliate, and carry the proper E&O and General Liability insurance. Normally, you’ll want to hire an inspector before construction begins to make at least three visits during construction. Your inspector will be looking at the property to ensure it meets code standards as well as manufacturer recommendations and installation requirements. Manufacturer recommendations are crucial because if they are not followed, it can void the warranty due to improper installation.

Foundation (Pre-Slab)
Typically this inspection is performed before the slab or basement walls are poured. Your inspector will look at the site excavation, footings, foundation walls (or slab), backfill and compaction. Careful attention at this stage can prevent future issues with moisture intrusion and structure due to improper grading, soil compaction, backfill or footing installation.

Pre-Drywall Stage
Many issues can be identified before being covered with drywall; if issues are not discovered they may not manifest into actual problems until after your builder warranty period has expired. In many cases, it is much less costly (for both you and your builder) to have problems addressed during this stage. During the pre-drywall stage, your inspector will be looking at the structural walls, floors and roof for the quality of framing; truss installation; AC / heating ductwork; all above grade plumbing; wiring and roof surfaces and flashing.

Final Inspection
The final inspection should occur just before your pre-closing “walk-thru” so the home will be complete with operating utilities and all appliances. During this inspection, your inspector will carefully examine any structural changes made since the prior phase and will complete a final review of the electrical, plumbing and mechanical systems.

I would like to encourage you to contact Rob Rehm and speak to him about inspecting your new construction or your new purchase of a resale home in the Carmel Real Estate area.  In my experience, I have seen Rob find a “sinking house” that needed over $16,000 worth of repair, various crawl space issues, and attic issues.  These are places, buyers rarely go and where problems can lurk. Let me know if you need his number!

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Cindy “in Indy” Marchant - Carmel Real Estate Agent
Keller Williams Realty Indy Metro NE
Carmel IN Real Estate Website
317-290-7775

I am a  Carmel Realtor® who has lots of resources from stagers to plumbers and everything in between to help you buy, sell and live in your home.  I have used Rob Rehm from LandAmerica Inspections for many years.  This week, he is my guest post writer.  He is writing on Wet Basements:

Given the right condition, any basement can leak water. No one can predict if a basement will leak in the future, and in many cases, it’s not even possible to tell if a basement has leaked in the past. Basement seepage is the result of water concentration along an exterior foundation wall. Water then seeks an entry through foundation cracks. It’s important to eliminate the cause, not just seal the entry point. Over time, neglected moisture intrusion problems can create significant structural and indoor air quality problems. However, the majority of wet basement problems can be eliminated, or at least reduced to a tolerable level, by improvements to exterior grading and proper performance of gutters and downspouts.

The most common cause of wet basements is poor surface and roof drainage. In fact, my experience indicates a vast majority of wet basements are simply caused by surface rain water from improper drainage or slope. Keep in mind, a 1,000 square foot home with an attached garage will have over 1,100 gallons of water run from it in a one-inch rain. That’s a tremendous amount of water. Imagine a downspout on a home with blocked gutters. Conditions change, foundations move, gutters become blocked, landscape changes, and extended periods of drought or rain occur, all of which can cause changes in the basement.

Wet basements are a major concern, but shouldn’t necessarily kill a deal. While basement seepage is a critical issue, often simple remedies are available and are well within the scope of most homeowners/buyers.

Homeowner suggestions include:

For basement seepage, I recommend the following before seeking a specialized contractor:

-Make sure the land around the house slopes in the right direction. This can require as little as a couple of bags of topsoil or as much as a new driveway.

-Pay attention to localized low spots like gardens, window wells and the space between sidewalks and foundation walls. Be sure to check the grading below decks and porches as it is often bad.

-Examine gutters and downspouts. Gutters must be sloped properly to drain. Downspouts must be frequent enough (every 35 feet) to prevent overflow in heavy rain.

-Look where downspouts discharge. If they go into the ground, the below-ground portion of the drain may be broken or plugged. This almost guarantees a wet basement in the vicinity of the downspout.

-Malfunctioning integral gutters can be very serious. The water leaking out of the gutters usually ends up in the structure, causing rot and other damage. It is best to have downspouts discharge onto the lawn, preferably four feet from your home.

So, whether you have water intrusion currently or it is noted in an inspection on a home you are purchasing, be sure to understand the cause and possible remedies available.

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Cindy “in Indy” Marchant - Carmel Real Estate Agent
Keller Williams Realty Indy Metro NE
Carmel IN Real Estate Website
317-290-7775