When is it time to pay attention to your roof? Unfortunately most of us know that the time to fix the roof is when it starts to leak. This is probably one to three years too late. The typical shingled roof lasts for about 20 years. Other materials like tile or slate will last much longer, flat roofs usually much less. The pitch (how steep your roof is) will play an important part in how quickly you will need to replace it. Trees while lovely and majestic accelerate the aging of a shingle roof. Other factors entering the equation are attic ventilation and how you have designed your interior. A home with a vaulted or cathedral ceiling in the family room and no ridge vents will probably need a new roof and roofing boards in much less time than a home with adequate ventilation. Some signs of a roof approaching the end of its useful life are curling edges, shingles that are brittle to the touch, a lot of gravel at the ends of your downspouts after a heavy rain and of course missing or loose shingles after a strong wind.

It is important to deal with the problem of a new roof as quickly as is financially possible. Left for too long, not only will new shingles be needed but roofing boards will need to be replaced. This can be very expensive. For more information on roofs send me a note via E-mail. I can direct you to licensed roofing contractors in the area.

Whenever a home is sold and a house inspection ordered, the electrical system in the house comes under scrutiny. Because you do not have a problem that you are aware of does not mean you do not have one. Most homes built before 1980 will have out-of-date features that could cause a purchaser concern. They might range from a lack of Ground Fault Interrupters to 40 amp knob-and-tube wiring. Other problems that may surface are the use of aluminum wiring that is a frequent source of electrical fires in homes, improperly grounded outlets and more circuits on a fuse or circuit breaker than acceptable.

What are some of these items I have mentioned? Knob and tube wiring is the oldest style found in homes. The wiring gets its name from the way it is strung in the basement. It is not a hazard by itself but can be if poorly cared for. Ground Fault Interrupters are the latest safety device in home protection in areas accessible to water. They are very sensitive to improper current. If you drop an electrical appliance in water it will shut down the circuit fast enough to prevent electrocution.

Forty or more frequently sixty amp service refers to the amount of electrical current or amperage coming into the home. New construction has a minimum of 100 amps and frequently we see 150 amps. With 60 amp service a home owner will frequently blow fuses if too many appliances are on in the kitchen. It also means that the home will usually have few electrical outlets in most rooms. Whenever 60 amp service exists in a house, a buyer should expect to upgrade the service soon after purchase.

Electrical problems are serious business and should be treated as such, a buyer will. For more information on this send me a note via E-mail. I can put you in touch with a licensed electrician.

A safety feature that has become increasingly important in homes is the Ground Fault Interrupter or GFI. Have you ever seen a murder mystery where someone is electrocuted in the bath with a radio or TV? If a GFI was installed that would not have been possible. During the normal operation of an electrical appliance current passes through the appliance. When there is a short the current is improperly routed. When an electric shock occurs, the current is passing through you.

A GFI is a special circuit or outlet with the ability to measure the proper flow of current. If there is a change in the strength of the current the GFI shuts down the circuit. This happens so quickly that it prevents electrocution or serious shock. GFI's can be installed anywhere, usually near water. This means bathrooms, kitchens and utility areas are frequent sights for GFI circuits and also all outdoor circuits. They can be made to operate from the electrical panel byputting in a whole circuit or as an electrical outlet protecting just the plug. They are not expensive to buy and install and should be installed by a licensed electrician. I would suggest that since the absence of a GFI will be an issue for a prospective purchaser and a safety problem for you that they be installed whether you are selling or not.

In all new construction smoke detectors are required by law.
What about older homes, and where should they be? Smoke detectors are not required at the time an existing home is sold. I have yet to hear a house inspector tell a purchaser not to get some and install them in the house. A rule of thumb for the number of smoke detectors is one per floor including the basement. Additional ones in the bedrooms are a good idea since bedroom doors are often closed.

When placing smoke detectors in the home, location is critical. In hallways they should be on the ceiling. Never place them on an outside wall. Exterior walls are frequently colder than the rest of the room and can create a thermal barrier smoke will not penetrate. Never place a smoke detector above heat registers or baseboard heating units. If a unit must be placed on a wall the top of the unit should be at least four inches and no more than twelve inches from the ceiling. The corner where the wall meets the ceiling is dead air space. This means rising smoke does not penetrate the area. A fire could go undetected. P> If you would like more information send me a note via E-mail.

Homes in this area generally have one of two different types of heating systems: Either a forced air system with a furnace or a water system with a boiler. Boiler systems are either of the circulating hot water or steam variety and seldom cause a problem other than minor maintenance. It is the forced air systems in our homes that are more capable of being dangerous.

A furnace is made up of several components. The one of most concern is called the heat exchanger. When the flame in your furnace comes on, the air the flame touches does not enter your house, it is vented to the outside through your chimney. What does happen is that the flame heats a metal drum called the heat exchanger. When the temperature of the metal drum gets to a certain point the furnace fan turns on and pulls house air through your cold air returns over the drum and back out to the house through a system of ducts. Over time the expanding and contracting of the heat exchanger due to the heating of the metal will cause metal fatigue. Additionally, water vapor which is a by-product of combustion will cause the drum to rust. Eventually, the heat exchanger will allow the gases of combustion which should be going up the chimney to enter the house. One of these gases is Carbon Monoxide which is extremely dangerous and very deadly.

The average life of a furnace heat exchanger is 15 to 20 years. Heat exchangers should always be checked when there is a house inspection for a buyer. A defective one can be sufficient grounds for a purchaser to legitimately withdraw from a sale. I recommend that homeowners have their furnaces checked and serviced annually by a licensed contractor. If you would like more information send me a note via E-mail.

One of the most critical parts of any house inspection is the basement for evidence of water. Any home that has a basement can show evidence of water penetrating the foundation. Usually this should not be a cause for alarm. Basements are usually constructed in one of two ways: Either they are poured concrete walls or mortar has been used to hold together block, brick or stone.

In a poured basement, leakage can occur where a crack in the foundation has occurred or where metal pins were inserted to hold forms together while the cement was being poured. Both problems are generally evidenced within the first year a home is built. This allows the owner to go to the builder and seek help at no cost to himself. The crack is repaired by filling it with a water proofing compound and then sealing it. Seepage through "rod holes" can be fixed by puttinghydraulic cement in the holes. (Hydraulic cement expands when it dries.)

Basements with block walls can have seepage through the block causing a buildup of minerals salts on the interior wall. Blocks can also appear damp and attract mildew often a dehumidifier and a waterproofing paint can eliminate these problems. If water is collecting around the exterior of the foundation and finding its way in, look at the slope of the ground around the home, then at the gutter and downspouts. After many years the ground around basements settles creating a grade that slopes toward the house. This causes all the surface water to run toward the home. Go around the home and add soil. This creates a grade that sends the surface water away from the foundation. Usually the leakage will stop.

Downspouts that drain into the drain-tile system at the base of a foundation can put too much water around a foundation in a heavy rain. Whether the drain tiles are intact or not makes little difference in a heavy rain. Take down spouts out of drains and send the water away from the foundation using an elbow, an extension and a splash block. This may be enough to solve the problem.

If none of these remedies work there are several licensed waterproofing contractors that can be called in to help with the problem. Many offering guarantees for 10 to 20 years and are transferable to a new owner. Should you have any questions please send me a note via E-mail. I can get you the names of several basement experts.

In conjunction with this information, please review the following.
The following general suggestions are offered by Birmingham-Bloomfield attorney Bill Vanderkloot. Bill cautions, however, that for specific legal advice tailored to your situation, you must consult your own attorney.

1. Concerning repairs of basement leaks: Make sure you check that the written guarantee of the basement repair company clearly says that it is transferable to the purchaser of your home. Some of these guarantees do not transfer. Insist that the company representative point out the specific language allowing transfer ("assignment"). It is always best to have your lawyer check the language. Then, be sure to write out and sign an assignment of this guarantee and deliver it to the purchaser at closing, in exchange for a signed receipt.

2. Reputable basement repair companies generally will not guarantee against future leaks from cracks, even expertly repaired cracks, in basement walls or floors. The best you can do in this situation is to seek the repair company's binding(non-revocable) written quotation, good for a fixed number of years, on the cost per foot of repairing future leaks through the cracks. Make sure that the company agrees in writing that this firm quotation is: (1) Part of the contract (so it remains binding): (2) transferable to your purchaser. Again, it is prudent to check with your lawyer on these details.

3. Most important, in basement repair, as in all past or present potential problems with your house: Make sure any major house problem, whether currently existing or one you have cured by past repair, is clearly disclosed in writing to the buyer, together with what you have done to correct it and how successful the correction has been. This is the best protection for seller and buyer.

The plumbing in a house can be an important concern to a prospective purchaser. Today homes are constructed using either copper or plastic (P.V.C.) for the water system in the home. The same holds true for the water lines from the street to the house. Many older homes have galvanized interior plumbing and even more have lead pipe running from the house to the street. If you detect a lead water line, have the water tested to see if lead is getting into the water supply.

Galvanized pipes are the principle cause of concern for most buyers for two reasons: They corrode causing leaks, and they fill with minerals which reduces water pressure. The corrosion is due to rusting occurring normally at joints and fittings. There is no easy way to fix such a problem. Deposits on the interior of the pipes occur because unlike copper or plastic they are not smooth. This allows minerals to be deposited on the walls of the pipe. In homes that were ever on a well this has caused a rapid build up of salts. As the salts increase, the flow of water decreases. This is noticed in hot water pipes first and in the horizontal pipes before the vertical. There is no cure for poor water pressure caused by galvanized pipes. The only thing a homeowner can do is replace the pipes with copper or plastic. The cost of such a repair depends on the ease of access to all the pipes.

If your home has galvanized plumbing that is leaking or you have poor water pressure be prepared for it to be an issue at the time of a sale. For more information send me a note via E-mail or contact one of the licensed plumbing contractors listed in the yellow pages.

One of the more attractive ways to increase the utility of a back yard is with a wood deck. It may be all one level or a many tiered deck overlooking a ravine. Wood exposed to the weather in Michigan will deteriorate rapidly if not a weather resistant variety or specially treated. Red wood and cedar are the two most common natural woods used in decks. They last a long time without being treated. They do turn gray with time unless specially treated. However, once treated, they must be treated annually or they will weather unevenly which can be very unattractive. Treated lumber is generally pine soaked or pressure treated to help it withstand the weather. Pressure treated lumber is the best because the chemicals go deeper into the wood. (Seldom will you find wood treated all the way through).

Your choice of either natural or treated lumber does not remove the need for maintenance. With time the supports may start to deteriorate and the flooring of the deck may warp. Deal with these problems immediately. Replace flooring with new wood and patch, seal or replace where there are signs of decay. It is better to show that regular attention has been paid to a deck than for a purchaser to feel that it has been neglected. Neglect in one area can be construed to be a general attitude toward a house.

Other areas of concern should be steps, rails, and seats. All steps should be sound. You do not know if a football player or tennis pro is going to walk on the steps. You want both to feel that they are sturdy. Railings must not wobble. No mother wants her children playing on a deck where she might fear them falling off and getting hurt. Lastly, you do not want your maternal aunt getting a sliver when she sits, make sure the seats are smooth.

If you have any questions please send me a note via E-mail. I can get you the names of several licensed contractors.
The Landscaping of your house is very important when it comes to selling. When a potential buyer drives by a home or is driven to a home by a real estate agent the first impression the home makes is not after they are inside. Unless it is after dark the exterior of the home is the purchaser's first exposure to the home. Studies show that money, wisely spent on gardens, bushes and trees, can return a profit to a homeowner. A splash of color from flowering trees in the spring gives a home a fresh look after the drab exteriors people have been looking at through winter. Early flowering perennials can be added inexpensively and provide an attractive setting while other homes may still have dead stalks in the garden. As the seasons progress, have flowers in the late spring, through the summer and into fall. Potted plants on porches, on patios, in the house and along driveways add a nice touch, too.

Edged walkways, driveways, trimmed trees and bushes, and neatly trimmed grass help to present a good image to a purchaser. However, make all the work appear to be easy and not too time consuming. Beautiful gardens that are overdone can be a turnoff to a purchaser looking to simplify his life. Remember, buyers look at homes while owners are on vacation. Arrange to have someone take care of plants, yard work or other exterior duties so the home is always at its best. I know it sounds tedious but when your house is for sale you live in a fish bowl.

If you have any questions about dressing up your landscaping send me a note via E-mail.

Before you sell assess the needs of your home's exterior. Ice and snow can cause minor damage to roofing. Wind, rain and snow can damage siding, window and brick. Driveways may need repair. All of these things are easily tolerated if you live in the home but not if you are going to buy it.

When weather permits, take a careful look at your home. Have gutters or downspouts come loose? A quick trip to the hardware store can easily and inexpensively correct the problem. Is the glazing compound that holds in the panes of glass starting to crack, or worse yet, chip and fall out? Again, a trip to the hardware store can easily remedy the problem. Is this the year that you have to paint the exterior of the house? Wood siding or trim left unpainted can quickly deteriorate especially where they do not get much sun and do not dry out. Maybe it is time to consider siding the house. This is not wise if you do not expect to stay in the home for longer than five years. When you paint, do not just paint over the old, scrape, sand, and prime the surfaces. There is nothing worse than paint peeling within two years because of a short cut. Also, use good paint.

You may notice that some brickwork was damaged over the winter. Do not let this problem go unaddressed. Next winter will aggravate the situation even more. Using mortar, or other products as recommended by professionals, you can easily correct the problem now as opposed to expensively correcting it later. Take particular notice of the chimney area. If major work becomes necessary, the cost of scaffolding can double the cost of the repair.

Look at your driveway. If you have asphalt, put sealant on it. If concrete, fill cracks. Next winter, water will get in and freeze, expanding in the cracks, causing further deterioration. Remember, houses do not take care of themselves. If you are not willing to invest in yours, why should someone else? If you have any questions please send me a note via E-mail. I can get you the names of several licensed contractors.

Property owners consider making improvements to their home from time to time. Unfortunately not all improvements help to make the house more salable. I have extracted information from a published survey that may be of some value. These figures are based on having the job done professionally. Frequently, do-it-yourself is less, therefore the return on your investment will be greater. 
JOB			EST. COST			% RECOVERED		
Redecorating		$3,900				90%
Attic expansion		$9,900				5%
Bathroom		$3,590				74%
Room addition		$24,150				53%
Kitchen			$6,930				73%
Doorwall		$1,075				51%
Central air		$2,100				72% 
Energy upgrade		$1,280				47%
Fireplace		$3,010				68%
Hot tub & deck		$4,000				40%
Deck			$3,500				64%
Replace windows		$10,125				38%
Exterior Paint		$3,500				60%
Finish basement		$6,720				36%
Furnace			$2,100				60%
In-ground pool		$14,420				35%
Garage			$9,475				57% 
Skylight		$1,475				34%
Landscaping		$4,990				56%

The question of how to represent repairs or improvements made to a home is an interesting one. Terms like "new," "updated," or "upgraded" and statements such as "new roof" or "hardwood floors" are frequently used to describe a house that is for sale but can mean different things to different people. With the possibility of different interpretations comes the possibility of legal action. When you prepare to market your house, review all the things you have done to your home that you feel should be pointed out to a prospective purchaser. If you find yourself wanting to use terms like those listed above, take these following steps:
1. Locate all receipts.
2. Be accurate about what was done to a home.
A new electric outlet in the kitchen is not "updated electrical."
3. Instead of saying that something is new, simply state when the repair was done.
4. Understand that having new shingles put on a home does not mean that the home has a new roof, it only has "new shingles in 1990."
5. If work was done in the home should a permit have been pulled?
If work was done that did not meet city code and a problem occurs after the sale, how the work was represented to a purchaser will be very important.
6. If you have aluminum siding on part of the home do not suggest that it is "maintenance free."
Nor do you want to represent that a home has "hardwood floors" unless it has them in all the rooms or you qualify the statement by saying "except in kitchen and family room."
7. Be careful how your agent represents your home in advertising. Do not state that a home "Backs to woods" unless you know that the woods will not be used for any purpose that would alter its condition.
These are some things that come to mind. The best advice is to carefully consider all representations made and be sure you can back them up in writing. If you have any questions please send me a note via E-mail.
A frequent question homeowners ask as they consider marketing their home is whether they should take the time to update the decorating in the home. While decorating is a very personal matter there are some reasons why this is an important consideration. Most homes in the area are considered good investments for both the local property owner looking to upgrade and the transferee who is moving to the Detroit area. In both cases decorating is going to play a key role in their consideration of a home. The transferee is not going to want to live through remodeling and is going to be concerned about whether or not the cost of improvements when added to the purchase price will be wiseif they might move again within two to five years. The local buyer has the same concern about living through the mess and are going to have the time to be "fussy" about their selection. There are buyers, however, who look for the kind of property that is "tired" or "needs work." They know that if purchased for the right price they can get a substantial increase in equity through their own hard work if they do it themselves or if the seller will sell the property for market value less the cost of upgrading the property to top-of-the-line condition and have the work contracted. Of course this is expensive for the seller. Since buyers have such high expectations when they purchase a quality home in an area with a good reputation decorating can be critical. Should you be concerned about the impression your home would make on a perspective buyer send me a note via E-mail or consult with any one of a number of interior designers and decorators located in this area. For my clients I have one on retainer who is available at no cost to the homeowner.

©1996 Bob Taylor

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