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       Poor plumbing or aging septic systems, especially if the house has been vacant for some time

       Leaking, nonfunctioning, or nonexistent gas lines

       Poorly functioning furnace or central air conditioning units

       Leaking or ramshackle roof

       Termite or other critter damage

       Health hazards, such as lead-based paint, toxic mold, radon gas, asbestos, and hazardous insulation

       Neighboring structures built on your property — always check the survey to make sure that the homeowner didn’t allow the neighbor to build a new garage ten feet over on your property

In a seller’s market, a home inspection contingency can backfire on you. If the seller receives two comparable offers, one of which waives the inspection, guess which one the seller will accept? Yes, it’s the one without the contingency. In lieu of having a professional inspection, have your contractor or handyperson look at the house with you when you go to see it.

      

Although most buyers hire private home inspectors, I prefer using city inspectors because they tend to be more thorough and they’re well versed on local building codes. The city inspectors in my area show up as a team that typically includes a plumber, an electrician, a heating and air conditioning specialist, a builder, and someone who specializes in zoning. Your house receives a thorough inspection and a complete write-up for about the same price you pay a private inspector. If the inspection uncovers problems, you can sign off on the recommendations, agreeing to make the necessary repairs after you take possession. However, not all towns and cities offer inspections, and some offer them only for new homes, so this option may not be available to you.

      If a team of city inspectors isn’t an option, have your contractor do a walk-through. Having someone inspect the home who can personally make the fixes is best, assuming that the person is trustworthy — you don’t want a contractor who recommends upgrades merely to keep the work crew busy and jack up your costs. The goal of the inspector should be to recommend repairs that make the house marketable and not overlook any major/costly defects.

      

If you decide to go with a home inspector, you can track down qualified candidates by visiting the National Association of Certified Home Inspectors (NACHI) at www.nachi.org. When you have a few leads, contact your candidates and ask them the following questions:

       Are you certified, licensed, and insured? Certification and licensing ensure that the inspector has the basic qualifications for the job. Insurance covers any serious overlooked defects.

       How long have you been a home inspector? Length of service is often, but not always, a good indication of experience and expertise.

       How many homes have you inspected? “One or two” isn’t the answer you’re looking for. A busy home inspector is usually busy as a result of being good.

       What did you do before becoming a home inspector? Someone who’s a retired carpenter or home builder is probably a better candidate than, say, a burned-out dance instructor.

       Do you have references I can call? If the inspector has a good track record, people don’t hesitate to provide positive references.

       Do you recommend remedies or simply identify problems? Look for an inspector who’s had experience in construction. The builder who constructed my home made an excellent home inspector and actually moved into this field full-time. His approach was to not only point out problems but also recommend repairs and renovations.

      

You don’t want a home inspector who makes mountains out of molehills — that can deflate your balloon of enthusiasm with a thousand pinholes. Don’t nitpick a great deal. A homeowner who’s selling a property at a clearance price often does so to avoid the costs and headaches of making repairs. Nitpicking can ruin your chances of acquiring an attractive piece of property.

      Also, never hire a family member or friend as a home inspector — even if qualified — because that person will become The Expert and tell you what you’re doing right and wrong, without fully understanding the project and what you’re trying to accomplish.

      

Make sure all utilities (gas, water, electricity) are turned on before the scheduled inspection so that the inspector can check the furnace, plumbing, and electrical systems. In vacant homes, the previous owner or the bank may have turned off the utilities. Be at the property when the gas and water are turned on, just in case something’s leaking or a faucet is turned on.

Calling In Your Rehab Team

      When flipping a house, you can do as much of the fixing up as you’re qualified, comfortable, and willing to do. (See Chapter 14 for details on distinguishing between do-it-yourself projects and hire-a-pro projects.) For those hire-a-pro projects, hire a contractor or subcontractor:

       A contractor (or general contractor) is the boss. This person manages the budget and workflow, hires subcontractors, coordinates the work from start to finish, and hands you the bill.

       Subcontractors perform specific tasks, such as wiring, plumbing, and installing ductwork. When you hire a subcontractor to do a specific job, you’re acting as the contractor yourself.

On isolated jobs — jobs that require only one subcontractor — you can often do the contracting yourself. For more extensive projects that require the coordination of multiple workers, a general contractor may be better suited. To me, a general contractor represents additional overhead I don’t need to pay for. By working closely with the subcontractors to coordinate the work, you should be able to handle the general contracting yourself, but if you have any doubts about your own abilities in managing the project, hire a qualified contractor. See Chapter 13 for guidance on building and managing a rehab team.

      

If you decide to play the contractor role, obtain a permit before starting work on any project that requires a permit, such as installing a pool or building a room addition, deck, or garage. If you don’t obtain a required permit, authorities may show up and issue a stop work order. You may have to pay a fine. If you’ve already completed the project and the work doesn’t adhere to local building codes, you may need to redo or undo the work at your own expense. Ouch!

Chapter 4

      Securing the Funds to Fuel Your Flips

      IN THIS CHAPTER

      

Grasping the importance of buying with cash

      

Unlocking your own resources for cash

      

Getting a handle on leverage

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