Jul 10

Why Photos are Vital in a Home Inspection Report

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 Asbestos ay Greenport

SHI offers 20-40 photo pages (2 photos per page) with our home inspection reports, depending on the home size and condition, because there are some pretty good reasons why photos are critical in a professional home inspection report. Nothing matches photos plus a description. Many home inspectors use a streamlined computer program that only throws in one or two photos here and there as a highlight. Our reports are much more thorough, with many more photos to demonstrate various situations and conditions.

1. Photos document serious conditions. What does a serious asbestos condition look like in a house? Signs of termites? A picture is worth a thousand words.
2. Photos identify technical items. Do you know what a TPR valve extension looks like? One photo does it.
3. Photos convey valuable knowledge. When we recommend a repair, we can choose from a variety of photos and articles to outline what is needed. And, let’s face it: There is a reason why dictionaries, encyclopedias and science books contain lot of images.

Believe it or not, many home inspection companies do not offer photos at all with their reports. At SHI, we don’t just give cookie-cutter home reports, we give a brief but insightful education on the important aspects of your new house in our inspection and report process. Your house (whether first, second, or third) is likely one of the largest investments you will ever make. Your home inspection report should be as thorough and detailed as possible. Call SHI today for a comprehensive home inspection that includes referenced photo pages – 631 377 2046.

Tags: Photos in home inspection reports, best home inspection reports, compare home inspection reports, home inspection companies, best practices of home inspectors, protocol of home inspectors

Jul 10

How to Prepare for a Home Inspection – Buyers

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keep-calm2

Most serious mortgage lenders require a home inspection prior to purchasing a home. And there are different ways that buyers and sellers can prepare for a home inspection once a home inspector has been selected. In this article I’ll focus on what a buyer can do in order to maximize the benefits of the inspection. The following are some key questions regarding pre-purchase inspections:

What’s included in a standard, licensed home inspection? Are environmental issues included in a standard home inspection? How can I prepare for a home inspection as a home buyer? What should I do before an inspection? What should I bring to a home inspection?

1. Know What’s Involved – First, it’s important to understand that licensed home inspectors may only report on readily accessible and observable conditions and cannot legally poke invasive holes or pry up materials. And the inspector is required to observe and report on any deteriorated and/or damaged structural components, including the following: The building foundation and framing; the floor structure. the wall structure, the ceiling structure, and the roof structure. Additional services may include such things as water testing and EMF radiation readings on a microwave and nearby high-power electrical lines. The official Standards of Practice for home inspectors outlines the scope of work regarding what is entailed in a standard home inspection. Special kinds of inspections, for example, mold testing, are beyond the standard scope and can be requested if it seems that there is a problem either before the general inspection or after. SHI will also include certain additional tests for free in the inspection above and beyond the official requirements. For example, EMF radiation tests are standard for all SHI inspections, if there is an applicable situation. Also, per NY State laws, a Pre-inspection Agreement must be signed by the client prior to the actual inspection.

2. Make a List of Questions – Because you are the one hiring the home inspector, you have a right to ask for special attention on any issues you wish to focus on. For example, if you are especially concerned about moisture and mold issues in the basement, many inspectors have a moisture meter that can detect above-average and unsafe levels of moisture in wood structural members. SHI, for example, can do this if there seems to be a moisture problem. You can also ask your lawyer and real estate agent about any potential issues that would require special attention. For example, there might be a concern about a buried oil tank in the yard of older houses. There are often signs of this in a basement.

3. Is the House Ready? – It is most helpful when the heating system is on and running and any pilot lights are on in winter and that the water system is turned on outside in warmer weather. And it’s also good to make sure that there is no clutter blocking important areas, such as the attic, mechanical equipment and garage walls. Although this is normally considered the responsibility of the owner and real estate agent, it does not hurt to check on such issues yourself and make sure that the house will be as prepared as possible.

4. Being Present can Help – A home inspection is basically a a detailed introduction to your new home and its idiosyncrasies. SHI prepares reports with 20-40 photo pages that make the issues as clear as possible. Nevertheless, there are instances when it can be beneficial to be at the location to see first-hand how something works and to better understand why something may be a potential problem. Keep in mind that an average home inspection takes about 2 ½ hours. You don’t have to be present for the entire inspection, but a concluding summary review meeting can be very helpful. Sometimes a home owner will want to be present, but this may make the home buyer uncomfortable. Because the home buyer is commissioning the inspection, the preferences of the home buyer should be top priority. It may be that the seller’s real estate agent can be present in lieu of the owner, as an alternative. Try to have these kinds of details worked out with the respective parties involved before the inspection takes place.

5. Bring a Pen and a Pad – During the home inspection you can ask the inspector about any concerns and questions. Being able to take notes will be very helpful. You might also want to take some key measurements of the house for your own planning.

Conclusion

A home purchase is one of the riskiest and most important financial decisions a person or family can make. It’s important to approach the subject with a bit of due diligence and preparation. If you have any questions about buying a home or evaluating a home’s condition, please don’t hesitate to contact me. Call or text today: 631 377 2046.

Tags: Prepare for Home Inspection, How to get ready for home inspection, how to buy a home, what’s included in a standard, licensed home inspection? environmental issues not included in a standard home inspection, How to prepare for a home inspection as a home buyer, What to do before an inspection? What to bring to a home inspection?

Aug 11

Facts About Buried Oil Tanks

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Supply line from functioning buried oil tank on Long Island.

Supply line from functioning buried oil tank on Long Island.

Are you buying or selling a home with a buried oil tank? It’s important to understand some facts about buried oil tanks, or underground storage tanks (USTs), and to understand how to best navigate this issue. It is presently legal to sell a home with a buried oil tank, but there are government testing requirements and certain liability issues that may be involved.

The EPA articles, What Is The History Of The Federal Underground Storage Tank Program & Federal Underground Tank Regulations, a post by the NYS DEC, Underground Heating Oil Tanks: A Homeowner’s Guide, and a website by Practical Environmental Solutions, P.C. outline some facts about buried oil tanks:

1. Until the mid-1980s most underground storage tanks (USTs) were made of bare steel, which is likely to corrode over time and allow UST contents to leak into the environment.

2. Most homes built before 1975 used an underground tank to store heating oil.

3. 88% of all (buried) heating oil tanks have leaked causing contamination levels that require cleanup to comply with State and Federal laws.

4. 12% of all heating oil tanks have leaked significantly that fuel is measured floating on top of the water table.

5. Odds are an underground tank 10 or 15 years old is probably not leaking, but the likelihood of a leak increases as the tank gets older.

6. Many oil tanks were not designed to be buried and, if left in place, will eventually rust and leak.

7. If you notice an unexplainable increase in your home heating oil use, your tank may be leaking.

8. Home buyers may become legally responsible for the tank and for the contamination.

9. Home Sellers are not necessarily released from tank responsibility and cleanup liability by selling the property.

10. There are numerous signs at a house and yard that indicate the possible presence of a buried oil tank.

11. In 1988, EPA passed federal UST regulations (40 CFR 280 and 281) laying out a comprehensive program for the monitoring and upgrading of USTs in the Nation.

12. Tanks were required to be upgraded by December 22, 1998 to satisfy leak detection and corrosion protection requirements.

13. Buried tanks must have some form of leak detection such as annual tightness testing.

14. To avoid leaks and regular testing requirements, a buried oil tank should either be professionally removed or properly decommissioned  with an official certificate of abandonment.

15. Site assessments must be performed when a tank is permanently taken out of service.

Links:

http://www.dec.ny.gov/chemical/32263.html
http://www.oil-tank.com/genInfo-tankconcern.html
http://www.epa.gov/oust/faqs/genesis1.html
http://inspectapedia.com/oiltanks/Buried_Oil_Tank_Location4.html
http://www.dec.ny.gov/chemical/2646.html

Tags: when were oil tanks buried in yards?, when oil tanks not buried? how deep are oil tanks buried? What are laws about buried oil tanks? Facts about buried oil tanks, environmental safety and USTs, liability and buried oil tanks, NY State laws about buried oil tanks

Jun 15

LI Boiler & Smoke Detector Recalls for CO Poisoning

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Do you have the following smoke detector in your home?

Recall-Kidde - CO-alarm-100x100

There are certain issues that you don’t want to take lightly, and domestic carbon monoxide poisoning is one of them. CO is odorless and deadly. I once inspected an occupied basement apartment that had a boiler room covered with soot that was venting directly into the apartment. Not good. On Long Island, unfortunately, it seems that there is almost annual news of people dying from carbon monoxide poisoning. See here and here for two examples.

Recall of LI New Yorker Boilers

In 2014, there was a published recall of New Yorker boilers that had been installed on Long Island. “Plumbing Consultant Robert Gramman said thousands of the recalled boilers were installed as part of the KeySpan National Grid incentive program from 2005 to 2013.” – The New Yorker boilers, AKA Utica boilers, have, “an air-pressure switch that can fail, resulting in carbon monoxide poisoning.” I recently inspected a home with a New Yorker boiler, but it was manufactured in 1997. The following 2 websites help to identify the age of a New Yorker (Utica) boiler using the serial number:

http://www.buildingcenter.org/content/hvac-production-dateage

http://inspectbeforebuying.com/hrc/serialnumbers.asp

Recall of Kidde Smoke / CO Alarms

According to a published report, 1.2 million Kidde CO / smoke alarms manufactured between the dates of Dec. 18, 2013 and May 13, 2014 are being recalled. The defective alarms “may fail to sound during a fire or a CO incident.” If you have Kidde alarms that had been replaced beginning from December 2013, please check the manufacturing date and return them if the manufacturing date falls within the noted window of time.

Remember that just having smoke detectors in your home is not enough. And because each CO detector manufacturer has different installation instructions based on the specific design of the CO alarm unit, its important to read the instructions for the placement of your CO detectors.InterNACHI describes important facts on this subject in more detail. In New York State, the installation of CO detectors is also a code issue, as quoted from a NY government website on Amanda’s Law published in 2010:

“Specific reasons underlying the finding of necessity: Adoption of this rule on an emergency basis is required to preserve public safety by requiring the installation of carbon monoxide alarms in all one- and two-family dwellings, townhouse dwellings, dwelling accommodations in buildings owned as condominiums or cooperatives, and multiple dwellings, without regard to the date of construction or sale of such buildings, as required by Amanda’s Law (Chapter 367 of the Laws of 2009), which will reduce the number of deaths and injuries caused by carbon monoxide poisoning and, in the words of the sponsor of the bill that became Amanda’s Law, “create safer homes for New Yorkers;”

Tags: preventing carbon monoxide poisoning, carbon monoxide poisoning on Long Island, Consumer Product Safety Commission, placement of CO detectors and alarms, locations of CO alarms, recalls of hazardous boilers, recalls of hazardous CO alarms, Amanda’s Law CO alarms NY

Jan 10

As-Built Survey of 13,000 SF Home on the East End

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Existing building survey plan sample - 13,000. SF

Existing building survey plan sample – 13,000. SF

SHI recently completed an as-built building survey of an older 13,000 home on the East End of NY. Architects, builders, business owners and homeowners hire as-built building surveyors for obtaining accurate plans and elevations of existing buildings. Architects will often hire as-built building surveyors so that they can focus more on the creative aspects of architecture. Sometimes a business will need an as-built survey in order to plan an office space or retail layout.

An as-built laser survey is extremely accurate and yet this kind of measured and CAD-drawn survey can be delivered with a square-foot rate that is competitive with fees in more rural US areas.

Elevation from existing building survey.

Elevation from existing building survey.

The large home that was surveyed was highly complex and an experienced project manager of the architecture firm that requested the existing building survey said that it was the most difficult building survey project he had ever seen. Because of the accuracy and quality of the building survey, the architecture PM said that they would like to use our services more in the future.

If you are interested in a no-obligation estimate for an existing home survey in Suffolk county, or beyond, SHI can provide this for you on short notice.

Tags: hire existing building survey, East End Long Island NY existing condition survey, as-built building survey, CAD survey plans and elevations, Southold building survey services, North Fork existing building survey, North Fork as-built building survey, North Fork existing condition survey, East End existing condition survey, East End as-built building survey, East End Long Island existing building survey, Shelter Island laser inspection, Cutchogue CAD plans, Jamesport existing plans, Abequogue CAD survey, Baiting Hollow as-built survey, Calverton as-built plans, Brookhaven existing plan survey, Middle Island, Riverhead building survey, Long Island existing building survey, existing condition survey, mid-island home inspector, License #16000053978

Jul 18

ABC’s of Home Inspection Training and Experience

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When buying or selling a home, there are at least three dominating factors that come into play when considering the training and experience of your home inspector. Ask him or her about each before choosing the one who will evaluate what will likely be the biggest investment of your life, your home.

A. Architectural or engineering degree.

If a person takes a course and passes a test or two, he or she can become licensed and certified as a home inspector in just A FEW WEEKS. Obviously, having a four to five year degree in architecture or engineering would add a lot more knowledge and experience. I have an architectural degree from Cooper Union in NYC.

B. Basic home inspection training.

There are home inspectors who are licensed architects or engineers who do NOT have any specific training AT ALL in how to inspect electrical systems, plumbing, and HVAC components.

C. Construction experience.

contractor-experience-logo

Even though a person may have specific training and a related degree, practical hands-on experience in construction contracting and various building trades adds a whole new level of valuable experience that is invaluable during home inspections. Another “C” point to consider is certification. As a home inspector, I am certified with the foremost home inspection certification organization in the US, InterNACHI. Click this link in order to verify my present standing as a member.

I’ve written these three points down because I’ve noticed how some clients will negotiate down to the dollar for inspection fees while at the same time not comparing apples to apples when comparing home inspectors. The following is a list of some basic subjects covered in a standard home inspection licensing course:

100 Classroom Hours plus field experience

Basic Home Inspection Licensing Subjects

Module 1: (Structure, Exterior, Roof)
Module 2: (Interior, Insulation, Ventilation)
Module 3: (Heating, Cooling, Plumbing Systems
Module 4: (NYS Licensing Law/Report Writing)
Module 5: (40 HOURS of Field Inspections)

In addition to these classes and training, I have a five-year degree from Cooper Union in architecture and years of hands-on construction experience in a number of trades. This is why I can sincerely claim that my services provide the best value for the home-inspection dollar.

Tags: Home inspection qualifications, what experience should a home inspector have? Choosing a home inspector, best home inspector, how to choose a home inspector, North Fork NY Home Inspector, East End Long Island NY,  Peconic NY home inspector, mid-island home inspector, experienced home inspector, licensed home inspector, certified home inspector, engineers report, Mattituck NY home inspector, Shelter Island, Cutchogue, Laurel, Jamesport, Abequogue, Baiting Hollow, Calverton, Brookhaven, Middle Island, Riverhead, Southold home inspector,  mid-island home inspector, experienced home inspector, licensed home inspector, certified home inspector, engineers reports, North Fork NY home inspection reports, North Fork NY engineers reports, License #16000053978

Jul 29

Recent EMF Radiation Inspection

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I recently performed an EMF radiation inspection for a land purchase where there are some high voltage power lines. Not the huge metal towers, just thick, typical-looking power lines running down the street. Some of the EMF readings in the area came in over 100mG, which is pretty high considering that Sweden settled on 2.5mG as a safe limit after a 25-year study on the subject. In this post I’d like to give a little background on the issue and offer some reasons why you should probably know what the EMF readings are both in your home and in your yard. I know, I know, another thing to watch out for.

100-mG-reading-in-East-Hampton-NY[1]

Background

EMF (or ElectroMagnetic Field) is a broad term which includes electric fields generated by charged particles, magnetic fields generated by charged particles in motion, and radiated fields such as TV, radio, and microwaves. Electric fields are measured in units of volts per meter or V/m. Magnetic fields are measured in milli-Gauss or mG. The field is always strongest near the source and diminishes as you move away from the source.

High levels of EMF air pollution can dramatically influence property values. Southampton Home Inspections (SHI) always offers EMF testing in conjunction with home inspections and will also perform independent EMF test services. In my recent inspection I took readings at 16 locations around the property and vicinity as a basis for an objective report on the conditions.

The manufacturer of the meter I use states that it, “Measures AC electric fields rapidly, such as from overhead power lines or improperly grounded equipment. Measures major RF/microwave sources such as leakage from microwave ovens, or the field near cell towers.” The meter manufacturer describes an error factor of 20%. EMF radiation from power lines is often referred to as an ELF, an extremely low frequency condition.

Reported “Possible” Health Issues

As far as reported health effects of EMF are concerned, A 2009 EU update confirmed the opinion of a previous 2007 EU report: “The previous conclusion that ELF magnetic fields are a possible carcinogen, chiefly based on childhood leukaemia results, is still valid.” Other potential health problems have not been considered as significant. In 1995, a major law suit was filed against a Texas Utility company regarding 8 cases of children diagnosed with acute lymphocytic leukemia who lived near high voltage power lines. The suit was filed by Joseph Jamail, one of the most successful—and richest—trial lawyers in America.

When I first began testing the microwave oven in our home and ones in other homes, we quickly decided not to allow anyone in the kitchen when the microwave oven is on. No matter how new the model, the radiation is usually high within 5 feet. Bedside alarm clocks, electric blankets (still selling at the Bridgehampton K-Mart) and, yes, cell phones also emit radiation that has not been emphatically proven to cause cancer. Yet, as recently as this past May, there is news that India will ban all cell phone sales of units that are not properly labeled. I’m not referring to the fine print in the box, but the cell phone itself. As noted, “The SAR value, which is the radiation emitted by a cellphone, will have to be displayed on mobile handsets.”

The US government presently does not regulate EMF levels in such things as power lines. However, the Office of Technology Assessment of the Congress of the United States recommends a general policy of “prudent avoidance” with respect to EMF. Prudent avoidance would mean measuring the levels, determining the sources, and acting to reduce exposure. Using an EMF meter, it is possible to know where the sources of EMF are in your everyday world and how strong these sources are.

If you are considering purchasing a home, land, a microwave, or a cell phone, I highly suggest that you do some research and learn what the EMF values are, if available. If you would like SHI to perform EMF tests for you, that would be a pleasure.

Tags: North Fork EMF radiation testing, EMF survey, update of EMF health effects, East End Long Island NY EMF survey, Mattituck, NY EMF home inspector, Shelter Island, Cutchogue, Laurel, Jamesport, Abequogue, Baiting Hollow, Calverton, Brookhaven, Middle Island, Riverhead, Southold EMF radiation testing,  mid-island home inspector, experienced EMF radiation testing, License #16000053978

Jul 07

Free Termite Inspections are Usually not Guaranteed!

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Often, home inspectors will offer “a free termite inspection” included with their home inspection price. Almost always, home buyers aren’t aware that such termite inspections come with no guarantee whatsoever! When a licensed pest inspector prepares an inspection report, the inspection is also usually not guaranteed, so that if termites are discovered after the home is purchased, the purchaser is not protected against paying for related repairs. They usually will, however, guaranty most houses if they are treating them with pesticides. Unless, for example, there is no moisture termite barrier on the foundation top under the sill plate.  Newsday published an article on this subject and outlined how real estate lawyers in many states will recommend an independent termite inspector:

“The engineer found no termites, but when he wouldn’t give a guarantee, I suggested [the buyers] bring in a licensed pest controller,” Minella said. With a written guarantee, buyers would be protected against paying for repairs in case termites were found after they moved in.”

I became certified through InterNACHI to inspect for termites and other WDO (wood destroying organisms), that I offer along with a home inspection, using a separate inspection form, for the same inclusive fee. Pest applicators also offer WDO reports and these inspections and reports are usually competitively priced because the inspectors anticipate that some of these inspections will lead to work down the road. As a matter of fact, this gives them an incentive to make an extremely thorough inspection in order to find infestation. In one case, a termite inspector found a clean house but found infestation under a log right next to the house. In this situation, treatment was recommended in the report.

In a number of cases, licensed termite inspectors found infestation problems and these reports were used as negotiation tools because the buyers wanted the houses regardless. The slightly higher cost for a separate termite inspection may be worth it for a number of reasons.

(Revised 12-07-16)

Termite photo by Scott Bauer

Tags: Long Island termite inspections, termite inspectors, best home inspector, how to choose a home inspector, North Fork NY Home Inspector, East End Long Island NY,  Peconic NY home inspector, mid-island home inspector, experienced home inspector, licensed home inspector, certified home inspector, engineers report, Mattituck NY home inspector, Shelter Island, Cutchogue, Laurel, Jamesport, Abequogue, Baiting Hollow, Calverton, Brookhaven, Middle Island, Riverhead, Southold home inspector,  mid-island home inspector, experienced home inspector, licensed home inspector, certified home inspector, engineers reports, North Fork NY home inspection reports, North Fork NY engineers reports, License #16000053978

Jun 08

North Fork NY Home Inspector

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Recently, I had the privilege of performing various inspections on both the North Fork and South Fork of Long Island that were filled with surprises. On the one hand, an antique clam rake was found in the crawl space of one house and a spare toilet hookup was found pre-existig in the garage of another. Who wants to leave the garage when engrossed in a shop project? Two serious drawbacks included the discovery of termites and evidence of asbestos-like material on heating pipes.

I won’t state which houses had which, but the home buyers are thankful to have known about these issues before deciding on a final purchase offer. Both buyers intended to go ahead with the purchase of their homes with their eyes wide open.

When I asked one purchaser why he called SHI, he said that he had called someone else recommended by a real estate agent, but the other company did not answer the phone in a timely manner. At SHI we aim to respond quickly and inspect carefully.

Recent SHI home inspections on the North Fork and South Fork:

619 Maple St, Greenport, NY

20 Phoebe Scoy Rd, East Hampton, NY

650 Old Shipyard Ln, Southold, NY

292 Little Noyac Pth, Southampton, NY

In addition to home inspections, I also recently performed a bank mortgage photo inspection in New Suffolk NY. If you need a reliable inspector for your North Fork NY home purchase, laser survey of existing buildings, bank mortgage photo inspections, or EMF radiation inspections, give SHI a call at 631 377 2046.

Tags: North Fork NY home inspector, North Fork NY home inspections, best North Fork NY inspector, fast North Fork inspector, Twin Fork NY inspector, laser survey existing building North Fork NY, bank photo inspector North Fork NY, best home inspector, how to choose a home inspector, East End Long Island NY,  Peconic NY home inspector, mid-island home inspector, experienced home inspector, licensed home inspector, certified home inspector, engineers report, Mattituck NY home inspector, Shelter Island, Cutchogue, Laurel, Jamesport, Abequogue, Baiting Hollow, Calverton, Brookhaven, Middle Island, Riverhead, Southold home inspector,  mid-island home inspector, experienced home inspector, licensed home inspector, certified home inspector, engineers reports, North Fork NY home inspection reports, North Fork NY engineers reports, License #16000053978

Feb 22

Hurricane Sandy Wiped Out Most Low NY Insurance Rates

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It used to be that places like Florida and Louisiana stood out as high risk locations with higher insurance rates. Add a few Northeast Frankenstorms into the mix, however, and that’s bound to change. What does this new storm trend signify for the real estate industry? Well, for one thing, higher homeowner insurance rates in the Northeast and likely a negative affect on the sales market as well.

The Insurance Information Institute has come out with a remarkable prognosis that Hurricane Sandy caused more insurance costs than the historic 9/11 destruction did. Insured losses from Hurricane Sandy are expected to be in the range of $25 billion, according to global reinsurance firm Munich Re. If this ends up to be true, then that would surpass the $24.6 billion that private insurers paid following the destruction of the World Trade Center, outlined Robert Hartwig, president and economist at the Insurance Information Institute. But, that’s not all. This will also have a dramatic effect on New York’s historically low insurance rates.

Northeast insurance rates to rise

In a video interview, Robert Hartwig explained how one storm alone would not increase rates. However, the fact that three serious storms that have effected the Northeast in the last 14 months will definitely have consequences with regard to present relatively low insurance rates.

“Insurers are not allowed by law to recoup past losses, but what they are allowed to do and what they need to do to obviously remain financially strong and so that they’re there for the next time an event like this strikes is to charge a rate that reflects the risk.”

Home inspectors don’t have much work when people can’t afford houses and don’t buy them. High insurance costs are certainly a factor in this equation. People often choose companies like Geico because they draw from a pool of low cost insurance providers in order to find the best possible insurance rates. It definitely pays to shop around for the best possible insurance rates before you make your choice. Though costs are rising, some rates are a lot lower than others. One thing is certain, check to see how well the company handles actual claims before committing.

Tags: Robert Hartwig insurance, Robert Hartwig quotes, Insurance Information Institute, III, find best insurance rates in NY, difficult afford a house, Long Island insurance