Archive for September, 2013

Highlands County Home Inspections

Wayne Collier’s “Full Home Inspection” means you’ll get just that when you hire us as your Florida home inspector.

From foundation to the roof and everything in between you can be sure we’ll inspect it. We look for any defects or potential problems that may need correctiong now and in the future with every componet of the home. Our home inspection is a visual access inspection to determine the condition of home or componet inspected.

Our full home inspection report includes an environmental report, which provides crucial information about the health of a property and surrounding neighborhood. Also included is an appliance
Recall Chek.

We will put your appliance information into a database to check for recalls and safety information.

A digital home inspection report that is easy to read. This will be available on site, and will include photographs of the problem areas.

We recommend this inspection as a minimum for anyone purchasing a home or mobile home in Florida. If you’re interested in our Four Point Home Inspection service, this is an effective way to determine the condition of vital componets of the home without having to purchase a full home inspection.

Our full home inspections covers: Roof,Electrical,Plumbing,and HVAC system to determine condition of all. The 4 point home inspection service is generally used for insurance purposes.

Please click here for information on our 4 point inspection services.

Why Must I Have a Roof Inspection?

Roof inspections are extremely common with a home purchase. The lender underwriting the loan wants to ensure that you have sufficient resources and that the home is in a habitable condition. As part of the inspection, the electrical, plumbing and existing life of the roof are evaluated. However, not all loans expect the same survey when it comes to roofing requirements. Knowing what to expect with property inspections is largely due to your education regarding loan products.

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FHA and VA Loans

Federal Housing Administration and Veterans Affairs loans are sticklers when it comes to roof inspections and comprehensive property inspections. The inspectors report directly to the loan underwriter regarding the overall condition of the property. If the property does not meet with the requirements for FHA or VA-backed loans, the investors will not approve the purchase and the buyer cannot purchase the house unless the defects are repaired. Both the FHA and VA hold steadfast that a roof must appear free from damage and have at least two years of usable life on it before requiring repair or replacement. The determinations are made from certified property inspectors hired to protect the interest of the lender.

Conventional Loans

Conventional loans might not always require a roof inspection. Because most conventional loans require a 10 to 20 percent down payment, the lender’s risk of losing his investment in the property is reduced when compared to no down payment or a low down payment for FHA and VA loans. In these cases, lenders do not have stringent property inspection standards. However, this is subject to change from one lender to another. Before applying for a mortgage, a buyer should investigate the property inspection standards specific to his lender’s requirements if he feels the roof may be a point of contention.

Roof Repair

Roof repair is an expensive proposition. Lenders understand this; thus, they adopt rigorous roof inspection standards regarding home loans. They do this largely because when a homeowner is paying exorbitant amounts of money in repairs, it can jeopardize her ability to make timely mortgage payments. The lenders do not want to risk a possible foreclosure as a result of a buyer’s lack of financial resources. Thus, roof inspections are required. This is also an added benefit to the buyer, saving her money in the long run with expensive roof repairs.


There are exceptions to the roof inspection requirement if purchasing a home in cash. A cash purchase negates the need for a loan underwriting company to review paperwork, as there is no loan, thus eliminating the roof inspection requirement altogether. However, inspecting a home before purchase is still relevant, and cash buyers should consider hiring a home inspector to do this.

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Aluminum Wiring

Copper prices increased dramatically from the mid 1960s to the mid 1970s. Pennies were no longer made out of pure copper but rather became zinc with copper plating. Builders switched from copper wiring to aluminum wiring for homes. According to The New York Times, about two million homes were wired with aluminum. Serious problems became apparent, leading to a Consumer Product Safety Commission (CPSC) investigation. If your home has aluminum wiring, its best to inform yourself of the facts.

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The New York Times reported the problem is not with the wiring but with the end connections. Oxidation is a significant problem with aluminum. Oxidation is to aluminum what rust is to iron. A white powdery substance, called aluminum oxide, forms on the surface of the aluminum. Oxidation forms because of moisture. When the wires oxidize at the wall switch or outlets, it stops conducting electricity. Therefore, the area of the connection becomes a resistor. The side-effect of resistance is heat. Licensed home inspector Daniel Friedman, quoted by The New York Times, stated that enough heat can be created by the oxidation problem to start a fire. The CPSC stated in 1974 that they received reports of many home fires traced to overheated aluminum terminal wiring.

Thermal Expansion

All metals expand when heated and contract when cooled. Aluminum expands and contracts at a far greater rate than copper. Wires usually run in attics, and in exterior walls. In the summer, an attic may exceed 100 degrees Fahrenheit. In the winter, an attic may drop to 30 degrees or less. This constant seasonal expansion and contraction affects the terminal screws at the wall switches and outlets. The end result is the terminal screws loosen up, leading to a poor connection. A poor connection leads to heat. The heat may be hot enough to start a fire.


A seasoned electrician knows never to nick a wire when stripping it to make terminal connections. A nick creates a stress point, leading to eventual wire breakage. Qualified electricians use specialist tools to strip the wire, so only the insulation is cut. An unqualified person does not understand this and perhaps just uses a pocket knife to strip the insulation. Aluminum is a very soft and weak metal. Over time it will break at the nick point due to stresses. The breakage leads to a short and sparking, since the wire is now “flopping around” inside the junction box. Sparking leads to a fire. If your house has aluminum wire, you cannot trust that the installer did a proper job with no nicks. The CPSC specifically states that only a qualified electrician should have installed aluminum wire, since a nick-free installation is critical.

Overall Fire Danger

The possibility of fire is great with aluminum wiring. To avert this, Home Inspector Friedman and the CSPC have several recommendations. First, Mr. Friedman states the best cure is to replace the aluminum wiring with copper. The second best cure is to use special connectors at the junction boxes. These connectors transition from aluminum to short lengths of copper wire for the terminals. The CPSC recommends a thorough inspection by qualified personnel and to replace switches and outlets. The new switches and outlets should specifically state they are designed for copper and aluminum wiring.

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Citizens Insurance Depopulation

Florida law requires Citizens Property Insurance Corporation (Citizens) to create programs to help return Citizens policies to the private market and reduce the risk of additional assessments for all Floridians. The Depopulation program accomplishes this goal by working with private-market insurance companies that would like to offer coverage to Citizens policyholders. The programs are subject to the approval of the Office of Insurance Regulation.

Policyholders whose policies are selected by these companies are sent a letter notifying them of the pending assumption and providing instructions on how they can elect (opt out) to remain with Citizens, if eligible and should they wish to do so. Policyholders who do not opt out within the opt out timeframe will receive a Notice of Assumption and Non Renewal and a Certificate of Assumption. They may have an additional timeframe from receipt of this notice to elect to remain with Citizens.

We encourage policyholders who receive private-market offers to consider them carefully and discuss the advantages of such coverage with their agents. Accepting an offer from a private insurer will decrease a Citizens policyholder’s potential assessment. For additional information about assessments, policyholders should refer to the Acknowledgement of Potential Surcharge and Assessment Liability notice provided with their renewal or visit our Assessments page.

Paying to much for Insurance?

Obtaining the Proper Home
Inspection in West Central Florida, Including a Wind Mitigation Report
Can Save You Money.
Wind Mitigration Inspections – Many homeowners don’t realize that they can save a substantial amount of money on their insurance by getting a wind mitigation inspection. What qualifies for an Windstorm Mitigation Insurance Discount? Ask your insurance company for a detailed list of qualifying discounts including wind mitigation credits for doors and gable finish bracing.
Why every homeowner in Florida should invest in a Wind Mitigation Inspection Report West Central Florida homes are subjected to wind. Many people worry about hurricane force winds, but a strong Florida thunderstorm can produce winds that can have an adverse effect on your home’s structure. Because of this it is important that you are insured properly. But homeowner’s insurance is costly. Let us help you save some money. Investing in a wind mitigation inspection and report for your insurance company can help you save thousands of dollars on your insurance premium. You may be entitled to discounts that you are not aware of, and can only be taken advantage of when you provide a wind mitigation report to your insurance company.

Cost of Wind Mitigation Inspection Reports

Affordable Wind Mitigation Reports – “Do not let cost be a factor in deciding whether or not to have a wind mitigation inspection. In time, having this report could not only pay for itself, but save you money, year after year. Wayne Collier Home Inspections offers you a sense of security and knowledge gained from a variety of inspection services. Wind mitigation reports are well worth the cost when you hire a certified, experienced home inspector. Please contact us for a quote today.