Do Home Inspectors Inspect Their Own Homes? Or Do They Hire Other Inspectors?

Have you ever wondered if home inspectors actually inspect their own homes they buy? I just bought a house and YES! I inspected it myself. So maybe you are wondering if I inspected my home any differently than I do for paying clients? Well, No I inspected my house the exact same way I do for all my clients.

In this podcast I take you thru the steps of my home inspection one system at a time and explain the conditions I found and what my expectations where before I started the inspection. This podcast episode is to help you better understand the process and help you set realistic expectations when buying a home.

I want to give a big shout out to my realtor:
 
Kevin Brennan
The Local Real Estate Group @ Compass
3169 Glendale Blvd, Los Angeles, Ca 90039
323.667.0700 office | 714.317.0883 cell | DRE 02089141

https://www.compass.com/agents/kevin-brennan/

I want to give a big shout out to my lender:

Douglas M. Smaldino, CPA | Senior Mortgage Loan Officer with HillHurst Mortgage
NMLS# 340464 | Cal DRE# 01149672 | FL # LO63047 | AZ # 1017304
O (323) 522-1020 | D (323) 522-1040 | C (323) 707-3200 | F (323) 522-1030

https://hillhurstmortgage.com/

Transcript

John Laforme: 0:00

Buying a home. Don't panic. Just listen to the rest of this podcast Alright everybody, welcome back to another episode of Home Inspection authority's Straight Talk podcast with me, John laforme. I'm a CREIA certified home inspector from Los Angeles, California and the topics we discuss on this podcast are about buying homes selling homes, inspecting homes. So if you're a home inspector, home buyer, real estate professional, this podcast is definitely for you. Okay, everybody, John here. I want to apologize for the big gap between this episode in my last episode, which was episode 34 with Stacy Franklin. So something major happened where I couldn't record. I couldn't focus. I couldn't do anything else because I was moving, And it was a good move, It was a good move. It wasn't a move from one apartment to the next. It was actually a move from a townhome I was renting to an actual home that I bought. So you probably thinking, man, you're crazy. What are you doing? Buying a house right now isn't that expensive. And so isn't the interest rates going through the roof? Yeah, you're right on many of those assumptions. But I don't know what it was. But something my internal timer said it's time to buy. And I noticed a little bit of a slowdown. And I noticed homes were staying on the market a bit longer. And then I started to kind of more actively look at some properties in the neighborhood that had been dying to get into. And lo and behold, I found one, I was definitely priced out of my affordability range. But I kept watching it and I noticed it came down a bit. So now I'm really interested, okay, what this thing's been sitting. I mean, it looks great on the outside, really well maintained. I wasn't sure at first, if it was just painted over everything just to get it sold. Couldn't quite determine that just from driving by but after about a week of watching this, I contacted the one and only Kevin Brennan from the local real estate agency in Atwater Village. So big shout out to Kevin, because honestly, I knew if somebody could get this deal done for me, it was going to be him. So if you're looking for a realtor, give Kevin a call. I deal with a lot of great realtors. And it was a really hard decision on who to choose. Because I know so many, but I was recently in touch with Kevin, and he put me in touch with a lender. And he made it happen. So and the lenders, hillhurst mortgage, and I dealt with many people over there. And I want to thank everybody there to help the first mortgage. Because yeah, without them and without Kevin's experience and how to deal with these things and, and get these deals done. I don't know if I'd be sitting here right now I'm actually sitting here in my new podcast room, which, if it sounds a little echoey is because it is because I haven't set up you know, some sound proofing yet. I literally just dusted off my interface. My Rode Podcaster interface and one microphones and my desk is a mess right now. It's it's a mess in here. Moving sucks. I did not enjoy the move. But I'm ecstatic that I'm here. I was still wake up and I've been here about 30 days now. I wake up, wake up in the morning and just look up at the ceiling going Holy shit. That's my ceiling. Wow. So really excited about all this. So today's episode is going to be about my home inspection, because I actually inspected my own house. So in case you are ever wondering, well the home inspectors actually inspect their own houses or they hire somebody else for a second opinion. Well, no, I did it myself and did it on a Sunday. So I don't typically work on Sundays unless it's a really good customer. So I gotta give my self a little pat in the back because I am a good customer. So I did it on a Sunday and I kind of want to go through it. I, you know, I went through all the same steps that I do for a paying customer. You know, everything gets scheduled, everything's organized, everything's pre planned, as far as the, you know, the appointments and Who's In Who's Who's involved my realtor. So basically, I'm the client, and I'm the Inspector. But I go through the same exact steps. And that's what I want to really emphasize on is I don't do anything different on my house than I would on your house, I still look at the roofing, I still look at the foundation, I still look at the plumbing, I still look at the HVAC, the electrical, you know, room to room, light switches, receptacles, all the windows and doors and getting in the attic. You know, I'm doing everything. So pretty sure. I spent two and a half, three hours on this, which is my typical standard length of time on any other house anyway, so I definitely feel that I wanted to share this with everybody. So everybody understood that, hey, I go through the same motions I do with you, if I inspected your house, so the house is approximately 1400 square feet, and the lot size about 6700 square feet. And so let's go ahead and start with the exteriors, I'll kind of give an overview of what the exteriors were like. Like I mentioned a few minutes ago, the exterior looks really like moving ready. I mean, it looks like pulling the driveway. Oh, by the way, I now have my own driveway. I never knew, or I never expected to miss having a driveway as much as I did when I was renting. Wow, what a game changer, I can literally put four, four cars in my driveway from the garage all the way out to the street. So that's pretty cool. So as a guy, I have vehicles and if you're a car guy, well then you know how important it is to have a driveway. So you all know who I'm talking about. And you know, the driveways really old. It's an old, old concrete, it's probably been patched. And we've done a few areas, but it's totally usable. I mean, doesn't look very pretty, but who cares, it's just the driveway, you can always you know, put a coating over it or just redo it later, you put some pavers down or something like that, but not worried about that. And it has a big front lawn house definitely has a big front lawn, which I don't really care to have to be honest with you. It's just grass and I've been a big fan of grass, I think it's a waste of water. And with these California droughts and all this nonsense about conserving water, I just rather I just couldn't get rid of it. So I'm probably going to Well, the first thing I did when I moved in is I turned off the irrigation system. So I'm not giving any water to that lawn because I'm hoping it'll just die. Then I can just slowly start digging it up. Just pull all the grass up, throw it away. And then do a drought tolerant landscape. Just have a couple small small bushes out there with some nice grading and make it look nice and forget about it. You know, that's it. I don't want to have grass to take care of that just more work cutting grass. And by the way, I did have to cut the grass recently. So that's another thing that my body went to the shop over because I was just like what am I doing? I'm cutting my own lawn again. It's been a long, long time since I've done that but the seller actually left me a lot more so it made it easy and I even left gas in it so I was just like pull that fire that thing up couple polls on that little Briggs and Stratton motor and Damn, it just fired right up and I literally cut the front and the back grass and less than like 30 minutes. So it wasn't that bad. So the grass is gonna go that's out. As far as the rest of the exterior, everything looks painted, so it looks freshly painted. And I jumped up on the roof and the roof from the ground looked okay. So I get up there on my ladder and and started walking the roof. And I gotta be honest with you, the roof was in great condition. It's an old roof too. So this is this is an interesting topic right here because this is a 20 year old roof according to the seller. So the seller has disclosed this thing's 20 year He's old. And I'm like, that's probably not going to be good. So let me get up there and take a look at it, make sure there's no problems. I didn't see any damage shingles. Of course, they're old, and they're in there, and they're not gonna see brittle, but they're just kind of, you can tell they've been there for a long time. But they've been their ceiling. This sealed up really well, the valleys look good. The ridge cap looks good. I didn't see any problems with the roof. The only thing I saw with the roof that caught my eye was there was a couple abandoned penetrations coming through, it looked like there was a 90% furnace up in the attic. At one point, they had two PVC pipes coming through one for the intake one for the exhaust. So obviously, they cut it from in the attic, and they just kept it on top and left it there. So I'm going to remove those before the summer gets here. And just and just repair the roof in those areas. As far as ventilation, not great on the roof, definitely want to add, I'm going to add some few more roof vents, the O'Hagan low profile, roof vents, and there's no soffit vents on this house. So I'm going to add those two. And that should take care of that. So I'm sure in the summer, it's getting pretty hot hot up in the attic. So I'm going to take care of that while it's still winter. So I pick up bought at a really good time because I can take care of all this stuff before it gets really hot and it's miserable up there. So okay, so it also has a detached garage and the roof on the garage also looks good. So I don't have to do any roofing. In the immediate future, which is great. The back of the house has a what I refer to as a glorified sunroom addition, which was actually on record as part of the square footage of the house. So it's a flat roof back there is it does have a it's a low slope, I shouldn't say flat roof, it's a low sloped roof, technically, it does have a decent pitch on it for drainage, which is good. Overall, the torch down looks pretty good on that I can see he had a patched area up there. But it looks okay. And we've had some heavy rain, and I've experienced no leaks. So that's great. That's really really good. So that's, that's about it with the roof itself. So overall pretty good. I think eventually, I'm going to add on some square footage to the house, I'm going to push out the front and probably push out the back. When I do all that then I'll decide what to do with the roof, a prodigal with a metal roof because I think that look on that just the raceme on there looks really really good. So I think I'm going to look into that and get that going after I after I finished my additions and that could take a couple of years. That's not something I'm ready to do right away. I just wanted to move in and get comfortable and do all that stuff. So with the roof I'm lucky I don't have to do a replacement right now it's just fantastic. Now keep in mind when I agreed to buy this house there was going to be no credits it was going to be no repair this repair that that was not going to happen I made that very clear up front that I wasn't after that I just wanted to get into this neighborhood get this house bought and get moved in so I knew that there wasn't there wasn't going to be anything here on the house that I didn't know how to deal with why because I inspect this kind of house every other day and I kind of predicted what I found. So I knew going into it. Okay, I'm probably going to have some roof issues. I'm probably going to have some heating and cooling issues probably going to have some electrical and plumbing issues. I knew all that so it wasn't surprised with what I found I wasn't surprised I wasn't disappointed. Maybe just a little disappointment getting a guest save that to the for the end of the podcast. There was one little thing that I wish wasn't there. You'll understand what I bring that up. But let's get past the roof house roof garage roof looks good. No issues there. It's a composition shingle. By the way if I didn't mention that, it is a composition. And we in the back of the roof was a torch down so it is also a patio off the back. torch down roof is a small aluminum roof back there nothing that actually doesn't leak. Really surprised that didn't leak either. So as far as the flashings, go flashings, like I mentioned there's a couple of Bandon ones there hoping to take care of those shortly, next couple of weeks, and then as a notice of some other flashings up that are kind of not seated properly, definitely potential for a high wind event to high wind and rain could cause a leak getting underneath that flashing. So I'll fix that myself. Pretty easy stuff to do. And there's no kickout flashing where my smaller roofs meet the exterior walls. So we're going to add those in this house does not have rain gutters. And how many times have I told you people listening, you gotta get some rain gutters. So I'm a man of my word. And if I'm telling you to do it, I'm going to do it. No doubt about it. So I am going to get rain gutters, because I tell everyone else to get rain gutters. So as far as the stucco goes, the stucco overall is in really good condition. I can't recall seeing any cracks anywhere. I'm not talking like they were patched. I don't see any cracks anywhere, I didn't see any settling. Didn't have any flow deflection at all in the house and zero, no flow deflection whatsoever. And I noticed that when I was walking into the house, when I first started looking at it, when I was thinking of buying, walked right in, everything was just felt really good under my feet. So that's always a good sign. When you're looking at a house and you walk in and you just everything seems flat, everything's, you know, feels normal. It's a good sign that underneath your house is probably going to be not very eventful, because you know, your foundation is probably holding up well, if your floors are all nice even. And it does have hardwood floors. So you're going to get your your typical hardwood floors squeak, which is very common with an older home like this. It was built in 1944. So I know the floors ain't from 1944, but they're holding up well. And no issues there. So back to the exterior, the back part of the house, the addition this, I'm thinking this addition was done in the 80s. And let me tell you how I came up with that conclusion. So since I've been here, I've been doing some work on the house. But prior to moving in and buying it both prior to buying it and then moving in this back part of the house, the addition had vinyl siding on it. But the rest of the main house is all stucco. So I'm like, Huh? Okay, any information on this and there was no information online of when this is done. But the CD does recognize the square footage as part of the square footage of the house. So that's all I cared about. So it is part of the square footage, which means it's part of the 1400 square feet. So after I moved in, I decided you know, I'm gonna make this back room I my master bedroom. And after the first night of sleeping there, I was like What the f ck is going on here? I can I could lift my head lift, sit up in bed and feel air just circulating through the room. I'm like, and I didn't have an air conditioner on. So I'm like what the hell. So this back room was just leaking air. Everywhere. It was just a glimpse of like I said, a glorified sunroom. And whoever built it, put like 12 inch three, three by 12 You know, wood siding on the on the inside for the inside walls. So I'm thinking there's probably no insulation behind that wood whatsoever. But I had to get underneath the stucco to really investigate smells like. Alright, so after sleeping in the freezing cold for a couple days, I just broke out the tools, the flat bars, the hammers, and I just started tearing off that vinyl siding because once I get it in my head that something's up, I gotta I gotta really investigate it and figure out what the hell is going on here. So that's what I did. I started ripping off the siding, little by little each day. And then when I opened up the front wall, I saw that there was only like a quarter inch foam board between the vinyl siding and the exterior wood sheathing, which by the way was the sheeting was actually planks to partial. Then it had some sections that were actually plywood. So obviously someone did some repairs at one point. So I'm like okay, this is not good. There was no house wrap onto there. There was nothing, nothing to really stop the air from getting through. So I'm just Like, wow, okay, so now what do I do? So now I just opened a can of worms. And now I gotta figure out. Alright, so what do I do first? Number one priority is making the house comfortable. So the only way to do it right, which is the only way I like to do stuff is do it right the first time is tear off all the vinyl siding, every inch of it, get rid of it, throw it in the dump, and then then tackle what's going on inside the walls. And to my surprise, after I started opening up the walls from the outside, which is the easiest way to do it, there was insulation in the walls, but it just didn't go all the way down to the ground. So there's a major just airflow going underneath the wall, right under the baseboard right into the room. And that was pretty big gaps there too. So it was very obvious. So I was like, Oh, shit, I gotta fix that, after opening the walls that did find termite damage in there. So of course, I cut that out and I replaced that wood. And I framed the bottom of the window properly, like it should have been in the first place. And I insulated the hell out of it. So I did a whole bunch of insulation. And then, you know, put the planks back on and all the siding back on. And just put spray foam everywhere I filled every single gap I could find. It took a while I had that really, I knew if I didn't do it right the first time, I was wasting my time. So I just got in there. And like I said, spray home spray foam the hell out of it, put all the planks back on, I had to do some custom sheathing, I had to build it out a bit in some areas. And then then after I did all that I went out and bought some Tyvek house wrap. And I applied that all the way around, or from top to bottom. And that was that seems to have helped quite a bit. Now in the process of doing all that I'm also replacing the windows, I had four windows, I'm sorry, five windows when I started in a sliding door. By the time I finished, I had one big window and one sliding door. So I canceled out two of the smaller windows, I say a ticket back three of the smaller windows and then the opening for two other windows I just increased the size and made it one big sliding glass size sliding glass window. So after adding a double pane sliding doors, because it had a single pane, and then adding one big double pane glass slider that had those, you know those old glass windows that they look like shutters just to let the wind didn't let the air in know our value whatsoever. This made the place freezing cold. So it was a combination of the walls not being sealed in the horrible windows they had. And that's why it was so cold. So I replaced all that. And then wrapped, you know, the whole house with the whole room with a tie back house wrap. And I stopped right there. And I went inside i cocked up all the baseboards, I did everything, everything I could do to keep the outside outside. And it's a much better now. It's much better now. But I'm still not done. I just wanted to take a break from that I don't want to keep on working on the house. I just wanted to live here for a while. So I get that to a manageable condition. And now I'm just enjoying it. Maybe, maybe this weekend, I'll go pick up some half inch exterior siding foam, put that on, and then put some smart siding on just finish it and just keep it there for now. Because believe it or not all that work I just did is for nothing, because I'm going to be tearing down that back room probably the next couple of years and putting in a proper master suite with a master bath and everything so but I had to make it livable for now. So that's why I did what I did. So that was the only problem I have with the property upon moving in, but I wasn't anticipating that so I had to actually work on it and get it done to make living here much more comfortable. So moving on. So like I said the exterior overall was bad. I had a termite inspection done. I had David Leavis from Pyramid pest combined take a look and he found minimal stuff. Of course, he couldn't see what was inside of the wall that I found. But you know, that's besides the point. I didn't need to attend it wasn't in any bad shape. So that was good thing I didn't have to attend to that I really didn't want to have to attend to it. So then In the garage, the garage is detached, which is great. But the garage isn't very deep. So once you put your car in, you know, there's not a lot of room to move around on the front or the back, or the sides. So I'm eventually going to add on to that, too, I'll probably add 10 feet to the back of the garage, and maybe put an official podcast studio slash guitar room in there. And so I can jam out when I want to jam out on my guitars just want to make a better place to better place to have the podcast so it's not inside the house and have it out back. I think that'd be much better in the long term. Because I'm not stopping yet. I'm gonna keep on doing this stuff, folks. Okay, so the garage vehicle door, let's talk about that. I noticed when I got here, when I first started looking at the property before I bought it, that the garage door didn't open all the way. And that was bugging the hell out of me. And I'm like had it you had kind of duck your head to walk in because it was like it was a four panel, I think it was a five panel door, it would only open to four panels and one panel would be exposed. So I was like, I think going to work. So one of the first things I did the first day I got here was scout the screwdriver out and just get up there and adjusted that just need a little fine tuning to get it where it needed to be. And now it closes fine opens fine. It's all good. That was easy. There is no man door to the garage. So I'll be adding one of those to this only the vehicle though, it's the only way in and opening that all the time it's a pain in the ass, right does have a door I do. So I'm gonna install one of those as soon as I get around to it. So let's talk about the attic, instead is not a very high pitched roof. So the attic is a little difficult to move around. But that's where the furnace is. So I had to get in there. I get up in there. And, of course, there's no service platform to crawl on, it's kind of scattered. And there's a ton of insulation up there, which is good. But it's installed really poorly. Which means I'm gonna have to just take it all out and redo it. But I want to do that anyway, this is the one thing I recommend anybody buying an old house does have your attic completely cleaned out, and then get up there. Or if you can't do it yourself, hire someone that you could trust, get up to and really seal that attic up. Make sure there's no abandoned pipes coming through the wall, their ceilings, the ceiling from below. Make sure there's no big gaps in the walls so air can leak in and stuff and make sure there's no dead rodents up there and you know contaminated insulation, just get rid of it all and just start fresh. So that's what I'm gonna do. Before the summer gets here, I'm gonna get up there real, it's gonna have a whole bunch of batt insulation as the thick, it's probably like an R 19. And then it's got some field, dark, dark, dark brown fiberglass, actually might be wool, might be a wool insulation. But anyway, I'm gonna take all that out and just start fresh, it's going to take a lot of work to do that. So it's going to do a little bit each weekend until it gets done. And then get up there and then I'll get up there and reinsulated. So at least that'll be over with and to be done that can put a nice service platform up there, I can make some storage areas up there. While I'm doing all this, I can beef up the ceiling joists and then put some plywood down and have a place to store stuff as well. So there's a lot of benefits to clean cleaning out your attic because you can give me ideas on how to improve it and then ventilate it properly. Then add storage areas as well. So I didn't notice any damage in the attic. I didn't notice any damage to the framing. I didn't notice any possible termite damage. Like I mentioned, just a lot of badly installed insulation and just kind of kind of messy, it's kind of in disarray up there. So I'm gonna take care of all that. Now the furnace. Here's the good news. I always tell people, hey, look, if you're buying a house and it's got a new furnace, and it's got a new air conditioning system, those are the most expensive parts and they're already there. So if it's not working right, you just bring someone in to fine tune it, you're good to go. So what I got is a year old Goodman furnace and a year old Goodman condenser installed the same time and all the ducting was replaced. I don't see any evidence of any old asbestos duct anywhere which is fantastic. So that is a plus plus plus right there. So I got a brand new H vac system. Whoo. Yes. Good stuff there. And see how happy I am about that. Yeah, exactly. So as far as the interior goes you know, we had our smoke detectors, carbon monoxide. Like I said, the main house was moving ready. The amount of detail that went into the interiors is pretty cool. I was actually impressed. And so was my relative Kevin, about the sellers detail when he put new doors, there's all new interior doors, which is awesome. So happy about that all the doors in the inside of new raised panel, they look really nice, they get a nice design to them. And I just flat doors, I can't stand those the old old doors, they just just the door. There's no character to it whatsoever. Those are the worst. But I see that a lot. So anyway, those are the benefits of the interior, which is fantastic. All the baseboards are updated. Everything's painted to match, it looks fantastic on the inside here. and Windows, the seller upgraded all the windows. Yes, except for the ones in the backroom that already mentioned. But the main house, all the windows are replaced. And after talking to the neighbors, I found out that he actually did them himself. And he did a fantastic job, I mean, I can open these windows with one finger within the latch, push them up and push them back down. So that's how Windows supposed to be, you shouldn't have to struggle to open your windows. If that's the case, then then not set straight to jammed up. And that's why the so hard open, you should not have to deal with that. But anyway, that's a really positive thing. I got new windows and I'm very excited about that because I'm running a central heating and cooling system. And I tell all my customers this on a daily basis, if you have a central cooling system heating and cooling, and your you get single pane windows that would probably 40 years old. You're just wasting your money running your heating and cooling it's just going right out the window literally there's there's no R value and a single pane of glass. So that's something I preach to everybody daily. If you have a central heating and cooling system, always, always upgrade your windows as soon as you can to get the most energy efficiency in your house. And the walls and ceilings here a plaster which I like. But then sometimes I don't like I like it because the ceiling has this slight slight design to it. You won't notice it right away but if you look up at it and stare at it, you'll see how they got that little stucco. Stucco designed to it's just the way they the way they traveled it on. It's pretty cool and I don't want to cut into it because I don't know if I can get someone here to replace it. So I'm a little concerned about that because I do want to put some LED lights in each room and the ceilings. I'm a little cautious with that right now I'm not jumping on that haven't even hung up picture on the wall because I don't know what to drill into the wall yet so I don't damage it. So I don't want to damage this stucco walls. I kind of like them. The way they are all intact. So I'm holding off on that until I get some good advice from someone who deals with stucco on a regular basis and the best way to hang stuff and the best way to cut it where you don't damage it. Now let's talk about the exterior doors. That's a whole different story. A great news on the windows. fantastic news on the heating and cooling but when it comes to the exterior doors big time bad not good at all. The front door is a just a raised panel door with absolutely no R value whatsoever. I mean, if I kicked one of the panels hard enough I'd probably kick right to the door. So the seller did not upgrade the doors. That's the front door. There was a literally a half inch gap under the front door. Air was just coming right in. Of course the seller put a piece of cheap ass rubber on the inside. But that really wasn't stopping the weather from coming in. So I actually was able to get a a piece of a custom door bottom weather stripping from Home Depot. I think I paid like 20 bucks for it and it actually fit perfectly and I no longer have that gap. So I seal the bottom of the door. I put some three eighths foam weatherstripping around the edges of the door where to gets the jam, because there was no weather stripping whatsoever on the door. So I did all that. And then it made a big difference in that in that living room because that's what that door is connected to. But on the back of the house where the kitchen is, there's a door that's single pane glass, no weatherstripping in this also a gap at the bottom of that door. So I have yet to find a minute to take that door off, take it outside, cut it down on the bottom and then install a proper door weatherstripping on the bottom. And then I can just put the foam and foam around the edges. So I have to do that. I'm hoping maybe I can have time to do that tomorrow. But so anyway, exterior doors no good at all. Windows are great. So I'm happy though because there's way more windows than there is doors, there's only two doors and it's gotta be shit, there's got to be 10 windows on this house going back to the furnace was forgot to mention the installation of the furnace is actually very good. The only thing I noticed that was missing was there wasn't enough insulation wrap around the ducting that connects to the furnace cabinet there just wasn't enough on there. So whoever tried to do it kind of got a little lazy there didn't finish it. So that's something I can easily do myself. No worries they have it does have a safety pan does have a safety switch as a secondary drain line. It's it the installs to me is very good. It has actually a sediment trap on it which I can't believe so. Yay, I got me a sediment trap my very own sediment trap. And as far as the air conditioning side of things, I have a three ton unit on a just under 1500 square foot house. So I'd say it's it's a really it's a good sizing I think that'd be fine. And after running it like I have been for the past 30 days. It seems to work good. So no complaints on the H vac side of things. And like I mentioned I got it's only a year old. So that's can't get much better than that. Now my bathroom, I only have one bathroom in this house. It's all it had. So I'm gonna I'm going to add another one. And eventually I'll probably do all that work myself. So one bathroom, but it looks good. It's fine don't have to do anything to it. I was I had to do today was replaced the air radar on the sink because it was starting to leak and spray water. That's only cost five bucks. That was really easy. Replacing it air Raider on your sink is probably the simplest thing you'll ever do besides changing your air filter on your heating and cooling system. The Kitchen Kitchen was a kitchen looks good. The kitchen the appliances I expected them to be kind of older I didn't expect brand new ones. So dishwasher is Whirlpool which is good and it works really good. It's in really good condition. Microwaves about 15 years old, it's a little beat up Same with the oven. Typical you know range with a built in oven under it nothing fancy and but it does exhaust out of the house which is good it's my last place didn't do that. So that's a plus right there. That's a common thing that most houses don't have is exhaust vent and going out through the roof of the kitchen that's something you definitely want to have Alright, so let's get into some plumbing. So the House did not have a hose big visible after the regulator. So at the time of the inspection, I was not able to test the water pressure but by running the water I could kind of tell it was pretty high so I'm thinking firstly I'm I got to do when I get here is replaces regulator and and my instinct was correct. So I had to I had to temporarily set up some washer dryer hookups in the master bedroom area until I can get a place to put the washer dryer stackable in the hallway. So once again I just I just wanted to get the house comfortable to live in. So we had all everything we needed. So because originally the washer and dryer was in the garage, and it was an old old washer dryer that I did not want to put my clothes and it was so nasty. So the first one of the four First things that there was put that out from the street and had the city come pick it up. So I bought a LG wash tower. They had a great sale on those. The price was 2700. And then I kept refreshing every day on my computer waiting for it to dry. I was like, oh shit am I going to have to wait till like Thanksgiving to get this thing purchased. And then bam. Two days later, it dropped the 1000 bucks $900 It was dropped $900. So I got it delivered. The next day 7am No joke 7am I couldn't believe it. Lowe's delivered that to my house and the total with tax and everything was like 2100. So it would have been close to three grand how to buy it sooner. But I was able to save 900 bucks on it. So that was a plus. And that thing works really good. It's all installed now. So when I have my plumber, which is Robert Dell plumbing, you will know I've mentioned 100 times on my podcast and he's been on my podcast and multiple times, I had him come I do a module a bunch of these small things with the plumbing because I don't always like to deal with plumbing and I needed to get it done quick. And I had too much other stuff to do cuz I was still moving. So I didn't have a chance to replace the regulator myself or do small things. So when he came out ahead and do a whole bunch at once, and he really helped me out. So if you really need a plumber, a good plumber, an honest guy called Robert del plumbing. It's Robert dell plumbing.com. Check them out. And sure enough, he used a certain tool he had in his in his van to check the water pressure when he was working on the plumbing. And it was 140 psi. Ouch. That's double what it should be. So we replaced that. Then he added the temporary Oh, I shouldn't say temporary he actually had the plumbing and hard pipe and everything else to get the washing dryer hookups installed. So yeah, actually did all that and took care of the water pressure regulator, put a ground rod in for me connected all the pipes. So everything's good and grounded now as well. And yeah, so had definitely had a problem with the water pressure, which is one of the most common things I find on anybody else's house too. So glad that was done because I wouldn't have been able to sleep at night not knowing what the pressure was on that thing. So we resolved that pretty fast. I saw we suggest everybody listening check your water pressure once a year on your house, just go buy a cheap gauge, like a Rain Bird water pressure gauge, just screw it onto your hose bib. Do that once a year and you'll know if your regulator is good. You don't want that thing going past 75 Because if it is it's already starting to fail. Okay, so water supply pipe let's talk about that my water supply pipe was type L copper. Yes, that's a good thing. However, there was still some galvanized still in place. But at least they use dielectric unions to connect the galvanized to the copper so that was a good thing. So very little amount of galvanized in place. Like I said I only have one bathroom here. So it was just going up inside the shower wall you know maybe 10 feet of pipe that's about it, it'd be a little longer than that. So nothing to really worry about and because I plan on doing some remodeling I'll take care of that when I remodel it I'm not going to waste my time doing that now. But yeah type all copper I got the better copper in there. Unfortunately there are some non standard fasteners that I found under the house which means got to get metal touching copper. So definitely gonna take care of those pretty quick and there's some PVC pipe under the house as well. white PVC in the water supply line which was installed I believe to feed the lawn irrigation outback. Like I said already turned that off. So I'm gonna get rid of that PVC I don't want PVC pipe like that on my house. It's basically lawn irrigation pipe. So yeah, some of the hangers for the copper. They're just poorly done. So I'll fix all that. So overall, the plumbing wasn't bad. The only major problem I had was the water pressure regulator. And like I said the amount of galvanized wasn't bad. Now talking about the the drain pipe, we do have cast iron, which is what I totally anticipated saying but when you have a house That's this mall with a bathroom, kitchen. Now it has a laundry, it's, it's really not a lot of plumbing. It's really not bad at all. So I didn't anticipate that they upgraded it at all. So I just kind of walked into this going, Yeah, it's going to have cas9. So what was this draining? I'm fine with that. There was no seismic shut off on the gas gas meter. So I had that added as well by Robert del plumbing. And now let's talk about my water heater. Was it a tankless or a tank? That's the question? Well, bad news. It's a tank. Bet that but that's really not the bad news. The bad news is, it's 12 years old already. So it's probably gonna have a year or two left. And I probably started having problems with it. So I'm probably going to have to pre plan to replace that soon enough. But it is working. Everything works. I got hot water, no issues with that yet, but it has reached the end of its serviceable life expectancy. Now the foundation, let's talk about the foundation, my foundation is perfect. Nothing wrong with it. no issues whatsoever with the foundation. It's anchored. It's, there's no cracks. There's, like I said earlier, there's no flow deflection in the house, there's no evidence of settling. It's in great shape. I crawled under the house, of course. And when I inspected everything, and it was a little messy under there, which is what I'm used to finding which which is what I expected anyway. So because of that, I just, I got an engineer, I dragged out the old cast iron, I'm sorry, the old. Yeah, there's some cast iron today, there was about a five foot section of old cast iron pipe that was left that was replaced underneath with a little bit of ABS, because obviously the leak somewhere. So I drag that out, pull that out of the crawlspace. And I pulled out probably 30 feet of old galvanized water supply pipe that was left under there. So I cleaned the whole thing out just when I get into them that bump into this stuff and, you know, cutting myself on it, stuff like that. So these are pretty standard things to find. And that's exactly what I found. There is no insulation under the house, and I'm going to install that myself. I think that's going to help with keeping the house a little warmer in the winter. Like I said, it is kind of cold in here because of the lack of insulation and stuff like that. So I'm gonna get on top of that there was a little bit of efflorescence present, which is just indication that there's no drainage around the property, which is to be expected at the house this age. And there's no gutters, like I mentioned. So yeah, those are things that can take care of overtime. Now, I told you, I'd saved the best for last, you ready for this? Let's talk about the electrical. The electrical system. Okay, let's see. I don't know if I have a drum roll here. But that's the best I got. I got a snare drum. So the electrical panel is a Federal Pacific statblock. Boo. That's something that I was hoping wasn't here. But there definitely is one. It's 100 amp panel. Yeah, and I've been here 30 days and no issues yet. But I've got to get this replaced. That's not something I do myself, I'm gonna hire a licensed electrician for that, because that's, that's dangerous. And I don't know how to do it. So I'm not electrician. So I don't want to mess with it. And I have to have some other things done with it anyway, because this seller ran two separate 240 volts to the garage off of this thing, which is very questionable at best. I haven't had an electrician here to look at it yet. But there used to be an electric dryer in the garage. And he also installed this, this light on the garage like it's a big floodlight, and I believe the second line I saw is for to connect that. So I haven't dug into it yet to confirm that but um, that's what I'm thinking what's going on here. So I want to have that removed, because I don't need that. What I will do later is add a proper sub panel in the garage because right now there's actually a small sub panel and it's actual fuses. So I got a double whammy here. I got a Federal Pacific statblock panel and I got a fuse box in the garage. So electrical definitely could have been better. But if you compare that to everything else I've already explained, it's only one small fraction of the whole house. So it's, it's an inconvenience, and it's gonna cost a little money to correct it. But it's still worth buying the house, don't ever don't not buy a house because it has established panel, that's just silly, either making that poor decision. If you do that, you can just get it replaced. All you got to do is get it replaced in a modern day breaker system in there. And you're good to go. So that's about it on this home inspection report from my house. So like I said, In the beginning, I go through everything. Same way, whether it's for me, whether it's for you, whether it's for your parents, your brother in law, whatever, it doesn't matter. If you hire me, I'm going to go through it the same way every single time. And we're going to give you a nice, easy to read. Home Inspection Report, very comprehensive report. And yeah, so looking for a home inspection now. You can email me, John at home inspection authority.com. Or you can give us a call at 809 50814. And that's about it for this episode. And once again, I want to give a big shout out to Kevin Brennan. And relatives transaction babies happened. I was about to give up or stay the course. John, I got this. You got it. So thank you, Kevin. I really appreciate it. You're an awesome, awesome guy. I also want to thank again, hillhurst, mortgage, and everyone there that helped me out. I talked to multiple people over there, and everybody's pointing to their thing. And I also want to mention, Doug, small Dino is the owner, Admiral Hurst, and he is going to make an appearance on my podcast seen and talked about this already been so busy. Now that I'm almost set up here. I'm going to give him a call. See if he wants to come on the podcast. You can chop it up and he can explain to me how he got me this house. So anyway, I got finance. I'm here living here. I apologize if there's an echo in the microphone right now, because I haven't had a chance to soundproof this room. I just wanted to get an episode out for you guys. But I'm sure you're wondering what the hell happened to John Lawrence is proposing. So that's it for now. Thank you very much. Please check out my YouTube channel. A lot of great videos there. This is some of the podcast versions there as well. And please like and subscribe. I was trying to build a family of followers so you can help me out with that. Appreciate it. And also check out my Tiktok which is a home inspection authority as well. And yeah, thanks again and hope you enjoyed the podcast.