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Chinese Dry Wall

Amajor concern has developed with drywall manufactured in and imported from China, which was installed in residential properties in the United States. Several reputable reports have surfaced regarding this construction material also known as gypsum board, wallboard or plasterboard, leading Primacy Relocation to inform our clients of the potential problems and hazards surrounding "Chinese drywall". Information on the background, issues and initial recommendations will be explored as Primacy continues to investigate solutions to present to our clients.

History

The housing boom and reconstruction activity which followed several natural disasters, especially Hurricane Katrina, put a severe strain on construction materials and, specifically, the supply of U.S. manufactured drywall. To meet the demand, builders ordered from international suppliers to fill the shortage.

Detection

Homeowners in certain areas of the U.S. have started complaining about a foul odor, similar to rotten eggs, permeating their homes. In some extreme cases, homeowners vacated their homes due to of the putrid odor. Homeowners are finding that, in addition to this horrible smell, their air conditioning systems, copper pipes and wiring are being damaged by corrosive elements contained in the material. In some cases systems are failing, having to be repaired or completely replaced.

Cause

This imported drywall is constructed from waste materials from coal fired power plants containing iron sulfur, hydrogen sulfide and several additional sulfur by-products not found in domestically manufactured drywall. It is believed that the sulfur is emitted in humid weather, producing the odor. In addition to the odor, the sulfur emission corrodes copper causing extreme damage to electrical wiring, copper plumbing and air conditioning coils in some instances.

It may also affect other metals found in homes such as brass and silver, along with tarnished faucets. Homes showing signs of the most damage have been found in areas of high humidity such as Florida, Louisiana and other Gulf states.

Extent of the Issue

Initially, it was thought the drywall was imported between 2004-2006, but further investigation shows that importing of this product may have begun as early as 2000. The Wall Street Journal estimates that 495 million pounds of Chinese Drywall has been imported to the U.S. since 2002.

To meet the booming demand, many building supply companies imported drywall from a German-based company, Knauf -Tiajin, with subsidiaries in China. It was shipped through eastern seaboard ports, along with ports in California, Texas and New Orleans. Suppliers imported this product and, in some instances, may have re-branded the drywall, so the full extent of the distribution is extremely difficult to track. It is further suspected that some of the drywall may have been imported through Mexico under additional brand names.

The products have been sold to major construction companies, and distributed to home improvement stores throughout the United States and possibly Canada. As a result, the problems associated with this material impacts not only new construction but also homeowners who completed major remodeling or renovations on their homes.

This drywall has been confirmed in homes in Florida, Georgia, Louisiana, Virginia, Texas and Michigan. However, it is suspected that homes throughout the U.S. and Canada may be impacted as investigations of the distribution patterns are unfolding.

Determination of Chinese Drywall

Absent a sulfur odor in the property, the standard home inspection would not be able to detect the presence of Chinese drywall. Determining if a property contains Chinese drywall can be difficult, may be invasive and may be quite expensive. One possible method to determine if a home was built using Chinese drywall is an inspection of the attic in an attempt to view the edges of the drywall used to construct the interior walls. The drywall may be stamped with the word KNAUF or China, or with Chinese lettering. However, because of re-branding of the drywall or limitations with respect to visibility, these names or hallmarks may not be present or observable, so additional invasive sampling and testing must

Pre-listing inspections a GREAT idea!

What if you, as a seller, has listed your house but you'll receive only very small net after all closing expenses; and you need every penney.  A buyer comes along and submits an acceptable offer.  Now a home inspection is required and repairs are needed before closing.  Problem?

What do you do, let the buyer walk?

 

Many homeowners live with housing problems they are not aware; or easily forgot. But now it has become a bigger problem.  What to do?

 

A pre-inspection could have revealed this issue, and repairs before marketing might have been less expensive!  Typically if a problem might cost $100.00 to repair many buyers may ask $200.00 towards repairs. And repairs enhance both the salability and value of your house!

 

A home warranty might be effective. 

 

I strongly recommend pre-inspections to remove these troublesome problems.

carbon-monoxide detector

A new law takes effect Friday requiring all single-family homes in Minnesota to have a carbon-monoxide detector within 10 feet of each bedroom.

With that deadline looming, the fire chiefs of Minneapolis and St. Paul, state legislators and the parents of a 3-year-old who died from carbon-monoxide poisoning are getting the word out about the requirement.

This morning, the city of St. Paul will receive 500 detectors to be given to families who otherwise cannot afford them. The price of a battery-operated detector starts at a little more than $20.

Minnesota's law is being implemented in three phases:

Phase 1, requiring alarms in all newly constructed single-family homes and multifamily dwellings where building permits took effect Jan. 1, 2007.

Phase II, requiring alarms in all existing single-family homes goes into effect Friday.

Phase III, requiring all existing multifamily or apartment dwelling units have alarms goes into effect in August 2009.

Property Inspection: Know the Facts

Home inspections are becoming an increasingly critical part of the home buying and selling process. Knowledge in the field of property inspection has become invaluable, especially in light of stricter legislation on both a state and national level. The following information sources will assist you in understanding home inspections, the home inspection process and working with home inspectors. You will also find helpful links to a variety of professional home inspection organizations.

Property Inspection: Know the Facts link, click here

It pays to hire home inspector before selling

Discovering defects now can avoid a host of legal troubleering defects now can avoid a host of legal trouble

I'm getting ready to sell my home and would like to hire a home inspector before I put it on the market. It seems that a pre-marketing inspection would give me a better idea of needed improvements before I sell. Is this wise

Your approach demonstrates a wisdom not commonly realized by sellers. Buyers typically hire the home inspector after the purchase contract has been signed. The inspector provides a list of defects, and then the buyers ask the sellers to make repairs, to reduce the price, or sometimes to cancel the sale. When you provide a home inspection report prior to signing the contract, you avert this process of renegotiation.

Essentially, there are three benefits for sellers who hire a home inspector prior to marketing a property:

1. The inspection report informs you, in advance, of any significant defects that might need attention and that could adversely affect your chances of selling the property. It affords you the opportunity to make repairs prior to sale.
2. The report enables you to provide a more thorough and complete disclosure of the property's condition. This lessens the likelihood of legal problems after the sale, when undisclosed defects might then be discovered.
3. The report provides the best basis for an as-is sale, if that is what you prefer. You can decline to make repairs while fully informing the buyers of the conditions that need repair.

Sellers would do themselves a great service by taking this proactive approach to the disclosure process.

Ten Important Questions to Ask Your Home Inspector:

What does your inspection cover?

The inspector should ensure that their inspection and inspection report will meet all applicable requirements in your state if applicable and will comply with a well-recognized standard of practice and code of ethics. You should be able to request and see a copy of these items ahead of time and ask any questions you may have. If there are any areas you want to make sure are inspected, be sure to identify them upfront.

2. How long have you been practicing in the home inspection profession and how many inspections have you completed?

The inspector should be able to provide his or her history in the profession and perhaps even a few names as referrals. Newer inspectors can be very qualified, and many work with a partner or have access to more experienced inspectors to assist them in the inspection.

3. Are you specifically experienced in residential inspection?

Related experience in construction or engineering is helpful, but is no substitute for training and experience in the unique discipline of home inspection. If the inspection is for a commercial property, then this should be asked about as well.

4. Do you offer to do repairs or improvements based on the inspection?

Some inspector associations and state regulations allow the inspector to perform repair work on problems uncovered in the inspection. Other associations and regulations strictly forbid this as a conflict of interest.

5. How long will the inspection take?

The average on-site inspection time for a single inspector is two to three hours for a typical single-family house; anything significantly less may not be enough time to perform a thorough inspection. Additional inspectors may be brought in for very large properties and buildings.

6. How much will it cost?

Costs vary dramatically, depending on the region, size and age of the house, scope of services and other factors. A typical range might be $300-$500, but consider the value of the home inspection in terms of the investment being made. Cost does not necessarily reflect quality. HUD Does not regulate home inspection fees.

7. What type of inspection report do you provide and how long will it take to receive the report?

Ask to see samples and determine whether or not you can understand the inspector's reporting style and if the time parameters fulfill your needs. Most inspectors provide their full report within 24 hours of the inspection.

8. Will I be able to attend the inspection?

This is a valuable educational opportunity, and an inspector's refusal to allow this should raise a red flag. Never pass up this opportunity to see your prospective home through the eyes of an expert.

9. Do you maintain membership in a professional home inspector association?

There are many state and national associations for home inspectors. Request to see their membership ID, and perform whatever due diligence you deem appropriate.

10. Do you participate in continuing education programs to keep your expertise up to date?

One can never know it all, and the inspector's commitment to continuing education is a good measure of his or her professionalism and service to the consumer. This is especially important in cases where the home is much older or includes unique elements requiring additional or updated training.

Dispelling Home Inspection Myths

Myth: An inspection report is a seller's repair list.

• While the seller can choose to use the inspection as a repair list, unless the buyer and seller agree to such a contingency in the contract, the seller is under no obligation to make repairs, especially if the home is sold "as-is." The only exception is when a home inspection turns up conditions law mandates must be cleared before the home is sold. The home inspection lets the buyer know what he or she is getting for the money -- before signing on the dotted line. With that knowledge, the buyer not only protects the investment, but perhaps gains some negotiating points, based on the condition of the home.

Myth: A home sold "as-is" does not need an inspection.

• If you, as the buyer, don't get an inspection, you won't know what the "as-is" is. "As-is" merely indicates the seller, within the realm of the law, has decided not to make repairs, upgrades or other improvements before selling the home. Many states require the seller to disclose known defects or other conditions that could affect the value or salability of the home, but, unless law also requires repairs, upgrades or certain code compliance before the sale of a home, or the contract stipulates such action as a contingency, the seller is under no obligation to make repairs.

Myth: New homes don't need inspections.

• This is perhaps one of the greatest myths of all and potentially the most costly. New homes often are far from perfect.
• Two years ago, Consumer Reports' "Housewrecked," based on scores of interviews with home owners, builders, inspectors, industry representatives, government officials, and lawyers, reported that as many as 15 percent of all new homes sold -- 150,000 of them a year nationwide -- had a serious defect.
• This summer, indicating new home quality has worsened since then, Quality Built, a risk management services firm from San Diego, reported on data collected on 20,867 single-family and 11,128 multi-family homes by hands-on independent inspectors trained to identify high-risk construction defects.
• Quality found that 41 percent of the homes examined in 27 states, constructed by more than 900 different builders, revealed building envelope problems, a potential moisture intrusion and mold problem; 34 percent had framing and structural problems, including missing connections

More New Homes Contain Life-Threatening Defects

Quality Built's study of new homes and condos in 27 states, constructed by more than 900 different builders, commonly found window flashing problems, improper roofing, missing structural hardware and other defects to be more prevalent in the eastern and southern states.

That indicates new home quality has worsened since 2004 when Consumer Reports' Housewrecked reported, based on scores of interviews with home owners, builders, inspectors, industry representatives, government officials, and lawyers, that as many as 15 percent of all new homes sold -- 150,000 a year -- had a serious defects.

The single highest risk problems identified in single-family homes included improper framing around windows and doors (a structural issue), building paper and house wrap installation flaws (moisture intrusion and energy loss) and missing structural connections, a major hazard.

Realty Times

Q. What is Radon?

Radon gas can be a very big problem. It is a colorless, odorless and tasteless gas that seeps from the soil into homes through cracks and foundations.

The gas is radioactive and can be very dangerous. Every year between 15,000 and 22,000 lung cancer deaths are attributed to radon exposure according to the National Academy of Sciences. That's a staggering number

Radon doesn't exist everywhere. It only exists where the sub terrain produces radon gas. Sometimes one house may have elevated radon levels while the house next door will have a very low radon level.

It is commonplace in many parts of this country for radon tests to be conducted before a purchaser buys a home. Generally, this means that a canister will be placed in a home, and it will sit there for several days, allowing its media to collect air. If radon is present, a laboratory testing the canister will be able to detect it from this air sample.

A common method for reducing radon gas relies on fans used to draw the radon out from below the foundation, thereby preventing it from entering the house.

Why is a Pre-Listing Inspection is a good idea?

You can miss many of the things that will capture the notice of buyer and especially the home inspector or other professional the buyer employs to make sure what he or she is buying is as sound as the dollars being spent.

Knowing ahead of time might give you a chance to correct all those problems in advance, thus making the transaction go much more smoothly.  It is estimated you'll save an average of $1,500.00 by correcting the problems discovered during a pre-listing inspection.

According to industry experts, there are at least 33 physical problems that will come under scrutiny during a home inspection when your home is for sale.

Homebuyers Want to Know Your Home Inside and Out.

While homebuyers are as individual as the homes they plan on purchasing, one thing they share is a desire to ensure that the home they will call their own is as good beneath the surface as it appears to be. Will the roof end up leaking? Is the wiring safe? What about the plumbing?

When you put your home on the market, you don’t want any unpleasant surprises that could cost you the sale of your home. By having an understanding of problem areas you’ll be arming yourself against future disappointment.

It's something to think about!

A pre-listing inspection is an option. From what I've already seen, however, buyers are getting picky about houses and are taking more time to choose. Inventories are up, so there's more to look at, and with interest rates rising, buyers are beginning to hang on tightly to every dollar before they spend it.