Expert: Russel Ray - 11/27/2007

Question
QUESTION: How durable are wooden homes?  I want to buy a 1950 home that has been very-well kept, but my husband says that it will not last long.  This home has been very well-maintained as I saw it from the outside and inside.  All of the trees(very mature trees) are far from the house.  The outside has been refurbished and it is a very country-style home.  It is all-together very nice.  It is sitting on beams and not on the ground.  Is that a problem? And can we add to the house another room?  I love the house!  Please respond asap as I am anxious to see your expertise advice.

ANSWER: Hey, Esther.

I've been in real estate for 34 years in seven states, and if there is any time period for home construction that I believe has an advantage over any other, it's the period immediately after World War II through the late 1960s. So I would have no problem buying a 1950 home in any area of the country. Homes from 1945 through 1970 were constructed with pride of workmanship, something that is not seen much in today's world.

I prefer beams (commonly called a raised foundation, or piers & posts) because it is easier to work on plumbing or install new electrical and data communication for today's home appliances.

As far as adding another room, with enough money you can do anything.

The more serious problem might be your husband since it appears that the two of you have differing views on homes.

If you make a purchase offer on the home, make sure you get a good, thorough home inspection. If you need some referrals for home inspectors in your area, let me know where you are and I can probably get you a list of ten or so from which you can choose.

---------- FOLLOW-UP ----------

QUESTION: Yes, I would appreciate it if you could give me a list of home inspectors.

ANSWER: Hey, Esther.

What city/state are you in and I'll get you a list.

---------- FOLLOW-UP ----------

QUESTION: Brownsville, Texas

Answer
Ah, a native Texan. I was born and raised in Kingsville and graduated from Texas A&M.

I'll get a list for you within 24 hours.




Hey, Esther.

Well, I have lots of contacts in Texas, but none down in Brownsville. So here's my suggestion:

Look in the yellow pages, as well as at places such as inspectorseek.com and find all the inspectors you can. Call some of them and ask them:

(1) how long it would take for a home inspection; give them the square footage and the construction date. I tell my Clients that it takes one person about 1˝ hours for every 1,000 square feet. Obviously a multi-inspector company using two inspectors would take about 45 minutes for every 1,000 square feet.

(2) Ask them if they carry errors & omissions insurance. I don't remember whether or not Texas requires it, but I don't think they do. You'll get some inspectors who will hang up on you if you ask that question. Those are the ones you can delete from your list.

(3) Ask them if they belong to any trade associations, such as the InterNational Association of Certified Home Inspectors or the American Society of Home Inspectors. They cost money, and require continuing education, so many choose not to belong.

(4) Ask them if they are a member of the Better Business Bureau. Again, it costs money, so many choose not to belong.

(5) Ask them how long they've been doing inspections. You want as much experience as you can get. Don't think that someone who has been "building houses" for 30 years and doing home inspections for 1 year necessarily has the type of experience you need to help you protect your financial interests when buying a home.

(6) Then ask them the price. Based on the answers to the above, you'll probably already have a good idea about the price.

Some would say that home inspections are a "You get what you pay for" industry but that's not necessarily so. If you get good answers to the first five questions, then price is almost irrelevant (except that you still have to pay). For example, when I want market share, I lower my price. When I get too busy, I increase my price.

However, if you find an inspector who gives you the right answers, then go with him, regardless of the price.