Joe Michalski

Realtors are a good source, as is the internet, and sites like Angie's List (where the clients rate the inspectors) or Service Magic. I have worked throughout the Southeastern PA area for about 6 years and my clients have found me through internet searches, consumer sites (like Angie's List), and realtor or family referrals.

This is a blog I did some time ago, coaching people in what to look for and what questions to ask to help separate the good inspectors from the bad (there are good and bad in every profession). http://activerain.com/blogsview/206184/How-To-Hire-a

It's like anyone you hire - interview them well and hire the one who most impresses you. - Fri Aug 8 2008, 19:31

There are a number of different approaches I use as an inspector. First, it may be possible to have the utilities activated for the inspection (this often happens with bank owned properties).

If not, the inspector can still identify the ages of systems and look for important clues to potnetial operating concerns( flame roll out on the furnace, corrosion or other evidence of leaking on pipes, etc). You should still expect an expert opinion on the structure; exterior; electrical service amperage, wiring type and condition (where visible) and main service cables and panel; plumbing supply and drain materials and connections (as well as evidence of previous leaking); roofing, and other typical concerns like lack of GFCI outlets, etc.

In cases where the utilities can be connected at a future date, I offer to come back for a FREE re-inspection of those items. - Fri Aug 8 2008, 19:14

It isn't really the inspector's job to be a "know it all." In this case, it sounds like he identified older wiring and probably recommended it for further evaluation or noted that there are some legitimate concerns with such wiring.

Many older homes (my own included) have "knob and tube" wiring intact and active and it is not inherently dangerous. The common concerns are:
1) The wiring may not be appropriately sized for modern uses (overheating may result)
2) It is not intended to be covered by insulation or other materials (it can be a fire hazard in this instance)
3) homeowner modifications (DIY wiring) can result in problems
4) It can be brittle and in poor condition
5) Many insurance companies will not write policies for homes with knob and tube, or can charge a ridiculous fee for it.

In the first instance, so long as the wiring is served by a 15 amp breaker and not brittle (no deterioration of the insulation) it is unlikely that overheating will result. If insulation or deteriorated wiring is present, replacement is recommended. The last issue requires lots of shopping insurance companies.

The wiring in my home is clearly visible in teh attic, in good condition, not insulated over and operating as intended to supply standard outlets and bedroom lighting. They are connected to 15 amp breakers and checking the operating temperatures with an infrared thermometer showed no difference between knob and tube wiring and romex (new style) wiring in the attic.

Electricans can see a $12K- $15K payday to replace the old wiring, so they often recommend replacement. The best thing to do is get a number of estimates on it, including at least on "old-timer" and have them explain their concerns and specifically why ther recommended replacemenet or why they do not. This will give you the best clue as to how to handle your wiring.

As for the resale - I think the first answer was the best: use it as a marketing tool! - Sun Jul 27 2008, 20:10

Good points by Jason and Jared. No one tells most first time buyers that they need a good faith deposit (or how much it should be), then money down, money for an inspeciton, termite inspection, closing costs, etc, etc.

Then they still have to furnish and decorate this new home. And pay the bills. And do maintenance.

I have participated in a few first time buyer seminars to answers Q's about Inspections and home maintenance and upkeep in general. Please feel free to call if I can be of any help or answer your Q's! - Sun Jul 27 2008, 19:54

The city of Philadelphia also taxes its residents on wages, regardless of where those wages were earned. So you could live in the city, work in teh burbs and get hit with the tax. You can live in the burbs and work in the city and get hit with a tax. Current rates as of 7/1/2008:

Residents of Philadelphia 3.98%
Non-Residents of Philadelphia 3.5392% - Sun Jul 27 2008, 19:43