Originally Posted By: wdecker
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My fee schedule (see here:
http://www.deckerhomeservices.com/fee_schedule.htm
shows that I would charge in excess of $650.00.
That being said, I agree that there are other factors included.
Our job (at least in Illinois) is:
1) Making sure that the property is safe (regardles of what 'code' says).
2) Making sure tha thet house retains its value (that usually small 'Repair or replace items are taken care of BEFORE they become big items)
3) Making sure that liability STAYS where it belongs.
4) making sure that we make a living so that we can continue to do the above, as mandated by the state (in Illinois).
Point 1 is self explainitory. Safety is unalterably linked to liability. If I call something out (like making sure that the cable that powers a disposer under a sink is waterproof and that the disposer is GFCI protected and that the under sink outlet is in a waterproof box) is either done in the way that I see being safe OR that it be evaluated by a licensed and insured electrical contractors so that if he (or she) DOCUMENTS that it is OK (usually falling back on a minimum standard of code) that they assume any futre liability. Yes, I know, this can lead to extreme call outs, but I also strive to be sensible.
2) House value is key to the investment part of Real Estate and ALL Real Estate is an investment. We (try to) make sure that the house remians valuable. This means that repairs and additions are done professionaly and as close to best technique as possible. This is the other leg uon which we prove our own value. Sometimes (most times?) even the home owner will try to cut corners. Short term gain almost always leads to long term grief. That 'deal' that the guy got on a 'special' $600, 4 squares roof job (over the old shingles and with no flashing work) really isn't so special. Out job is to educate the owner that they are assuming all the liability for thermselves when the hire non licensed and non insured contractors.
3) No one likes to take responsibiliy these days. Everyone looks for someone else to blame. If I hire the above roofer (and I use the term loosely), I, De Facto, am assuming any liability for the piss poor job he does. I am saying that if the roof starts leaking 4 months later (as did happen in my example), that I and I alone will accept the blame and financial costs of my decision.
Most people don't like that idea. They want a free lunch.
I had a friend who wanted a partial tear down and build up on his house. He said 'I can't afford a contractor', so he became his own GC. He didn't know how to hire subs and didn't bother to check and verify the licenses (mostly none) and insurance of the subs. As such, he had almost constant problems. One point: He allowed the drywalling sub to talk him into green board istead of cement board. The sun siad it would be cheaper (turns out the drywall giy didn't even know that cement board existed). My friend then installed marble on the green board. 7 months later, the mable was coming off (in a shower stall). Organic mastic (on green board) doesn't hold mable like thinset on cement board. I had counciled him that the cement board / thinset method was best practice, but he put me off because it was too expensive.
Bottom line, in the final analysis, his way was WAY more expensive.
If you can't afford to do it right a) don't do it OR b) accept that it will be a crap job and that you will have to have it redone and take care of other damage as well (rot, water damage).
4) The more we charge, the more time we will have to do a good job. I am perfectly willing to spend 4 hours inspecting your described house AND another 4 hours doing the report (my reports are long and detailed) if I am making $650.00 onm the job than if I was making $400.00. Just plain himan nature, MY human nature.
Also, here is a question.
What is easier to inspect (time, money, actually finding defects or ruling them out)? A completely unfinished 4,000 SF basement or a completel;y finished 4,000 SF basement?
I would say the former. You can see all the foundation, all the floor joists and their ends, all the sill plate, all the plumbing, drains, vents and gas lines.
In a completely finished basement, you can see none of the above and have to guess (dangerous) or speculate based upon what you can see. Therefore, you must disclaim more in your report as not inspected becasue it couldn't be seen. This means more liability for you because your client ain't going to like not knowing and what is bad and NOT called out can really come back to bite you.
But on the other hand, most buyer and Realtors simply LOVE finished basements. Better curb appeal, don't you know.
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Will Decker
Decker Home Services
Skokie, IL 60076
wjd@DeckerHomeServices.com
