Water Heater Issue can slow FHA Loan

A common issue found during the home buying process is improper (or missing) water heater seismic straps.  

California has double-strapping requirements for water heaters. Knowing the requirements can help facilitate the selling process, especially when dealing with a Federal Housing Administration (FHA) insured loan.

The FHA requires that a home complies with local building codes and makes sure certain issues are addressed before the loan is approved. In earthquake-prone California, water heaters require seismic straps [braces or anchors] in the upper and lower 1/3rd of the tank to prevent displacement, health and fire hazards during movement.  

The FHA obtains an appraisal report from an approved home appraiser who also performs a basic inspection to make sure the home is habitable. If the appraiser reports improper seismic strapping, the FHA will place the loan on hold until it meets the requirements. Additionally, a seller is required to certify that standards have been met. This issue has slowed many buyers' FHA loans.

Sound complex?

Properly installing water heater seismic straps is quick, easy and inexpensive. 

Correctly double-strapping a water heater (as seen in the photo to the right) can be done professionally by a licensed plumber for about $120 - $150 in less than one business day. It is recommended that straps be heavy gauge metal, not plumber's tape as it's less resistant to severe movement.


Why is this important?

If you're looking to close the deal soon, taking care of issues like this helps expedite the sale. An appraiser will likely find this deficiency and report on it. And you (the seller) may be asked to correct the issue anyway.  Waiting to fix simple issues will only cause delays.

As a seller, you can have your home ready for the appraiser and make it faster to process a buyer's FHA loan. Even though a buyer will not always have an FHA loan, it's always wise for sellers to address simple issues before any delays or inconvenience arise. 

Taking proactive steps to address simple, but important, issues means a faster smoother transaction for everyone involved. 

It's important to note that an appraiser's role is not to inspect the home.  Sellers should still consider hiring a home inspector for a thorough pre-listing inspection to find concerns and help address issues quickly.

Follow this blog for more posts about issues relating to home inspections. Comment below if this story about addressing simple but important issues sounds all-too familiar, or if there is something else you'd like to share. 

What are the Benefits of a Seller's Inspection?

When selling a home, most owners wait for potential buyers to obtain a home inspection to find out the condition of the property… after negotiations are underway. 

Often, sellers are hit with demands by a buyer to repair or replace deficiencies found during the inspection or to lower their selling price.  Some sellers are caught by surprise and have no room to negotiate since they've already accepted a lower offer.

Waiting for a buyer's inspection to continue negotiations delays the buying process, and in some cases, allows buyers to walk away from the deal altogether.  This leaves sellers and their realtor with wasted time, effort and money. 

A seller's inspection (also known as a pre-listing inspection) can help put control of the selling process in the hands of the seller by:

• Allowing sellers to secure a profile of the home to ask for the best possible price
• Uncovering deficiencies and addressing them quicker
• Not catching the seller by surprise when a buyer's inspection reveals certain issues
• Making the home more appealing to potential home buyers by shining a spotlight on the home's positive points
• Showing the buyer that a seller has nothing to hide and building a more trustful transaction
• Potentially reducing a seller's liability by having professional documentation to rely on when completing disclosure forms

Although a buyer is still entitled to obtain their own inspection, many buyers feel confident about purchasing a home that has been pre-inspected. In some cases, buyers decide to waive their own inspection and rely on the seller's inspection to make their decision. Therefore, it's a good idea for a seller to take control and not wait for surprises by getting a seller's inspection.

Structure Inspections is built on 20 years of experience in the construction inspection industry.  Our main focus is making sure our inspections help people move forward. Our experienced inspectors are certified, trained, and remain current with building practices to provide the best home inspections and commercial inspections in Ventura County, Santa Barbara, and Los Angeles. We are just a phone call away from taking care of your next inspection! Call us today at (805) 815-3000.

How much does a Home Inspection Cost in Ventura County?

When buying or selling a home in Ventura County, and in all other areas, it is always wise to obtain an inspection by a trained professional who can provide information about the general condition of the home.  

Inevitably, when seeking a visual home inspection, the question will come up - How much does a home inspection cost? 

While it's true that unique features of a home make the cost of an inspection increase or decrease, a good home inspection in Camarillo, Oxnard, Thousand Oaks, or any other part of Ventura County costs roughly the same.  

Based on information compiled from new clients who have used other inspectors in the past and from local realtors who have worked with several inspectors, below is an average of what a good inspection should cost:

• For a single-family home that's approximately 2,000 square feet, you can expect to pay around $350-$400. 
• For the same home, approximately 3,000 square feet, you can expect to pay around $450-$500. 
• Condominiums and Town Homes are typically a little less because the scope of the inspection differs from a single-family home inspection. You can expect about a $25 - $50 discount.
• Additional amenities, such as a pool or spa will increase the cost of the inspection by about $25 - $75.
• Additional tests will also increase the cost. Tests like Mold, Radon or Lead-Based Testing differ in price depending on the size of the home. 
• Some inspectors charge extra for two story homes and homes built before 1980. Also, some companies charge more for inspections in areas like Thousand Oaks than what they charge in places like Oxnard or Port Hueneme. Currently, Structure Inspections does not charge extra for any of these.

The cost of the inspection does not guarantee the quality of the inspection.  Higher does not always mean better, although lower sometimes does mean worse. Beware of inspections under $200. Often times these are the inspectors who are just mark yes or no on the report, or copy and paste generic comments to send a summary report right away. They are not actually looking our for the best interest of their clients. 

Aside from price, it is still important to consider the 5 Things a Good Home Inspector will have. As long as you have a general idea of what a home inspection should cost, don't seek the best price out there, because that might be the one to cost more in the long run if issues are missed. Instead, use the averages above to help you when looking for a good home inspector in Ventura County.  

Structure Inspections is built on 20 years of experience in the construction inspection industry.  Our main focus is making sure our inspections help our clients move forward by explaining how issues can be taken care of and providing them with the resources to do so.  Our experienced inspectors are certified, trained, and remain current with building practices to provide the best home inspections and commercial inspections in Ventura County, Santa Barbara, and Los Angeles. We are just a phone call away from taking care of your next inspection! Call us today at (805) 815-3000.