Brian G

I know of one hell-bent-for-details & hyper-assertive HI who insists that there's a plastic bar that has to be installed in place of the metal one if removed. I sold lots of those GE panels and never heard of such a requirement or seen any such replacement bar, but things might have changed and I've never felt like going down that road with him 'cause it would a loooong and winding journey. Jim's right, there's no fourth wire. I also don't see any enclosure bond at the equipment ground bar or any #6 or 4 bare for a ground rod. My understanding is that if the two panels are not located in the same building (in some condos they aren't, are they?) they both need a grounding electrode. I've always thought that was an intelligent design feature though. An insulated jumper bar bolted in place; un-bolt if need be. Simple and reliable. Brian G. Noted Design Critic [^] [:-magnify

I hear a stray rumor about lenders requiring inspections once in a while, but I have yet to see one in captivity. FHA, USDA, etc. are sllooowly working in that direction. Brian G. Somewherrre, Over the Rainbowww [:-sing]

Look at the variation in median home price. It runs from just over $70,000 to more than $750,000...oy! I've been really slow the last two months, but they're just starting ground work on a huge new sheet steel plant that's going to be a big shot in the arm for the whole area (used mostly for automobile production). I'm looking for a good year in 2006. Brian G. Hope Springs Eternal [:-thumbu]

[:-blindfo[:-boggled[:-crazy][xx(][:-sick][:-sour][:-taped][:-yuck][:-mouse] Brian G. Apparently Not As Dedicated As Some [:-paperba

I saw that house & light show on a Miller Lite commercial today. It was a lot clearer though. Dude got paid for his efforts. I predict this will be the start of whole new fad for the really bored and/or showoffs. Brian G. Not That Bored [:-yawn]

Originally posted by Joe the Builder Bob Villa is my twin brother - same father different mothers... I was thinking "Bob the Builder". Brian G. "Honey" the Builder on Half of My Weekends [:-indiffe

Say Joe, are you related to Bob? My little guy just loves him. [] Brian G. Anything But Barney [:-crazy]

Welcome to the board Joe. Good luck if you pursue this. Brian G. Misery Loves Company [:-crazy]

Hard coat stucco is very rare around here, but that was interesting none the less. It's amazing how many of these are errors of the most basic type, violations of the simplest of building principles...like overlap of materials on outside walls and flashings at openings. The future of home inspection looks bright. Brian G. I Gotta Wear Shades [8D]

Originally posted by inspecthistoric I'm rather fond of appraisers that "make it work". I can understand that. It also reminds me of another reason I couldn't hang with appraisal. In almost every case where there was no legitimate way to get the numbers to work, the buyer was just as mad about it as anyone. I don't get that in HI work at all. I've never had a client complain about me doing my job well in this field (just "others"). Brian G. 320%...You Call That a Margin? [:-tophat]

Originally posted by kurt Brian, I've been trying to be nice; now you're name calling. No offense intended there frequent sparring partner. Since you referred to me as "boy" (I grinned, no offense taken) I assumed you were assigning yourself the role of the wizened one. Please, pardon the rashness of youth (if you can call 43 youth). Brian G. Jest a Sprang Chicken [:-propell

Originally posted by kurt Brian is trying to establish hard borders for something that is malleable, and imagining that little #'s that someone writes down on paper lock value onto a commodity whose worth is dictated by complex economic conditions. Now it's "complex economic conditions", not just the interest rate? That I can live with. If the market moves enough the value will change, but that sort of thing usually ticks up or down slowly (barring "boom" or "bust" conditions). I'm trying to edumacate the boy to the idea that the appraisal is a subjective ditty that has little attachment to anything other than constantly fluctuating economics. Boy? Better feel again old man! [:-dev3] I've fielded appraisals on houses I've built that have discrepancies of >100%. Of course, both appraisals were scientific & conducted by licensed practictioners to Federally established guidelines, so they're both "right", I guess. Of course they weren't. At least one was crooked. Would the standards you work to prevent you from doing a soft-soap inspection if you wanted to do it that way? Nope. Brian G. Still Waiting on That Original Statement to Be Justified, Geezer-Boy [:-skull]

Originally posted by Les Brian, up here in the Water Wonderland, the appraiser can't possibly do an appraisal unless an offer to purchase is presented to him/her along with credit score. Down here they get neither. The offer price is ingeniously transfered by the mortgage people saying somewhere on the appraisal order that value is "believed to be" X amount, or "estimated to be" X amount. Clever, eh? The buyer's credit score is irrelevant, even to crooked appraisers. Now, I am not an appraiser - never been one and never played one on TV, but other than sitting on the office chair and pulling up cma's and solds then hitting the mark for price, what else happens?? In the world of mortgage toadies, that's about it. You go through the motions of comparing and adjusting on the required forms, but you know where you're going with it. If you wind up someplace else you start tweaking your butt off. Oh, and it is often necessary to go out to the property to take a few photos, to prove you checked it out for general condition (a meddlesome detail toadies would like to be rid of). Brian G. Bullseye Appraisals - "We Hit the Target" []

Originally posted by kurt Uh, where did I say that again? Right here. "If a property is given a value when interest rates are 6%, and then rates go to 10%, the property is not worth what the appraisal said when rates were 6%."id="maroon"> "Brian's Law" now establishes a hard market value for a commodity that exists independent of interest rate fluctuations. I'll try again. Interest rates are one of the many factors that can influence the real estate market over the long haul (supply & demand, location, school districts, jobs, the economy as a whole, etc.). In that sense they are part of the overall valuation process, but they are not considered by an appraiser when doing an appraisal. Once an appraisal has been done a shift in the interest rates will not affect the appraised value. I take it you still haven't asked an appraiser. And it isn't my law, it's federal law. Unlike home inspection, there are federal guidelines and procedures for appraisal. They don't include the interest rate. I gave a year of my life to this, I'm not making stuff up. You clearly don't remember the real estate market in 1978-79. In Chicago? I'm sure I don't. Come to think of it I was a junior in high school at that time. But before we spin off down another branch, how about addressing that original statement? Brian G. Ahhh, 78 - 79...A Very Good Year [:-party]

Originally posted by paul burrell Also Brian stated that interest rates do not alter the sale price it only elimates or adds prospective buyers in specific income levels. Lenders use what is called an income to mortgage cost ratio. This ratio determines if the buyer can afford a home in a specific price range not the interest rate. Paul, doesn't the interest rate directly affect the mortgage cost in a big way? Wouldn't fluctuations up and down have the effect of eliminating or adding prospective buyers for a specific property? And congradulations on getting out rather than living as a toadie. [:-party] Brian G. May Be Starting a New "AA" (Appraisers Anonymous) [:-paperba

Originally posted by kurt So, you actually believe that appraisers are the folks establishing value? No, the market determines value. Appraisers are supposed to be accurately interpreting the market data as it relates to any given property. And, that values exist completely independent of interest rates? That's not what you said. You said the appraised value of a house would change if the interest rate went up (or down). Not true. I have no opinion on good or bad.... Coulda fooled me. [:-dev3] Brian G. Just a Fool For You Kurty-Baby [:-jester][]

Originally posted by kurt You honestly think that interest rate fluctuations will not effect median sales price? Median sales price? Since I've never been in RE sales I think I'll stick to what I know about. Let's revisit your original statement. If a property is given a value when interest rates are 6%, and then rates go to 10%, the property is not worth what the appraisal said when rates were 6%. That just isn't the case. The prevailing interest rate is not a factor in determining property value. Ask any appraiser. Say a given house is appraised at $200,000 which means a monthly payment of $1000 based on the interest rates at the time. A month later the same house is still on the market but rates have moved up, so now the payment would be $1200. Less people can now afford the house, but the value doesn't change. Even if the seller lowers the price so more buyers can reach it, the appraised value is still the same. Brian G. Mortgage Rich, Cash Poor [:-weepn]

Originally posted by kurt How can a roof leak/rotten beam/non-fuctional heating system reportage be compared to a subjective appraisal on a commodity w/a value that fluctuates w/market forces? You don't have any subjective report items? Ever? "I think what's going on is *this*, but I can't be sure without someone doing an invasive inspection" type of thing? If you don't, you must be the only HI alive that can say that. And again, appraisals are based mostly on actual recent sales of actual similar properties. Hard numbers from real life. IOW, there ain't no similarity. None. If a roof leaks, it's leaking & will continue to leak until someone fixes it. If a property is given a value when interest rates are 6%, and then rates go to 10%, the property is not worth what the appraisal said when rates were 6%. Er...no. The interest rates affect how much the financing will cost, not the sales price or property value. One similarity is that both will likely ruffle some feathers if they're done honestly and competently. Realtorzoids attempt to make the inspection report a subjective bit of analysis, but for the last several years, my customer base isn't going for it. They understand that stuff that's broken stays broken; it doesn't fluctuate. They try for that here too. When it's a fuzzy area they really howl, but I don't soften my position. If the client goes ahead I want the hammer to be hanging over their head, not mine. [:-wiltel] Brian G. Mr. Picky, The Deal Killer, That #@&%$* Home Inspector, Etc. [:-dog]

WOW!!! Awesome creativity and effort! Would I want to be next door? Nope. I'd like to see it in person though, and I know my 7 year old would love it. Brian G. Lucky to Have a Frickin' Tree Up Myself [;-xmas]

I'm glad I can fast forward to where I really wanted to go w/this...... Pardon my calling things as I see them, but that approach is part of the root of racist attitudes in this country. Much of Chicago is being rebuilt because builders are going into hard core gangland & building nice homes & sticking their necks out; how wonderful of appraisers to come in and tell all these fine folks that their house isn't worth much because, ahem, the neighbors are black. They aren't worth less because the neighbors are black. It wouldn't matter what race the neighbors were, the house would be worth less because all of the properties around it would be worth less. If the neighbors are poor white people, is it still racist? Tying to rehabilitate run-down sections of town is admirable, but it's also driven by economics. When property values get low enough that a builder can afford to buy AND either remodel or scrape off and start over, they can make it work. If those values were held artificially high nothing would happen. If that's where appraisals take us, screw appraisals & appraisers. They're more than worthless; they're evil. I can't go that far, but considering that so many have bowed to the pressure rather than fought or walked away with thier pride, my overall opinion of appraisers is not good right now. In their way I'm sure some are evil, much like shoddy, crooked builders or parasitic lenders. The evil is in the person, not the occupation. C'mon Kurt, you know that. You'll be happy to know a number of big secondary market lenders (including Fannie Mae & Freddie Mac) are working towards eliminating appraisals as we know them. They're angling towards "mass appraisal", where they simply use existing market data to come up with a range of value without ever leaving the office. There'll still be limits, but no formal appraisal. The other factor they want to lean on a lot more is the credit history of the buyer. Brian G. Former Evil Appraiser From Hell!!! [:-dev3]

Hey Mike, the "Delaware" link takes me to someplace that sells ".com" names. Thanks for the other two though, duely printed and filed for hardheads who don't want to fix anything. The expo looks interesting (and near). I wish it weren't in Febuarary, but I might take a shot at it. Brian G. Deck Me! [:-fight]

Originally posted by Jim Katen If they didn't offer warranties, I'm sure they would. Seems like it would work in favor of the manufacturers in the long run though. The older they get the stronger the urge to replace them gets. Oh well. Brian G. Dreamer [:-indiffe

I just don't understand the need to hide the manufacturing dates in serial or model numbers. Why the hell don't they just stamp the frickin' date on there? Too easy? They ought to do that with all major appliances. Brian G. Yeah, What I Said! [:-shades]

Originally posted by SteveSarasota They Arrestor should be installed/connected to any CU breaker (not double lugged unless is a Square D) and it would protect the complete panel. Steve, they're saying a breaker should be installed just for the arrestor to connect to? I've never seen that done, but it makes sense in a way. Brian G. Item # 57,839 To Watch For.....[:-boggled