Getting ready to sell your home?

Listen to helpful hints to prepare your home for sale.
What items does an inspector need access to as well as "Loose ends" that you may want to address.

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Oregon Lien Law and Your Contractor

When the time comes to have work completed on your home, the contractor, their sub-contractors, and/or their suppliers should send you a "Notice to Owners about Construction Liens."  This is a formal notice of the contractor's lien rights if payments are not made per the agreed upon terms.  This notice is informational and is not a lien.  The contractor board has issued an easy to follow pamphlet on liens, your rights, the contractor's rights, and how to protect yourself.  If the project you are undertaking will cost more than $2,000, you should expect to receive this notice.  The pamphlet, entitled "Construction Liens" can be downloaded here, and will provide simple ways you can protect yourself from unwarranted and sometimes illegal liens.

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Seller Self-Performing Repair Agreement

Occasionally during a home purchase, the current homeowner will elect to personally complete some or all of the repairs that are included in the repair addendum.  When repairs are completed by homeowners, it is difficult to guarantee the end result.  Feel free to use the form below to make sure everyone is on the same page with what items the homeowner will be repairing, as well as what the buyer's expectations will be.  Use it in addition to the repair addendum prepared and provided by your real estate broker.  Always make sure that the repair addendum stipulates who is to complete what repairs (homeowner or contractor).

Bid Review Forms

Every contractor uses different software and layouts for their estimates or bid proposals they provide.   Having all the information can prevent dissatisfaction with the products installed, quality of workmanship, unexpected added cost, or increased liability.  Below are some bid comparisons that you can download.  Collecting 2-4 bids from different companies will give you the assurance that you are receiving the best pricing for comparable work.  These worksheets will help you ask the important questions so you end up getting what you expected, as well as what you paid for.

If you come across items that would improve the function of these worksheets, please e-mail me with your suggestions.

ROOFING BID ANALYSIS

EXTERIOR PAINTING BID ANALYSIS

FURNACE & A/C BID ANALYSIS

GARAGE DOOR
​ & OPERATOR ANALYSIS

HOT WATER HEATER BID ANALYSIS

Your Roof - Algae, Moss, Lichen, and Tobacco-juicing

Algae, moss, and lichen are types of biological growth that may be found under certain conditions on asphalt shingles. Some professionals consider this growth-destructive, while others consider it merely a cosmetic problem. Asphalt shingles may become discolored by both algae and moss, which spread by releasing airborne spores.
Almost all biological growth on shingles is related to the long-term presence of excess moisture, which is why these problems are more common in areas with significant rainfall and high relative humidity. However, even in dry climates, roofs that are shaded most of the time can develop biological growth.  If you have any questions about any of these or would like to schedule the inspection of a roof, please feel free to call or e-mail me.
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Algae

Algae appears as dark streaks, which are actually the dark sheaths produced by the organisms to protect themselves from the ultraviolet radiation of the sun. When environmental conditions are right, the problem can spread quickly across a roof.  (What we commonly call “algae” is actually not algae, but a type of bacteria capable of photosynthesis.)
Algae can feed on mineral nutrients, such as the calcium carbonate in limestone used as asphalt shingle filler. Calcium carbonate also causes asphalt to retain moisture, which in turn promotes algae growth, so shingles with excessive fillers may be more likely to suffer more algae growth. The rate of filler consumption is slow enough that it’s not generally considered a serious problem.
Algae attach to the shingle by secreting a substance that bonds it tightly to the surface. Growth can be difficult to remove without damaging the roof. The best method is prevention. Algae stains can sometimes be lightened in color by using special cleaners. Power-washing and heavy scrubbing may loosen or dislodge granules. Chemicals used for cleaning shingles may damage landscaping. Also, the cleaning process makes the roof wet and slippery, so such work should be performed by a qualified professional.

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Moss

Moss is a greenish plant that can grow more thickly than algae. It attaches itself to the roof through a shallow root system that can be freed from shingles fairly easily with a brush. Moss deteriorates shingles by holding moisture against them, but this is a slow process. Moss is mostly a cosmetic issue and, like algae can create hazardous conditions for those who climb on the roof.

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Lichen

Lichens are composite organisms consisting of a fungus and a photosynthetic partner, such as green or blue-green algae. Lichens bond tightly to the roof, and when they’re removed from asphalt shingles, they may take granules with them. Damage from lichen removal can resemble blistering.

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Tobacco-juicing

"Tobacco-juicing" is the brownish discoloration that appears on the surface of shingles, under certain weather conditions. It’s often temporary and may have a couple of different causes. After especially long periods of intensely sunny days, damp nights and no rain, water-soluble compounds may leach out of the asphalt from the shingles and be deposited on the surface. Tobacco-juicing may also appear under the same weather conditions if the air is especially polluted. Tobacco-juicing won’t harm asphalt shingles, although it may run down the roof and stain siding. Although it’s more common in the West and Southwest, it can happen anywhere that weather conditions are right. You can spray-wash or paint the exterior of the home to remove Tobacco-juicing.

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Domestic Wells and Water Quality Testing

When you purchase a home thats water is furnished by a private well, the State of Oregon requires that the safety of the water be tested.  Testing must be completed by an approved laboratory.   The state required testing (Real Estate Package) will provide confirmation that the water is safe for consumption.  In addition to the required testing, you may elect to have additional testing for other non-health related issues. On average it takes 3-4 business days to receive test results from the laboratory.

Testing Required by the State of Oregon (Real Estate Package): Arsenic, Nitrates, and E.Coli / Coliform
Add on testing services include:  Hardness, Iron, PH, Conductivity, and Lead

In most real estate transactions the lender and/or the purchaser requires a flow test.  This test typically lasts four hours and tests the average volume of water that the well can put out over a designated period of time.  Water for the flow test is accessed from existing connection points such as hose bibs or valves around the pressure tank, testing flow rate of gallons per minute recorded at 15-minute intervals. This flow test also confirms that the pump is functioning.  

Strukture Services can provide the flow test and water sample collecting.  These services can be purchased independently or bundled together with your home inspection.

The state of Oregon recommends annual testing for nitrates and Coliform. If you are interested in a annual well inspection click the button below for details.

annual well system check-up

Mold & Mildew

The EPA's guidelines for when a professional abatement company should be hired to rid your home of mold states that if the area is larger than 10 square feet, approximately 3' x 3' -  it's time to call in the professionals.

Chances are that your problem is much smaller and there are do-it-yourself treatment options that you can easily use.  Gloves, goggles, and a N-95 rated respiratory mask should be worn when treating and removing materials contaminated with mold.  Always be careful when using chemicals, read the manufacturer's instructions and warnings prior to use.  If you find mold on porous surfaces such as sheetrock, ceiling tiles, or wallpaper, it is recommended to remove and dispose of these surfaces rather than attempting to disinfect and restore them.

Do-it-yourself treatment options:

Those with allergies should be cautious on treating, removing, and living with mold affected materials.  If a mold that produces toxins, such as Stachybotrys chartarum (black mold) is found, you should always call a mold remediation company and not try to clean it yourself.  Black mold, which can permanently damage your health, often has a slimy, shiny outer layer, which may have a green sheen, according to Indoor Science Consultants and Technicians.

​Controlling moisture in and around your home is key to preventing mold and also mildew problems.  The most common areas that tend to have these issues are crawl spaces, under sinks, un-ventilated bathrooms, attic spaces, and un-heated rooms of your house.  In closets and areas that do not have the best ventilation, you can install a moisture absorber such as "Damp Rid."  These are available at home improvement stores.