Nolan Kienitz

Mike L. - You should consider a compilation of your images into a book of sorts. Yes, inspectors would be intrigued, but we're a small community. I could see the general public finding your images very compelling.

Well then this is something to consider.

I will try and score to open SEPs as best I can. Mostly (in Texas) the panel is in the garage, but sometimes still heavily painted over ... or blocked by boxes, garden tools, shelves, etc.. If there are shelves built and covering the SEP ... Nope ... I'm not opening. I seldom ever see an agent (listing or buyer's). Occasionally one will show up for what I call my "verbal book report" with the client. In the past many years I think I've had two properties where the listing agent was there, sitting at the kitchen table, for the the entire inspection. Outside of that ... I seldom ever see an agent. Pretty much been the same for my 16+ years inspecting. More so in more recent years for sure. One other observation that I've noted over the past 5+ years is that the listing agent is often not wanting the complete inspection report sent to them (via the buyer's agent, etc. as part of negotiation). They only want an applicable paragraph copied/pasted into the to/fro for negotiations. They don't want the report to come through their e-mail system, they don't want to see it and they then can't be held liable for anything. I find it interest, but it is not my concern once I deliver the report to my client.

I live in Plano (NE burb of Dallas). The market in D/FW is not a whole lot different than the Houston, Austin or San Antonio markets. They are all doing reasonably well. Now, how the business will be doing in 2-3 years will be anyone's guess. I can link you up with a fellow who has a multi-firm in the D/FW area. A lot of new HIs go to work for him and then branch out on their own. Not a huge presence of franchise operations here. The majority of inspectors don't care for them as most (if not all) are pretty much in the hip pockets of the real estate agents/brokers. Many of us who have been inspecting for 15+ years are looking at winding down. Several of my close HI friends and I have stopped doing certain inspections for any given number of reasons that I won't go into here. Also, getting ride-a-longs in Texas is tough due to the rules from the Texas Real Estate Commission (TREC) and the additional liability and burden put on the licensed inspector(s). I've been asked, begged, pleaded with for many years to have a new or want to be inspector ride along and I just won't do it. I'll take time to talk to folks at a coffee shop or over lunch, but they can't go any of my inspection sites with me. In my view ... just not worth the risk. There has been a lot of good information presented here for you mull over. Take the steps one at a time and be measured in your approach. That is the best way to go.

As noted ... Texas is it's own world when it comes to inspections. Go to the Texas Real Estate Commission (TREC) website and look at the inspector's section. There is a whole criteria of what one must do to get licensed to inspect in Texas. The final exam is the NHIE and a portion of the exam is tailored for Texas. I've been licensed/inspecting in Texas for 16+ years, but will be winding down over the next year or two. Tagging on with a multi-inspector firm is not a bad way to go. If you do focus on SE Texas (IE: Houston area) I can refer you to an excellent inspector to engage with. He is NOT a drive-by inspector ... he is experienced and thorough.

Dunno which version of Word you are using, but here is a link for the MS Office 2016 release. Others would be somewhat similar I'm sure. https://support.office.com/en-us/article/Combine-documents-f8f07f09-4461-4376-b041-89ad67412cfe

Consider going just North of SFO and visiting Muir Woods. They are just beautiful. That side of the bay/city is totally different than SFO as well. https://www.nps.gov/muwo/index.htm

When my SEP was replaced a few years ago I had several "spare" circuits routed in our home (as Jim noted) for future proofing. Not terminated in panel, but labeled. I also have 4 extra/spare breakers plugged in, but not yet wired. Also labeled. More future proofing. Electrician who changed out my panel had recommended the future planning for the "just in case" times.

The "maturing" of America (and us inspectors) ... I won't say: "aging". Inspector friend of mine has now had knee surgery in past couple of years. Mine are dicey and I'm trying to be as careful as I can. Have also been using knee pads for many, many years. I'm only about a year behind you Denny with full/complete retirement.

Well, maybe it is time for this tried and true lighting fixture ...

Jim B. - About what happened when the bulb went dark I'm sure.

I can well understand. My Norwegian grandmother and grandfather on the farm in NE Montana were quite similar.

Les - Best I could come up with for now.

Changes made and thanks for the proper information.

Jim -- Using your words ... you are a "cheapskate". I got an Olight M20-X Warrior flashlight well over 7 years ago with a rechargeable cell and have not broken or lost it yet ... or spent any additional $$ for cells, etc.. I also recall Kurt M. indicating that the light shroud on the light can be used to keep 'zoids' at bay. !!

RE: "Wiring" ... I've been "learned" that one of the reasons for the use of aluminum branching wiring was more evident (or possible) from the early to mid-1960s to mid and late 1970s (give or take) was due to the Viet Nam war. Due to copper being used for munitions, thus aluminum seemed to be appearing more in homes during that same time frame. I have no idea if that is actual fact or not, but does at least seem plausible. I used to suggest pig-tailing or the Alumicon products, but have stopped even that over past several years. I advise my client to have an electrician make sure the switches, receptacles, etc.. are all AL-CU rated. Early products used to be only CU rated. In my view the devices with the AL-CU ratings should sufficiently hold either aluminum or copper ... even with aluminum and its larger 'expansion/contraction' properties.

Terry McCann and I keep in touch as we're also both amateur radio operators. Anyway ... Terry retired from home inspecting two years ago. He did not mention any referrals and I don't know anyone else in the area as well.

I only test AFCIs when the property is vacant or staged. Decided many years ago to skip testing the AFCIs when I was inspecting the home of a 'day trader' who had many computers, servers and monitors in his expansive office. I figured it would be in my best interest to not interrupt the power to those machines. Liability a bit too much for me in that situation. I do a very close look, however, for the 'blue button' Square D AFCIs that were recalled in November 2004. Still see some of them about from time to time.

Just checked mine and the mailbox is empty.

OK, I got the telephone nook, phone book slot, etc., etc.. Now what about the trap-door and sliding board or board that 'folds down and out'? Maybe a "gossip bench" ??

In the scheme of things home inspectors in Texas are small potatoes. The "zoids" and their state and national organization have all the control and power. The 'voters' (IE: homebuyers) don't want to get caught up in such petty things with TREC at the state level and the legislature. They only deal with an inspector when they buy their home (if then) and they follow along (in most cases) who their 'zoid' sends them to. Such an effort would also take time and money ... none of which comes easily for the small inspector community in Texas. Most of us who have dug in and fought over the years are now at the "winding down" stage of inspecting and are mostly just tired of the continuing b.s. from TREC and the legislature and the 'zoid' organizations.

I well understand. I am also very strong-willed and went toe-to-toe with TREC many times over the years. Many of my inspector friends have done the same ... but their political connections and lobby is beyond the reach for us inspectors.

No way in Hades will you or anyone else be able to change minds at TREC and the legislature. The Inspectors Advisory Committee (supposedly on the inspectors side) is definitely NOT on the inspector's side and they just do the bidding of the TREC Commissioners and TREC and the realtor's lobby is in bed with the legislators. Sad ... so very sad ... but it has not changed one iota in my 16+ years inspecting here in Texas.

As Jim L. (inspector57) mentioned our "beloved" TREC (HAH!) one of their recent new rulings is a mandate to the brokers/agents and their websites that a link to TREC for specific documents we have to present to clients has to be a 12-point font. They missed adding that mandate to the section of the rules that impacts inspectors, but we will also have it on the next go-round. What is funny is the 12-point font notation as if it is ink on paper. I don't think TREC realizes that sizing can be a touch different online and especially with the mobile devices. Of course there are many other things they are changing (always changing), but this one caught my eye as a bit of a humor and stupidity.

FWIW - my tongue in cheek comment about such agreements is that they are often of not much value beyond the cost of the ink on the paper. Any good (and sometimes not so good) attorney can rip pretty much any agreement to shreds. I got that basic fundamental from the attorney I used 15+ years ago when I was only in the business about 3 years. He is still a close friend and has handled many "negotiations" over the years between inspectors and clients. I agree with Chad and Marc.