X-Ray inspections
Angie Hicks
Steve Katz set his sights on a 3,100-square-foot home in Bucktown this past
June, but before he would sign on the dotted line, he was wishing he could see
behind the walls for any problems that might be lurking there. Turns out Katz is
in luck because new thermal image cameras used by home inspectors allows them to
literally see through the walls.
"Visual inspections can only reveal so much," said Frank Lesh, owner of Home
Sweet Home Inspection Co. in Indian Head Park and president of the American
Society of Home Inspectors, Des Plaines. "This technology allows us to see
behind the walls without being destructive."
Thermal image cameras use infrared technology -- think of scenes from the film
"Predator" -- to compare the relative temperature of one object to that of its
surroundings. These images can reveal problems with moisture, electrical and
HVAC systems, as well as problems with insulation, foundation and plumbing. They
can even reveal insect infestations. For example, during cold months a wall with
insufficient insulation will show up as a red spot because it's releasing so
much heat, whereas an area that's been penetrated by moisture will show up blue
because it's cooler.
The problem -- only a handful of inspectors offer it. "Last I checked, there
were only 11 inspectors in Chicago doing thermal scans," said Will Decker, owner
of Decker Home Services and past president of the Chicago chapter of the
National Association of Certified Home Inspectors.
In the past, the major hurdle was price, but in the last three years, cameras
have dropped in price from an average of $75,000 to $10,000.
Interest is building.
"Eighty percent of the inspectors who take my continuing education class say
they really want to do it," Decker said, "and within five to seven years, I
think it will be widespread."
Katz heard about the new technology from his real estate agent, and hired Applus
Home Inspections to do the thermal scan. "This is a 100-year-old house, so I
didn't expect everything to be perfect. But I'm a very analytical person, and I
really wanted to have as much insight into the place as possible," he said.
Katz said the most important thing his inspector did was show him the camera up
front along with examples of what the results might look like once he received
the report. The scan turned up a damaged spot on the roof, a wiring issue and
evidence of a plumbing leak behind one wall. Katz decided to proceed with the
purchase anyway.
Ranan Engelhart is a buyer who almost did not.
Last month, Decker inspected a Skokie duplex Engelhart was interested in, and to
the naked eye, everything checked out. But a thermal scan turned up a giant blue
spot on the dining-room ceiling, which he traced back to a loose seal on the
upstairs toilet. "Without the scan, he moves in, and a few weeks from now the
ceiling caves," Decker said.
The seller eventually agreed to repair the problem, and Engelhart is scheduled
to close in November. "There are a lot of things you can do cosmetically to make
a house look sound, but the thermal scan lets you see beneath all that,"
Engelhart said. "It definitely gave me the confidence that the place was in
relatively good shape, and I know the extent of any problem areas."
Thermal scanning is a hard thing for many home buyers to grasp, but industry
experts believe that interest will increase as more learn about the potential
value of its findings, especially as related to energy savings.
Jonathan Gonsky agrees, and has been marketing the service to Chicago area
Realtors to increase awareness.
"The rising costs of heating and cooling are a big concern, and thermal scans
offer buyers two great services -- the ability to spot potential risks and
identify energy-saving opportunities," said Gonsky, a manager for Applus, which
began performing the scans six months ago. "They're extremely useful for older
homes where drafts and electrical issues are more prevalent, especially if
you're buying a gut or partial rehab."
Lesh thinks the scans have value, but warns homeowners that they're no magic
pill and typically go way beyond what a normal inspection requires. "It's not
cheap, but if you've got a real problem, such as a room that's really cold or
really hot compared to the rest of the house and everything to the naked eye
looks OK, it might be a good idea to bring it in."
Prices vary, from as little as a few hundred dollars up to the thousands,
depending on square footage. Katz paid Applus $350 for his thermal scan, and
said the cost was well worth it. "No one wants to buy someone else's problems.
To go a level deeper and get behind the walls is very valuable -- it could be
the difference between paying $400,000 for one place or not," he said.
Angie Hicks is the founder of Angie's List. She can be reached at
www.angieslist.com.
DON'T SKIMP ON YOUR HOME INSPECTION
Thirty percent of 1,428 Angie's List members participating in a recent poll said
their home inspector missed items that became a major expense down the road.
Considering a home is often the most expensive purchase you'll make in a
lifetime, don't skimp on the inspection.
Illinois requires a state license of every home inspector, so be sure to ask for
proof of license. You can visit www.idfpr.com/dpr/ re /relookup.asp to check the
inspector's licensure status.
Illinois does not require insurance for home inspectors, but many carry it
voluntarily and it's a good idea to hire those inspectors who are insured. There
are three kinds of insurance: general liability insurance, which protects the
inspector and the client in case of error (a ladder through a window, for
example); bonding, which protects both inspector and client from any theft or
missing items, and errors and omission insurance, which protects the client
against any mistakes the inspector might have made during the inspection, kind
of like malpractice insurance.
A large temperature difference between inside and outside air temperatures
usually ensures the most accurate thermographic images, so it makes sense for
Chicagoans to time their thermal inspection for the winter months. If this isn't
possible, shoot for early morning or late evening hours during warmer months.
Thermal imaging requires extensive training; ask for proof that your inspector
has received it.
Look -- and smell -- for signs that something isn't right. Check the corners of
the basement and closet and utilize your sense of smell when you walk into a
home.
Ask to see the current homeowner's energy bills, but don't just pay attention to
the balance due. Look at the thermal units and the number of heating and cooling
degree days. If there's a big increase over last year, the home is energy
deficient.
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