FAQ's

What Is An Inspection?
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An inspection is a visual examination of the structure and systems of a building. If you are thinking of buying a home, condominium, mobile home, or commercial building, you should have it thoroughly inspected before the final purchase by an experienced and impartial professional inspector.

What Does An Inspection Include?
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A complete inspection includes a visual examination of the building from top to bottom. The inspector evaluates and reports the condition of the structure, roof, foundation, drainage, plumbing, heating system, central air-conditioning system, visible insulation, walls, windows, and doors. Only those items that are visible and accessible by normal means are included in the report.

When Do I Request An Inspector?
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The best time to consult the inspector is right after you have made an offer on your new building. The real estate contract usually allows for a grace period to inspect the building. Ask your professional agent to include this inspection clause in the contract, making your purchase obligation contingent upon the findings of a professional inspection.

Can a Building “FAIL” The Inspection?
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No. A professional inspection is simply an examination into the current condition of your prospective real estate purchase. It is not an appraisal or a Municipal Code inspection. An inspector, therefore, will not pass or fail a building, but will simply describe its condition and indicate which items will be in need of minor or major repairs or replacement.

What If The Report Reveals Problems?
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If the inspector finds problems in a building, it does not necessarily mean you should not buy it, only that you will know in advance what type of repairs to anticipate. A seller may be willing to make repairs because of significant problems discovered by the inspector. If your budget is tight, or if you do not wish to become involved in future repair work, you may decide that this is not the property for you. The choice is yours.

If The Report Is Favorable, Did I Really Need An Inspection?
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Definitely! Now you can complete your purchase with peace of mind about the condition of the property and its equipment and systems. You may have learned a few things about your property from the inspection report, and will want to keep that information for your future reference. Above all, you can rest assured that you are making a well-informed purchase decision and that you will be able to enjoy or occupy your new home or building the way you want.

Why Do I Need An Inspection?
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The purchase of a home or commercial building is one of the largest single investments you will ever make. You should know exactly what to expect --- both indoors and out -- in terms of needed and future repairs and maintenance. A fresh coat of paint could be hiding serious structural problems. Stains on the ceiling may indicate a chronic roof leakage problem or may be simply the result of a single incident. The inspector interprets these and other clues, then presents a professional opinion as to the condition of the property so you can avoid unpleasant surprises afterward. Of course, an inspection will also point out the positive aspects of a building, as well as the type of maintenance needed to keep it in good shape. After the inspection, you will have a much clearer understanding of the property you are about to purchase, and be able to make your decision confidently.

As a seller, if you have owned your building for a period of time, an inspection can identify potential problems in the sale of your building and can recommend preventive measures which might avoid future expensive repairs.

Can I Inspect The Building Myself?
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Even the most experienced building or homeowner lacks the knowledge and expertise of a professional inspector who has inspected hundreds, and perhaps thousands of homes and buildings in their career. An inspector is equally familiar with the critical elements of construction and with the proper installation, maintenance and interrelationships of these elements. Above all, most buyers find it difficult to remain completely objective and unemotional about the building they really want, and this may lead to a poor assessment.

What Will The Inspection Cost?
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The inspection fee for a typical single-family house or commercial building varies geographically, as does the cost of housing, similarly, within a geographic area the inspection fees charged by different inspection services may vary depending upon the size of the building, particular features of the building, age, type of structure, etc. However, the cost should not be a factor in the decision whether or not to have a physical inspection. You might save many times the cost of the inspection if you are able to have the seller perform repairs based on significant problems revealed by the inspector. Consult your professional agent for guidance.

Should I Attend The Inspection?
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"While we work independently during the inspection, buyers are encouraged to attend the final half to discuss findings with the inspector. "(You're welcome to come earlier, but we don't talk much while we are busy performing the inspection)".

What Is Efflorescence?
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Sulfate attack to concrete.  In the past few years it has become increasingly obvious that the foundations of many homes and other buildings in certain regions of California are slowly, irreversibly being destroyed by a white, powdery substance called sulfate. It's an unpredictable, pernicious agent that seeps into the foundation of a building.  Some areas appear to have higher levels of sulfates than others, but much of California has soils of a marine origin containing measurable levels of sulfates. Because sulfates can destroy the structural integrity of a home and undermine its long term performance – and construction strength - homeowners with sulfate problems are filing construction defect lawsuits in increasing numbers to recover damages.   Some of the most commonly asked questions about sulfates are answered below.
 

What is sulfate?
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Sulfate is a naturally occurring mineral salt compound.  In California, soil deposits are often rich in gypsum, and are laced with gypsum veins.  Gypsum is a form of calcium sulfate (CaSO4).  Sulfate deposits in soils with a marine origin are also high in sodium sulfate (NaSO4) and magnesium sulfate (MaSO4).  When the soil becomes wet from irrigation or rainfall, the sulfates dissolve in the water and seep into the porous concrete. Once the deterioration starts, the damage to the concrete cannot be reversed.
 

When and where do symptoms of sulfate attack show up?
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Sulfate damage typically appears in the form of  hairline cracks called "etching", or white, powdery stains referred to as "efflorescence."  The best place to look first is on the garage floor or driveway, or along the exterior foundation. However, not all white powder is sulfate. As the sulfate attack worsens, other parts of the home's foundation will show signs of efflorescence and etching. It can also appear on patios, driveways, swimming pools and other so-called "hardscape."  If you are suspicious and want to know for sure, a geotechnical firm can take a sample from your home and analyze it.

 

How many homes are affected by sulfate damage?
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Possibly tens of thousands of homes, apartments and condominiums along the coastal and inland areas of California are built on sulfate laden soils that can, under certain conditions, destroy the concrete foundations. One expert said sulfate cases could cost the Southern California homebuilding industry  - or more precisely, their insurance companies - as much as the Northridge earthquake.
 

Is it strictly a California problem?
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High sulfate levels seem to be concentrated in areas once covered by seawater, which created large deposits of gypsum. Gypsum is a common source of sulfate. Many parts of California were once covered by the ocean; some of these areas have high levels, some have low levels, and some are sulfate free. It depends on the type of soil and other factors.  Soils rich in sulfates are found throughout the United States, and throughout the world.
 

What does the Uniform Building Code (UBC) say about sulfates in the soil?

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The Uniform Building Code requires that concrete used in soils with moderate to severe levels of sulfates be of a special type and mixture that retards seepage by sulfate-ladened groundwater, which eats away the cement "paste" that holds the concrete together. If the Code is followed, the concrete will be more "dense" than normal and thus retard water seepage.
 

What are builders required to do to determine if sulfates are in the soil on which they want to build?

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Before beginning construction, builders are required to conduct soil tests that measure sulfate content. Reports on such tests should be on file with local building departments or environmental management agencies. If a housing project is newer, the builder may still retain a copy of the report. Ask to see it.
 

Exactly what does the Uniform Building Code require if sulfates are found in the soil?

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Since 1979, the Uniform Building Code has required that a special Type V cement be used in high-sulfate soils, and that a lower water-to-cement ratio be used to maintain a proper level of density in the concrete after curing.  Dense concrete stops groundwater from seeping in; it's the water that carries the sulfates. According to the UBC, the ratio of water-to-cement in high-sulfate soil conditions should be no more than 0.45.  However, in many cases that have been investigated, the ratio is more like 0.65 to 0.70, or 50% in excess of maximum. The result is concrete with an interconnected pore structure, and therefore not dense. The denser the concrete, the less likely the water will seep in.
 

Don't all builders do these tests and comply with the UBC requirements?
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Certainly, many builders have complied with UBC sulfate requirements. However, concrete used in construction of potentially tens of thousands of California homes built on high-sulfate soils since the mid-1980s does not meet Uniform Building Code standards, creating a defect that can result in the concrete's decomposition. One reason is that contractors and suppliers of concrete ignored the UBC requirements.  Compounding the problem, those contractors who poured concrete at building sites frequently mixed in additional water to make installation quicker or easier.
 

What happens when sulfates get into concrete?
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As the sulfate infiltrates concrete, it combines with the C-S-H, or concrete paste, and begins destroying the paste that holds the concrete together. As sulfate dries, new compounds are formed, often called ettringite.  These new crystals occupy empty space, and as they continue to form, they cause the paste to crack, further damaging the concrete.  The concrete weakens and the paste continues to separate and crack. Consequently, the concrete becomes increasingly permeable, allowing in more and more water filled with sulfates. Over time the process accelerates dramatically.  The excess water content and porosity also begin to rust away the anchor bolts that tie the home's structure to the foundation.
 

What's the worst that can happen?
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Eventually, the concrete foundation disintegrates and turns to rubble. This condition, coupled with the rusting structural ties and anchor bolts, puts a home and its occupants at greater risk from earthquakes, high winds and other destructive forces of nature. According to the National Association of Home Builders, the useful life of concrete should be about 150 years; however, left unattended, sulfate attack can cut that lifespan to 15 years or less

What Is CREIA?
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The California Real Estate Inspection Association, (CREIA), was established in 1976 in California as a nonprofit voluntary professional association. CREIA has grown to over 500 members and candidates today. CREIA’s Standards of Practice and professional Code of Ethics provides the consumer with the assurance of quality and professionalism. Members of CREIA are either owners or employees of professional building inspection companies. Today CREIA has members throughout the state and is recognized in California as the leading authority in the building inspection industry. 

CREIA has established a high Standards of Practice for the inspection profession that is used throughout the state to ensure the buyer who retains a CREIA member of a complete and detailed inspection and report.

All members must abide by these standards and Code of Ethics. CREIA offers its members and candidates continuing education in the latest building technology, training, and materials to ensure the most professional inspection for the consumer. CREIA acts as a public information service to real estate buyers and provides technical support and training to realty agents, state agencies and other related professions.

Many CREIA members have engineering, architectural, or technical backgrounds. Most members have had experience in various construction fields and are or have been building contractors.       

In addition to performing building inspections, many CREIA inspectors help with analysis and solutions to specific problems, such as foundations, energy conservation, and roofing problems. CREIA inspectors are also frequently called upon to review restoration and home improvement plans as well as maintenance specifications, contracts and progress inspections for new construction to help ensure proper completion of contracted work.       

If you find that you are involved in a dispute regarding construction work performed on your building, a CREIA member can provide expert advice. Also, many CREIA members inspect commercial and investment properties, multiple unit dwellings, condominiums, townhouses, mobile homes and perform reserve studies as well.
 

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