There’s no place like home

Ben and Kendy Berislavich thought they’d done everything right when they paid for a pre-purchase inspection of the central Missouri home they bought several months before the birth of their second child. It wasn’t until several excruciating weeks after little Jenna Berislavich was born in August that Ben and Kendy discovered the cause of her constant crying: black mold under a carpet in a seldom-used hallway closet.

Although the Berislavichs are elated that Jenna is now a happy, healthy infant, they regret that they didn’t have a more thorough inspection of their home conducted prior to purchasing. Michael Goldschmidt, state housing and environmental design specialist with University of Missouri Extension Service, said the basic home inspection does not include inspecting or testing for mold, asbestos, lead paint and radon.

“We highly recommend that new home buyers pay to have the extra tests done,” Goldschmidt said. In fact, Goldschmidt recommends that every homeowner have a thorough home inspection performed by a professional every year. “People go to the doctor for annual checkups; you service your car once a year; it’s the same thing,” he said. Annual home maintenance inspections can catch small problems early, avoiding costly repairs later.

But home inspections can be expensive. In Columbia, they range from $250 to $500 for basic inspections, and additional features such as testing for home toxins and inspecting swimming pools or wells can add hundreds more to the total. Still, most home-maintenance experts agree that the preventative nature of routine inspections can save a homeowner thousands of dollars down the road. And the cost of an annual inspection is a fraction of the value of most homes.

Goldschmidt and David Mars, energy specialist for the city of Columbia, teach a home-maintenance workshop, which is offered quarterly by the city. “We typically have 20 to 30 people, male and female, all income levels,” Goldschmidt said. “There is one thing they all have in common: everybody has a different home and unique situation.”

The specific peculiarities of a home are why Goldschmidt is somewhat leery of home test kits for radon and black mold. The kits are uniform; homes are not. Goldschmidt recommends that if homeowners buy a test kit, that they call their extension specialist as well, so that they can be talked through the test. For Columbia, the extension specialist is Goldschmidt, and he has many resources for local homeowners, including advice, Web-based information and books. Goldschmidt is even willing to give workshops for large groups.

Likewise, Mars said his department offers Web-based energy audits for customers of Columbia’s water and light department. Ameren UE and Boone Electric Cooperative offer similar self-service energy audits on their Web sites. If customers perform an energy audit and need more information, they may contact their utility provider for additional services.

According to Goldschmidt, there has been a shift in what comprises home maintenance. Although a home’s foundation is still the center point of most inspections, Goldschmidt said that homeowners should consider energy efficiency, the soundness of all the systems in the home (electrical, plumbing, etc.) and the presence of home toxins when evaluating their homes.

Mars, who has been an energy specialist for more than 20 years, said that homebuilders and homebuyers focus on the amenities of a house rather than its energy efficiency. “The market seems to be driven by the image of a house rather than the performance of a house,” Mars said. Insufficient return air systems, slab homes and vaulted ceilings are all culprits in reducing energy efficiency, according to Mars. “In the old days, a home was built around the furnace; these days the furnace is in the garage or under a stairwell,” he said. “They are valuing square footage over efficiency.”

Both Mars and Goldschmidt recommend that homeowners hire a professional annually to perform a complete inspection but said that homeowners should also be diligent in regularly inspecting their homes. “Look for something out of the ordinary,” Goldschmidt said. “If something looks different – missing shingles, a crack you haven’t noticed before, a wet spot – check it out.”

Goldschmidt said Missouri’s climate is especially difficult on homes. “We have floods and droughts. Neither is good for foundations.” Also, according to Goldschmidt, Missouri is among the worst states for black mold. “On the coasts, in the mountains, the weather is predictable,” he said. “When you have weeks like we have, where it’s 30 degrees, then 60 degrees, things break apart quickly, when the moisture levels are so high. We get a lot of questions about mold.”

The Berislavichs and their older daughter lived in their home with the black mold for 10 months prior to Jenna’s birth and were not affected. It wasn’t until they realized that Jenna quit crying each time they left the house that something in the house was causing her constant pain. The Berislavichs spent two weeks eradicating the mold, repairing drywall and carpeting and professionally cleaning all furniture, floors and surface areas. When the family returned to the home after the two weeks, Jenna was fine. “It was like we had a whole new baby,” Kendy Berislavich said. “It’s a miracle. I never would have imagined it.”

There are many reputable home inspectors in Columbia, and Mars recommends that you ask for reports that quantify information. “If the inspector writes that the insulation in your attic is ‘adequate,’ what does that really mean?” he said. “Attic insulation should be 12 inches.” Conducting a little research prior to hiring an inspector will ensure that the information you receive is valuable to assessing the soundness of your home.

A thorough home inspection is more than looking at your gutters, roof, windows and foundation. “Something can be wrong, even if you can’t see it,” Goldschmidt said, adding, “I’m happy to talk to anyone anytime about their home-maintenance concerns.”

Steps to Ensure a Thorough Home Inspection

1. Make a list of all the areas of your home you want inspected.
2. Ask for references, and make sure they are from homes similar to yours. Don’t get a commercial inspector to perform a residential inspection.
3. Avoid inspectors that also perform home repairs, as this could be a conflict of interest.
4. Ask how long the inspection will take. The average home inspection should take a minimum of 2 to 3 hours.
5. Ask for an estimate up front, which includes all your inspection criteria.
6. Ask to see a sample of a typical inspection report. Inspectors should provide one within 24 hours of the inspection.
7. Ask if the inspector is part of a professional accrediting organization and if they participate in continuing education, especially if you have an older home or a home with unique features.

(Source: Housing and Urban Development)

Mid-Missouri Resources For Home Maintenance

For Tips on Complete Home Maintenance

University of Missouri Extension
www.missourifamilies.org/learningopps/learnhousing/homeworks.htm
For Tips on Increasing Energy Efficiency
City of Columbia
www.gocolumbiamo.com, search for Energy Depot
Boone Electric Cooperative
www.booneelectric.com, search for Energy Audit
Ameren UE
www.ameren.com, click on “My Home”