Who Pays for Repairs?

Who Pays for Repairs?

I get this question quite often, is the seller responsible for repairing the defects found in the home inspection report? The short answer is no but below is a link to another article that may help:


Happy New Year!

On behalf of Sandusky Bay Inspections LLC, I would like to thank all of our clients, business associates and everyone else who worked with me to make it a great 2015.   I would also like to wish everyone a Happy New Year. Good luck to all, I hope we all have a great 2016!

Sandusky is a Great Place to Live!

5 Quick Reasons Why I Think Sandusky, Ohio is a Great Place to Live

Having been born and raised in Sandusky, I have come to find that most people who try to leave get drawn back into this town and I think I know why:

  1. The summers on the lake are great. Whether you’re just a beach person or a boat person you will enjoy it.  May through September brings millions of people into the area for boating and other attractions in the area.  Last quote I heard was 3.5 million people flock to the Sandusky area each year.
  2. Sandusky about an hour away from both Cleveland and Toledo, if you can’t find enough to do on the lake, you can always hit up one of these cities for the fine dining, casinos, theaters, comedy clubs and attractions like the Rock and Roll Hall of Fame in Cleveland or there are great zoos in both in Cleveland and Toledo.
  3. We have Cedar Point, home of some of the largest and tallest roller coasters in the world. As a kid I enjoyed having a season pass and now as an adult I really enjoy taking my children.  There are rides for small kids through adults and even live shows so there is something for everyone to do, no matter what your age group is.
  4. If you’re not into roller coasters, we have several water parks such as Great Wolf Lodge, Castaway Bay, Maui Sands and Kalahari, where you can splash around anytime of the year. These are great for local people in the winter as Cedar Point and many other areas close down for the winter.
  5. This one is a personal bias, but both my family and my wife’s family live here. There is nothing like being close to family.


12 Great Reasons to Choose Sandusky Bay Inspections LLC

12 Great Reasons to Choose Sandusky Bay Inspections LLC

 Nachi Seal We are certified by the International Association of Certified Home Inspectors (InterNACHI™), the largest inspection organization in the world.  Sandusky Bay Inspections BBB Accrediation Sandusky Bay Inspections, LLC meets BBB accreditation standards, which include a commitment to make a good faith effort to resolve any consumer complaints.
 Buy Back Guarantee


We offer a Buy Back Guarantee that says if we miss anything that is not included in our standards of practice for home inspections, InterNACHI™ will buy the home back at the purchase price with the first 90 days after closing.


 moveincertified We can certify your sellers home as Move-In Certified™, a seller inspection that informs you and any potential buyers of defects or problems with the home so that they can be addressed before prospective buyers discover them.
 First Time Homebuyer Friendly We are First Time Home Buyer Friendly, which means we take extra time during the inspection to ensure our clients know how their home and it’s components work.  Realtor Indemnification InterNACHI™ will indemnify any licensed real estate agent in an amount up to $10,000 if a third party successfully sues the agent for negligent referral of an InterNACHI inspector.  This protection is offered at no cost to agents who register.
 Calendar Icon We offer convenient scheduling, 7 days a week, morning, afternoon and evening appointments available.  www You can quote and schedule inspections right from our website.
 RecallChek As an optional free service we can check the appliances in the home for any known recalls.  10K Honor Guarantee InterNACHI is so certain of the integrity of our members that they back them up with a $10,000 Honor Guarantee if they are convicted of taking the client’s personal property.
 Sewergard Worry less knowing that main water and sewer collapses and breaks are covered, up to $4000.*  Payment Options We accept cash, check, credit card and PayPal. 


Air Quality in the Home

Air Quality in the Home

Indoor air quality is generally worse than most people believe, but there are things you can do about it.
Some Quick Facts:

  • Indoor air quality can be worse than that of outdoor air.
  • Problems can arise from moisture, insects, pets, appliances, radon, materials used in household products and furnishings, smoke, and other sources.
  • Effects range from minor annoyances to major health risks.
  • Remedies include ventilation, cleaning, moisture control, inspections, and following manufacturers’ directions when using appliances and products.
Research has shown that the quality of indoor air can be worse than that of outdoor air. Many homes are built or remodeled more tightly, without regard to the factors that assure fresh and healthy indoor air. Our homes today contain many furnishings, appliances and products that can affect indoor air quality.
Signs of indoor air quality problems include:
  • unusual and noticeable odors;
  • stale or stuffy air;
  • a noticeable lack of air movement;
  • dirty or faulty central heating or air-conditioning equipment;
  • damaged flue pipes and chimneys;
  • unvented combustion air sources for fossil-fuel appliances;
  • excessive humidity;
  • the presence of molds and mildew;
  • adverse health reaction after remodeling, weatherizing, bringing in new furniture, using household and hobby products, and moving into a new home; and
  • feeling noticeably healthier outside.
Common Sources of Air Quality Problems
Poor indoor air quality can arise from many sources. At least some of the following contaminants can be found in almost any home:
  • moisture and biological pollutants, such as molds, mildew, dust mites, animal dander, and cockroaches;
  • high humidity levels, inadequate ventilation, and poorly maintained humidifiers and air conditioners;
  • combustion products, including carbon monoxide, from unvented fossil-fuel space heaters, unvented gas stoves and ovens, and back-drafting from furnaces and water heaters;
  • formaldehyde from durable-press draperies and other textiles, particleboard products, such as cabinets and furniture framing, and adhesives;
  • radon, which is a radioactive gas from the soil and rock beneath and around the home’s foundation, groundwater wells, and some building materials;
  • household products and furnishings, such as paints, solvents, air fresheners, hobby supplies, dry-cleaned clothing, aerosol sprays, adhesives, and fabric additives used in carpeting and furniture, which can release volatile organic compounds (VOCs);
  • asbestos, which is found in most homes more than 20 years old. Sources include deteriorating, damaged and disturbed pipe insulation, fire retardant, acoustical material (such as ceiling tiles) and floor tiles;
  • lead from lead-based paint dust, which is created when removing paint by sanding, scraping and burning;
  • particulates from dust and pollen, fireplaces, wood stoves, kerosene heaters and unvented gas space heaters; and
  • tobacco smoke, which produces particulates, combustion products and formaldehyde.
Remedies to Indoor Air Quality Problems
Living Areas
Paneling, pressed-wood furniture, and cabinetry may release formaldehyde gas.
Remedy: Ask about formaldehyde content before buying furniture and cabinets. Some types of pressed-wood products, such as those with phenol resin, emit less formaldehyde. Also, products coated with polyurethane or laminates may reduce formaldehyde emissions. After installation, open windows. Maintain moderate temperature and humidity.
Biological pollutants can grow on water-damaged carpet. New carpet can release organic gases.
Remedy: Promptly clean and dry water-damaged carpet, or remove it altogether. If adhesives are needed, ask for low-emitting ones. During installation, open doors and windows, and use window fans or room air conditioners. Vacuum regularly. Consider area rugs instead of wall-to-wall carpet. Rugs are easier to remove and clean, and the floor underneath can also be cleaned.
Some floor tiles contain asbestos.
Remedy: Periodically inspect for damage or deterioration. Do not cut, rip, sand or remove any asbestos-containing materials. If you plan to make changes that might disturb the asbestos, or if materials are more than slightly damaged, contact a professional for repair or removal. Call your local or state health department or the Environmental Protection Agency.
Moisture encourages biological pollutants including allergens, such as mold, mildew, dust mites and cockroaches.
Remedy: If possible, eliminate moisture sources. Install and use exhaust fans. Use a dehumidifier, if necessary. Remove molds and mildew by cleaning with a solution of chlorine bleach (1 cup bleach to 1 gallon water). Maintain fresh air with natural and mechanical air circulation.
Your fireplace can be a source of carbon monoxide and combustion pollutants.
Remedy: Open the flue when using the fireplace. Have the flue and chimney inspected annually for exhaust back-drafting, flue obstructions, cracks, excess creosote, and other damage. Install smoke and carbon monoxide detectors.
An air conditioner can be a source of biological allergens.
Remedy: If there is a water tray, empty and clean it often. Follow all service and maintenance procedures, including changing the filter.
Gas and kerosene space heaters can release carbon monoxide and combustion pollutants.
Remedy: Never use unvented kerosene or gas space heaters. In the room where the heater is located, provide fresh air by opening a door to the rest of the house, turning on an exhaust fan, and slightly opening a window.
Tobacco smoke contains harmful combustion and particulate pollutants, including carbon monoxide and combustion byproducts.
Remedy: Do not smoke in your home or permit others to do so, especially near children. If smoking cannot be avoided indoors, open windows and use exhaust fans.
New draperies may be treated with a formaldehyde-based finish and emit odors for a short time.
Remedy: Before hanging, air draperies to ventilate odors. After hanging, ventilate the area. Maintain moderate temperature and humidity.
Paint manufactured before l978 may contain lead.
Remedy: Leave lead-based paint undisturbed if it is in good condition. Before removing paint, test for lead. Do-it-yourself lead test kits are available from hardware and building supply stores. Do not sand, burn off or remove lead-based paint yourself. Hire a person with special training to correct lead-based paint problems. For more information, call 1-800-LEAD-FYI.
Many animals create airborne allergens, such as dander, hair, feathers and skin.
Remedy: Keep pets outdoors as much as possible. Clean the entire house regularly. Deep-clean areas where pets are permitted. Bathe pets regularly.
Biological allergens caused by dust mites can trigger asthma.
Remedy: Clean and vacuum regularly. Wash bedding in water hotter than 130 degrees F. Use more hard-surface finishes; they are less likely to attract and hold dust mites.
Unhealthy and irritating vapors may be released from chemicals in household cleaners and similar products. Remedy: Select nonaerosol and non-toxic products. Use, apply, store and dispose of them according to manufacturers’ directions. If products are concentrated, label the storage container with dilution instructions. Use up a product completely before discarding its container.
Pressed-wood cabinets can be a source of formaldehyde vapor.
Remedy: Maintain moderate temperatures (80 degrees maximum) and humidity (about 45%). When purchasing new cabinets, select solid wood or metal cabinets, or those made with phenol resin; they emit less formaldehyde. Ventilate well after installation.
Unvented gas stoves and ranges are sources of carbon monoxide and combustion byproducts.
Remedy: Keep appliance burners clean. Have burners periodically adjusted (blue-flame tip, not yellow). Install and use an exhaust fan. Never use a gas range or stove to heat your home.
Organic gases are released from chemicals in some personal care products, such as deodorant, hair spray, shampoo, toner, nail polish and perfumes.
Remedy: Select odor-free or low odor-producing products. Select nonaerosol varieties. Open a window, or use an exhaust fan. Follow manufacturers’ directions when using the product and disposing of containers.
Air fresheners can release organic gases.
Remedy: Open a window or use the exhaust fan. Follow manufacturers’ directions. Select natural products.
Humidifiers and cold-mist vaporizers can encourage biological allergens, including mold, mildew and cockroaches, that can trigger asthma, and encourage the spread of viruses and the growth of bacteria.
Remedy: Use and clean these appliances according to manufacturers’ directions. Refill daily with fresh water.
Moth repellents often contain the pesticide paradichlorobenzene.
Remedy: Avoid breathing vapors. Place them in tightly sealed trunks or other containers. Store separately, away from living areas.
Chemicals used in the dry-cleaning process release organic gases.
Remedy: Bring any odors to the attention of your dry cleaner. Try to air out dry-cleaned goods before bringing them indoors. Seek alternatives to dry cleaning, such as hand washing items.  Consider using green dry cleaners who use newer, non-toxic solvents and methods to clean garments.
Utility Room
Unvented gas clothes dryers produce carbon monoxide and combustion byproducts and can be a fire hazard. Remedy: Regularly dispose of lint around and under the dryer. Provide air for gas units. Vent the dryer directly to the outdoors. Clean the lint trap, vent and ductwork regularly.
Gas and oil furnaces and boilers, and gas water heaters can produce air-quality problems which include back-drafting of carbon monoxide and combustion pollutants.
Remedy: Have your heating system and water heater, including gas piping and venting, inspected every year.
Asbestos pipe wrap and furnace insulation can release asbestos fibers into the air.
Remedy: Periodically check for damage and deterioration. Do not cut, rip, sand or remove any asbestos-containing materials. If you plan to make changes that might disturb the asbestos, or if materials are more than slightly damaged, contact a professional for repair or removal.
Ground moisture encourages biological allergens, including mold and mildew.
Remedy: Inspect for condensation on walls, standing water on the floor, and sewage leaks. To keep the basement dry, prevent outside water from entering indoors by installing roof gutters and downspouts, by not watering close to the foundation, by grading soil away from the home, and by applying waterproofing sealants to the basement’s interior walls. To prevent the accumulation of standing water, consider installing a sump pump. If sewage is the source of water intrusion, have drains professionally cleaned. If moisture has no obvious source, install an exhaust fan controlled by humidity levels. Remove mold and mildew. Regularly clean and disinfect the basement floor drain.
Radon is an invisible, radioactive gas which poses the risk of lung cancer.
Remedy: Test your home for radon. Do-it-yourself kits are inexpensive and easy to use. Have an experienced radon contractor mitigate your home if your radon level is 4 picocuries per liter (pCi/L) or higher.
Chemicals in hobby products, such as solvents, paint, glue and epoxy, release organic gases.Remedy: Follow manufacturers’ directions for use, ventilation, application, clean-up, and container storage and disposal. Use outdoors when possible. When using indoors, open a window or use an exhaust fan. Re-seal containers tightly. Clean tools outside or in a well-ventilated area.
Car and small engine exhaust are sources of carbon monoxide and combustion byproducts.
Remedy: Never leave vehicles, lawn mowers, snowmobiles, etc., running in the garage.
Paint, solvent and cleaning supplies may release harmful vapors.
Remedy: Provide ventilation when using them. Follow manufacturers’ directions. Buy only as much as you need. If the products contain methylene chloride, such as paint strippers, use them outdoors. Re-seal containers well. Keep products in their original, labeled containers. Clean brushes and other materials outside.  Opt for non-toxic green products whenever possible.
Pesticides and fertilizers used in the yard and garden may be toxic.
Remedy: Use non-chemical methods whenever possible. Follow manufacturers’ directions for mixing, applying and storing.  Wear protective clothing. Mix or dilute these products outdoors. Provide ventilation when using them indoors. Store them outside of the home in their original, labeled containers. After using the product, remove your shoes and clean your hands and clothing to avoid bringing the chemicals into your home.
Smoke and Carbon Monoxide Detectors
  • Install a smoke detector in each bedroom or in the adjacent hallway.
  • If you have gas or other fossil-fuel appliances in the house, install carbon monoxide detectors in these locations.
  • Combination smoke and carbon monoxide detectors are available.
  • Check the batteries frequently, at least annually.
Amount of Ventilation
If too little outdoor air enters a home, pollutants can accumulate to levels that can pose health and comfort problems. Unless they are built with a special mechanical means of ventilation, homes that are designed and constructed to minimize the amount of outdoor air that can “leak” into and out of the home may have higher pollutant levels than other homes. However, because some weather conditions can drastically reduce the amount of outdoor air that enters a home, pollutants can build up even in homes that are normally considered “leaky.”
How Does Outdoor Air Enter a House?
Outdoor air enters and leaves a house by infiltration, natural ventilation and mechanical ventilation. In a process known as infiltration, outdoor air flows into the house through openings, joints and cracks in walls, floors and ceilings, and around windows and doors. In natural ventilation, air moves through opened windows and doors. Air movement associated with infiltration and natural ventilation is caused by air-temperature differences between the indoors and outdoors, and by wind. Finally, there are a number of mechanical ventilation devices, from outdoor-vented fans that intermittently remove air from a single room, such as the bathroom and kitchen, to air-handling systems that use fans and ductwork to continuously remove indoor air and distribute filtered and conditioned outdoor air to strategic points throughout the house. The rate at which outdoor air replaces indoor air is described as the air-exchange rate. When there is little infiltration, natural ventilation or mechanical ventilation, the air-exchange rate is low and pollutant levels can increase.
Indoor Air Pollution and Health
Health effects from indoor air pollutants may be experienced soon after exposure or, possibly years later.
Immediate Effects
Immediate effects may show up after a single exposure, or it may take repeated exposures. These include irritation of the eyes, nose and throat, headaches, dizziness and fatigue. Such immediate effects are usually short-term and treatable. Sometimes, the treatment is simply eliminating the person’s exposure to the source of the pollution, if it can be identified. Symptoms of some diseases, including asthma, hypersensitivity pneumonitis, and humidifier fever, may also show up soon after exposure to some indoor air pollutants.
The likelihood of immediate reactions to indoor air pollutants depends on several factors. Age and pre-existing medical conditions are two important influences. In other cases, whether a person reacts to a pollutant depends on individual sensitivity, which varies tremendously from person to person. Some people can become sensitized to biological pollutants after repeated exposures, and it appears that some people can become sensitized to chemical pollutants, as well.
Certain immediate effects are similar to those from colds and other viral diseases, so it is often difficult to determine if the symptoms are a result of exposure to indoor air pollution. For this reason, it is important to pay attention to the time and place that symptoms occur. If the symptoms fade or go away when a person is away from home, for example, an effort should be made to identify indoor air sources that may be possible causes. Some effects may be made worse by an inadequate supply of outdoor air, or from the heating, cooling or humidity conditions prevalent in the home.
Long-Term Effects
Other health effects may show up years after exposure has occurred, or only after long or repeated periods of exposure. These effects, which include some respiratory diseases, heart disease and cancer, can be severely debilitating or fatal. It is prudent to try to improve the indoor air quality in your home even if symptoms are not noticeable.
While pollutants commonly found in indoor air are responsible for many harmful effects, there is considerable uncertainty about what concentrations or periods of exposure are necessary to produce specific health problems. People also react very differently to exposure to indoor air pollutants. Further research is needed to better understand which health effects occur after exposure to the average pollutant concentrations found in homes, and which occur from the higher concentrations over short periods of time.
In summary, indoor air contaminants can be a source of ill health. Hire Sandusky Bay Inspections LLC, we’re trained in air quality to perform your next home inspection.

Call 419-503-3644 to schedule your Indoor Air Quality Inspection



by Nick Gromicko
Windbreaks are dense rows of trees and shrubs designed to reduce wind speed before it reaches a building.  These landscape elements provide numerous other perks for the homeowner, their neighborhood and the environment.
Some of the advantages provided by windbreaks, beyond simple wind mitigation, include the following.Properly-designed windbreak protects a house
  • Many animals rely on windbreaks. Food, shelter from severe weather, nesting sites, and a means of escape cover are all provided by the vegetation that composes a windbreak. For example, the planting of windbreaks during the Dust Bowl of the 1930s is believed to have allowed the expansion of woodland birds and other creatures, such as Mississippi kites and fox squirrels. Birds, in particular, are known to rely on windbreaks for temporary cover during winter storms. Even large mammals, such as white-tailed deer, use windbreaks for cover, food and fawning. Employ a variety of trees and shrubs in your windbreak to create an abundance of different kinds of nuts, seeds and berries, which will, in turn, attract a diversity of wildlife.
  • While any vegetation will increase the appeal of an otherwise barren yard, a uniform, well-maintained windbreak can actually increase property values with their pleasing aesthetics. Also, they allow the homeowner to strategically screen out undesirable sights.
  • Windbreaks are effective for noise deflection. Windbreaks reduce the infiltration of traffic noise into a property by absorbing and deflecting it with leaves and large branches. In addition, traffic noises will be replaced with the sounds of rustling leaves or the singing of birds that are drawn to the vegetation.
  • Windbreaks assist agriculture. According to the University of Florida’s School of Forest Resources and Conservation, “a well-designed windbreak located in the direction of a prevailing wind can increase crop yield, reduce soil erosion, influence microclimate around the crops, increase irrigation efficiency, and control the spread of some pathogens.” Erosion, in particular, is a serious threat to farmers.  By clearing trees from the Western regions of Canada and the United States, farmers in the 1930s inadvertently encouraged evaporation and subsequent erosion that were largely responsible for the infamous Dust Bowl. Although rains eventually remedied the situation, farmers learned to place windbreaks around their lands to keep soil moist during droughts.
  • Windbreaks provide snow control. A properly placed windbreak will prevent snow drifts in areas such as driveways and building entrances. Valuable time and effort can then be spent on activities other than snow removal.

Windbreaks work either by deflecting the wind up and over a building, thereby forming a protective wind shadow, or by catching it to reduce its speed. And as the windbreak captures the winter wind, so too does the wind chill diminish. For example, if the outside temperature is 12° F (-11° C), a windbreak can reduce a 20-mph wind to 5 mph, and the wind chill will be reduced from -22° F (-30° C) to a more bearable 8° F (-11° C).

The best windbreaks block wind close to the ground by using fast-growing trees and shrubs that have low crowns. Deciduous trees, while they are favored as shade trees during the summer, lose their leaves in cold weather, which makes them less effective than evergreens at stopping the frigid winter wind. The best choices are dense, fat, fast-growing conifers that will mature to a height higher than the roof. These qualities may be found with Norway, white and Colorado blue spruce.

Tips that inspectors can pass on to their clients:Windbreak

  • For maximum protection, plant your windbreak at a distance from your home of three to five times the height of the mature trees. Studies have shown, however, that the effective distance of wind reduction is sometimes as high as 30 times the height of the windbreak, depending on the tree species.
  • Do not plant trees too close to the home’s south side, as this will reduce the warmth supplied by the winter sun.
  • Arrange windbreaks in multiple rows to increase their effectiveness.
  • Do not prune the lower branches of the windbreak, as this will increase the wind speed near the ground.
  • Thin the trees and shrubs as they grow to ensure that competition does not jeopardize the health of the windbreak. For instance, you can plant trees 3 feet apart, but then you should remove every second tree when their crowns begin to intersect.
  • Incorporate numerous plant species in the windbreak to impede wind from ground level to the treetops. Even non-living yard features, such as walls, fences and raised soils, can be incorporated into a single windbreak.
  • Decide which direction the prevailing winds come from in your area so you know where the best places are to plant the windbreak.
  • Be careful to not plant large trees too close to the home, as they may fall during a storm, shed leaves or needles on your roof, allow pests to access your roof, or even penetrate your basement walls with their root structure. If you are experiencing any of these conditions, be sure to talk about it with your InterNACHI inspector during your next scheduled inspection.
  • Arrange the windbreak in such a way that it will provide a conduit for breezes and desired winds.
In summary, homeowners can use well-designed windbreaks for many purposes.

Top Ten Reasons for a Home Inspection

Top Ten Reasons to Get a Home Inspection

Most Americans would admit that buying a house is one of life’s most stressful experiences. Surprisingly, however, some home buyers skip the professional home inspection and take their chances.
Here are the top 10 reasons to get a home inspection before you sign your name on the dotted line:
  1. Your biggest investment. Americans aren’t big savers. Instead of piggy banks, Americans own homes. If you buy a lemon of a house, you may watch your biggest investment go belly up.
  2. Radon: Radon is a gas that rises from the ground and sometimes seeps into houses, causing health problems. Home inspectors perform advanced radon testing.
  3. Mold: Is there a water leak in the basement, bathroom or kitchen? The right combination of moisture, warmth and wood can produce mold in as little as 48 hours. Allergies and respiratory issues may follow.
  4. Termites: Need we say more?
  5. Septic System: If you buy a house with a faulty septic system, it can cost upwards of $20,000 to replace. A certified home inspector can identify the tell-tale signs of poor performance.
  6. Lead paint: Lead paint is found in some homes built before 1978. If the paint job is in good shape—no flaking or peeling—you’re generally in good shape. But if children nibble the paint job or eat paint chips, the health cost could be high. Find out what you’re dealing with.
  7. Fireplaces: A black film called creosote often builds up inside the fireplace after many years. If it’s too thick, then you’ve got a potential fire hazard on your hands.
  8. Roof: Nobody thinks about the roof until it fails. Don’t spend a fortune on a house and then fork over thousands more when you discover the roof is no good.
  9. The objectivity factor: Many home buyers get emotional when looking at a house. Home inspectors, fortunately, aren’t distracted by pretty drapes—they’re looking for problems. Can you do that?
  10. The professional factor: If you’re a legal secretary, for example, you know a home inspector can’t sit down and do your job. It’s the same with certified home inspectors; they receive top notch home inspection training, which makes them pros in their field.

Call today to schedule your home inspection with Sandusky Bay Inspections LLC  419-503-3644

Veterans Day 2015

Sandusky Bay Inspections LLC would like to thank all the men and women who have served and continue to serve our country. Happy Veterans Day.


Home Inspector Ethics

Home Inspector Ethics

Here is an interesting article on home inspector ethics.  At Sandusky Bay Inspections LLC our ethics do not allow us to take or give any type of funds or other consideration for realtor referrals.  Although Realtors do get our utmost appreciation when they do recommend us because we do a great job for their clients.



Mobile/Manufactured Home Buying

Choosing a Manufactured Home

Manufactured homes no longer have to be the simple, rectangular, boxy trailer homes of the past. Depending on the size of your home site, you can choose from single-section or multi-section designs. Homes range in size from 900 to 2,500 square feet and can be customized to meet your needs and preferences.
Here are some important questions to consider when choosing your manufactured home.
What features are available?
The interior design of your home can include many of the custom features available in a conventional home. Because most manufacturers use computer-assisted design, you’ll have flexibility in choosing variations of floor plans and décor. You can also choose from a variety of exterior designs, depending on your taste and budget. Exterior siding comes in an array of colors and materials, including metal, vinyl, wood and cementitious sidings, which are virtually fireproof. Awnings, enclosures around the crawlspace, patio covers, decks and steps also are available.
How much can I expect to pay for a home?
Depending on the size, floor plans and any custom features, a new home can cost anywhere from $15,000 to more than $100,000. This price doesn’t include the property on which it sits.  Depending on the site, you may be purchasing it, leasing it or renting it.
What financing options are available?
Your retailer usually can provide information about financing. You can also check with lenders in your area. Just as there are choices when you buy a site-built home, there are a variety of financing options when you buy a manufactured home. Down payments and loan terms are similar to conventional loans (5% to 10% of the manufactured home’s sales price), and loan terms from 15 to 30 years. Most lenders offer fixed- and variable-rate loans, and most have programs that allow you to “buy the rate down.” If you own or plan to purchase the land where you will place your home, traditional mortgage financing can often be arranged.
What other costs can I expect to pay?
While your mortgage payment may be your biggest expense, you’ll have other regular and periodic payments which will vary with your circumstances. Regular expenses may include utilities, property taxes, land rental fees, insurance, routine maintenance, and other service fees, such as water and sewer. Today’s manufactured homes are built to meet new national energy standards set by HUD. The energy-conserving features found in manufactured homes help reduce monthly energy costs.
How much maintenance will my home need?
Your homeowner’s manual outlines maintenance requirements, and it’s important that you follow them. Failure to follow them could void your warranty, as well as erode the value and shorten the lifespan of your home. Additional maintenance, systems and safety information can be provided by an InterNACHI inspector during your next scheduled inspection.
What warranty coverage is offered on the home, its transportation, and its installation?
All manufacturers offer a written warranty that should cover:
  • structural workmanship;
  • factory-installed plumbing, heating and electrical systems;
  • factory-installed appliances, which also may be covered by separate warranty; and
  • appliance manufacturer warranties.
There are important differences among warranties. For example, manufacturer warranties usually do not cover installation (also called “set-up”) and transportation of the home, although you may be able to get this coverage through the retailer or installation contractor. Although you may never need such warranty services, it’s a good idea to check the coverage on any warranties offered before you buy.
InterNACHI-certified home inspectors know where to look for defective work. Whether you’re buying an existing home or considering a new home, allow the inspector to use his/her special knowledge to help protect you by finding defects while the home is still under warranty, and before they cause damage or injury to you or your family.
Where can I locate my home?
Many homes are placed on privately-owned property. If this option appeals to you, find out about zoning laws, restrictive covenants, and utility connections. Your retailer can give you more information. Another option is to place your home in a land-lease community specifically designed for manufactured homes. Here, you own the home but lease the land. Placing your home in a land-lease community involves fewer siting considerations, such as utility connections. A third option is buying the home and land together in a planned subdivision where siting issues are handled by the developer.
May I move my home?
Yes, but it’s not a common scenario. The transportation of a home can place considerable stress on its structure and components. Nevertheless, if you do plan to move your home in the future, make sure you check with the appropriate state authorities about transportation and zoning regulations. States have restrictions on weight, size and width that may prevent you from moving your home. If you relocate, make sure you use a professional transporter; never try to move the home yourself. It’s also important to check the climate zone maps for your home. These maps tell you the wind, snow and thermal zones for which your home was constructed. Use them to determine whether your home is suitable for the new location you’re considering.
The actual overall costs connected with moving are another consideration. In addition to transport expenses, which include licensing fees to take your home through a state, you’ll have to pay for a new foundation, installation, and utility hook-ups.

Our Fans

We were very impressed with Sandusky Bay Inspections and Scott, the inspector, who provided a thorough documentation for our review. His customer service was excellent, photographs were taken and emailed to us within 24 hours to show potential problem areas. Websites were provided for further education on problematic areas as well as recommendations for maintenance,

Joan V. August 7, 2015


IAC2 Mold Certified

Certifications acquired through home inspector training from InterNACHI