7 home repairs you can't ignore

Homeowner procrastination can ruin a house. Don't let water, pests, faulty wiring, dirty chimneys or old appliances get the upper hand.By Liz Pulliam Weston

How to spot a shabby remodel
Top 10 mistakes of DIYers

Owning a house is expensive, which is why so many homeowners procrastinate on repairs. Real-estate agents have a euphemism for this condition: It's called "deferred maintenance."
Some fixes, however, should never be delayed. Ignoring these problems can result in much more expensive repairs later on -- or even injury and death.
Here's what home inspectors around the country say you should be on the lookout for:
A water leak -- anywhere
A stain on your ceiling. A toilet that rocks. White powdery stuff that grows on your bricks or foundation. A musty smell in your house.
Whatever the source, the culprit is water, and the damage can be severe.
"Water is probably the single most destructive force to a house," said inspector Jeff Del Guercio, owner of An Objective Inspection in Throop, Pa., and president of the local National Association of Home Inspectors chapter. "And a leak can go on for a long time without being noticed."
Left unchecked, leaks can lead to rot, dry rot, mold and termite infestations. Water can cause roofs to collapse, foundations to buckle and all manner of expensive repairs. What's more, water-related problems can get your home blackballed by insurance companies worried about the soaring number of mold-related claims nationwide. (See "Insurers keep a secret history of your home.")
The fix: Isn't it obvious? Stop the leak by any means necessary, repair the damage and take the required steps to make sure the problem doesn't reappear. Minor roof leaks, for example, can be patched with roof cement, but if your roof is aged and failing, you may need to have it replaced. That's expensive, but not as bad as replacing the trusses and underlying roof structure that can rot away if not protected.
Flickering lights
Do your lights dim when the fridge switches on or you crank up the microwave? You may have bad wiring or too many appliances hooked to one circuit. Either one can cause a fire.
"A lot of older homes have only one or two circuits in the kitchen," said inspector Jason Farrier of Elite Home Inspections in Phoenix. "People will update the kitchen but still have all the appliances running off those two circuits."
It's far safer, Farrier said, to have at least four circuits: two for countertop appliances, one to run the dishwasher and garbage disposal and another, dedicated line for the microwave.
Flickering lights also can be a sign of failing connections in aluminum wiring, a feature in homes built between 1965 and 1973.
The fix: You can try to distribute power-hungry appliances more evenly, by not running more than one at a time or by plugging some into another circuit. But the best fix is a cure: Get an electrician to upgrade your wiring, add more circuits, or both.
If you have aluminum wiring but can't afford to upgrade, the U.S. Consumer Product Safety Commission recommends making your wiring safer by using special crimp connectors rather than the usual twist-on style. For more information, see visit the commission's Web site (link at left under Related Sites) or consult a professional electrician.
Rodent incursions
If you hear the pitter patter of little rodent feet, don't turn up the stereo to drown them out. It's not just that rodents can carry disease and make a mess nesting in the tax records you've stored in the attic. Rats, mice and other vermin love to chew through insulation and wiring, Del Guercio said, and are suspects in many house fires.
The fix: Use traps and bait products or call in an exterminator. Mice droppings can carry the deadly Hantavirus, and rodents themselves can carry everything from salmonella to the plague, so professional help might be the wisest course.
Soaring fuel bills
If you're paying a lot more for gas or oil and there hasn't been a rate hike recently, Del Guercio said, the culprit could be problems with your furnace. This is more than a pocketbook issue, since poorly functioning systems can cause deadly carbon monoxide buildup in your home. The Consumer Product Safety Commission estimates about 200 people die annually from carbon monoxide exposure in the home, typically from malfunctioning heating systems.
The fix: Have your furnace professionally cleaned and inspected annually, including the flue. The cost is usually less than $100. Install UL-approved carbon monoxide detectors, which cost $25 to $50 each.
Peeling paint
Paint is like a home's skin. It's the first line of defense against incursions by water and pests. Water that seeps into wood can lead to rot. At the other extreme, unpainted wood can quickly get too dry and crack.
The fix: Scrape off the old paint, sand the surface smooth and apply a coat or two of fresh color. (Be cautious in homes built before 1978, since many still have lead paint. Dust and chips from such paint can cause irreversible brain damage in children and nerve damage in adults. Consider hiring professionals to test your home and remove any lead paint. Your local or state health department should be able to provide referrals to testing labs and contractors.)
Smoky chimney
Here's another way neglect can kill your family, since chimneys that aren't properly cleaned and maintained can catch fire. Creosote, a by-product of wood burning, can build up in the flue and ignite unless removed, said inspector Hy Naiditch of Accuspect Home Inspection Services in Chicago.
The fix: Get your chimney swept and inspected annually; the cost is about $100. (You can find certified chimney sweeps via the Chimney Safety Institute of America, link at left under Related Sites.) Use only seasoned wood, and build small, hot fires, rather than big smoky ones. Never burn trash, cardboard or wrapping paper in your fireplace.
Dirty, or missing, air conditioner filter
This is something Claude McGavic of Inspection Associates in Bradenton, Fla., sees way too often. Overloaded or missing filters allow dirt and dust to settle on the air conditioner's coils. Warm air passing over the coils causes condensation. What you get is mud—and a perfect medium for mold to grow and be blown all over the house.
Enough gunk can block air from getting into the system, McGavic said, causing it to catch fire. McGavic, president of the Home Inspectors Association of Florida, says many air conditioner failures can be traced to this simple lack of maintenance.
"With a $2 filter," McGavic says, "you can preserve a $6,000 air conditioning system."
The fix: Replace the filter once a month while the air conditioner is in use. Get your system checked annually.
Here are some other safety fixes you should consider:
Ground-fault circuit interrupters: These electrical outlets, with their distinctive red and black buttons, are designed to prevent deadly shocks. Outlets in bathrooms and those in kitchens within six feet of the sink should be replaced with GFCI outlets, said Naiditch, president of National Association of Home Inspectors Illinois chapter. "They're the best $7 you'll ever spend," Naiditch said. "They're a lifesaver." The exception: Don't put a refrigerator on a GFCI, Naiditch said. A fridge's normal on-and-off surges can trip the interrupter and leave you with an icebox full of rotting groceries.
Flexible gas connectors: Gas appliances installed more than 10 years ago may still have dangerous brass connectors that can fail, according to the safety commission, leading to fires or explosions. These should be replaced with an approved connector, typically stainless steel, Naiditch said. But don't move the appliance to inspect, since even a slight motion can cause the weak soldered connection to break. Have a professional appliance repairperson check and make any changes.
Garage door openers: Yours should have an electric eye that looks for obstructions and an automatic reverse mechanism to prevent someone from getting squashed.
Dryer vents: The lowly clothes dryer causes more than 15,000 fires every year, often caused by lint buildup in the duct that vents to the outside. Clean the ducts regularly and replace plastic ducts with metal versions.


How to spot a shabby remodel
On a 10-minute tour, it's easy to be blinded by new cabinets, floors and appliances. Real-estate pros offer tips on spotting shoddy work.Liz Pulliam Weston
The Victorian looked fabulous.
The owner had poured thousands of dollars into refinishing the hardwood floors, replastering the walls and updating the kitchen.
What she hadn't done was fix the home's foundation, floor joists or beams.
"As I entered the dining room, a hutch that was 20 feet away was shaking," said home inspector Rick Jarrett of First Home Inspections of Belmont, Ohio. Once he peered into the nearly inaccessible crawl space, Jarrett spotted the problem. "There was no understructure. It was all rotted from decay or termite damage."
Jarrett's inspection saved his client, a potential buyer, from having to spend tens of thousands of dollars excavating the foundation and repairing the damage.
If you're looking for a house, you've probably seen your share of ill-conceived rehabs: additions that stick out like sore thumbs, for example, or once-trendy materials that quickly became dated.
Harder to spot are the remodels that look great on the surface, but ignore or deliberately try to hide serious flaws. An incompetent, clueless or greedy remodeler can leave you with a house that's not only expensive to fix, but potentially dangerous for you and your family.
You’ll encounter lots more shabby remodeling if:
"Flippers" have descended on your market. Investors who buy homes in hopes of reselling them quickly may cut corners on rehabs to boost their potential profits.
Expert construction help is costly. The more expensive it is to hire skilled tradespeople, the more tempted homeowners may be to try to do it themselves -- even if they have no idea what they're doing.
Building code or licensing enforcement is lax. Substandard construction and incompetent contractors can flourish in areas where no one is checking up on remodelers.
An experienced home inspector can help you avoid trouble. But at $300 and up, inspections can get expensive. Here's what to look for so you can avoid the biggest money pits and winnow down your candidates before you hire an inspector.
Fundamentally unsoundUnless you have X-ray vision, you can't peer inside the walls, floors and ceilings to see if a home is fundamentally sound. You can look, however, at the home's surfaces for some real clues about what's going on underneath. Such as:
Big cracks in the walls, ceiling, floors or foundation. Any foundation crack should be cause for concern. Wide cracks elsewhere, or cracks radiating from the corners or windows and doors, may also be a sign of trouble. They can indicate foundation problems, or ongoing movement that could be expensive to fix. If everything looks good, Jarrett said, check the closets. Remodelers may patch everything else -- but forget about what's hidden there.
Sloping, bouncy or "spongy" floors. All homes settle over time, so a slight slope (or even a rather noticeable one on a very old home) shouldn't panic you. But sloping that's accompanied by significant, recent wall and ceiling cracking should be a concern. If the new ceramic tiles in the bathroom are already cracking, for example, you have good evidence of serious trouble. So, too, is any floor that feels less than solid under your feet.
Doors and windows that don't open freely. This could be due to settling, foundation problems or poor construction. In any case, it may indicate costly repairs are needed.
Wide open spaces. Remodelers often like to combine smaller rooms into larger spaces, but doing so can undermine the stability of an entire house if the remodeler unwittingly removes a structural or load-bearing wall. Sagging rooflines, ceilings or beams should be big red flags. Any time an older house has been updated this way, however, investigate further. At the very least, ask for copies of the permits and for the name and license number of the contractor who did the work. If the work is unpermitted or the contractor unlicensed, consider steering clear.
Shocking developmentsHome inspector Jim Gibbs checks out a lot of homes for real-estate investors in the Dallas-Ft. Worth area, and he's seen plenty of truly shocking remodels.
"The biggest problem I see is in the electrical," Gibbs said. The remodelers are "not doing anything near code."
Some of the most common problems:
Failing to update wiring when adding rooms or circuits
Making dangerous connections
Failing to add enough circuits to cope with today's households
It's not uncommon for kitchen remodelers to spend a fortune on, say, countertops and appliances while skimping on the electrical, Gibbs said. Instead of having five, six or more circuits to run all the microwaves and refrigerated wine cabinets, they have one or two.
You can see if there's a problem by simply turning on a bunch of appliances at once and see what blows. Or you can take a look at the electrical panel."If they've had a major remodel and you look at the circuit breaker panel and it doesn't look new," said Gibbs, whose Gibbs Residential Inspections is based in Plano, Texas, "you need to be suspicious."
Even a new box isn't a guarantee, however, since popping in a new panel is relatively cheap. You might also want to stick your head up into the attic to try to gauge the age of the wiring you see. If you have any doubts, you'll probably want a certified home inspector to give you a report.
Jarrett has seen do-it-yourself electrical jobs where the remodeler tapped into power directly from the street, running it into a garage or other room without benefit of fuses or circuits. Not only is such a stunt potentially lethal to the do-it-yourselfer, but the unregulated power could easily result in shocks or fire.
"It's a wonder they're walking around, that they haven't been electrocuted," Jarrett marvels.
The big cover-upMost states require sellers to disclose serious defects in their homes, but some still try to cover up serious water, fire or other damage with a coat of paint. Jarrett's become so accustomed to this particular dodge that he gets suspicious if he smells a fresh coat of paint in an area that's vulnerable to water problems, such as a basement. (You should also be wary if you find an area painted that normally isn't, such as an unfinished attic.)One way to spot fire or insect damage is by pushing on the wood to see if it's spongy, or scraping up some of the paint (in an inconspicuous place) to see what's underneath.
Water damage may take a little more detective work:
Can you see water marks or efflorescence on the foundation? Efflorescence is a white chalky substance left behind by water on the outside of the cement or brick.
Does the ground slope toward the house? That can cause water to pool near the foundation or under the house, leading to rot, mold and infestations.
Does it smell or feel damp under the house? Any moisture can be a problem. The wetter or more persistent, the worse the potential damage.
Is the roof in lousy shape? Curling, damaged or missing shingles or flashing are signs that the roof's leaking, even if the interior damage has been repaired.
Always call in a proWhat if your prospective home passes all these tests? You might be tempted to save money by forgoing a professional inspection, particularly in a white-hot market where other bidders are waiving this step.
Resist that impulse. There are still plenty of less obvious signs, visible only to professional eyes, that a home has trouble. Think of it as cheap insurance: A few hundred dollars spent now could save you a fortune later.



Top 10 mistakes of DIYers
From skimping on supplies to using the wrong paint, here are the top home-remodeling gaffes -- and how to avoid them.By Pat Curry, Bankrate.com
Have you overimproved your home?
On Bankrate.com: Older homes mean new challenges
On Bankrate.com: Remodeling investment properties

The standard rule with do-it-yourself projects is that the projects will take twice as much time and three times as much money as you thought they would -- or maybe it's three times as long and twice as much money.
Either way, the reason for that is the same. DIYers make mistakes. Lots of them. The good news is that you can learn a lot from mistakes. For example, whatever it was that my husband did to make all the outlets in the kitchen blow at the same time -- don't do that again. The bad news is that mistakes always wind up making your home-improvement project more expensive and more time-consuming than you want it to be.
With that as a given, Bankrate.com asked home-improvement experts for their lists of the top DIY goofs, with advice on how to avoid repeating the errors in the future.
The experts are:
Ed Del Grande, host of the DIY Network's "Warehouse Warriors" show, as well as other shows and building specials on the network. A master plumber, pipe fitter and fire-sprinkler fitter, Del Grande has more than 20 years of construction experience.
Lou Manfredini, the official Ace Hardware "Helpful Hardware Man." (You didn't think it was John Madden, did you?) The home-improvement expert for NBC's "Today" show, the Chicago-based contractor also answers questions from DIYers on the Ace Hardware Web site.
C.J. Iannuzzi, owner of 3SQFT, a design-build company in Miami Beach, Fla., and home-improvement contractor to the stars, including Madonna, Rosie O'Donnell, Gloria Estefan and Ricky Martin.
Barbara Kavovit, owner of Barbara K Enterprises. A New York City-based veteran of the construction industry, she now makes and markets DIY tools especially designed for women.
1. Not taking out the required permits. This is a big issue with both Del Grande and Manfredini. Considered a bother at best by many DIYers, permits actually serve a greater purpose than just raising money for the government. "People in permitting offices aren't evil," says Manfredini. "They're there to make sure the job is done right and you don't hurt yourself." Plus, for some jobs, such as putting in a wood stove, you need proof of the permit or your insurance carrier won't cover it. Not sure if your job requires a permit? Del Grande says that the rule of thumb is that you need one for anything larger than painting and wallpapering. It doesn't hurt to call the building department and ask.
2. Starting a job without the necessary tools and supplies. Nothing slows down a job more than not having all the materials you need. Manfredini says that the reason the pros can do what they do is that they buy quality tools. "There's always a bargain bin," he says. "It's not a wise investment. You lose time and money."
3. Inadequate preparation of the job site. If you do a small addition, suppliers will be delivering materials. You don't want them out of order or exposed to the weather while you are working, Del Grande says. Beware: They could be stolen if they're not properly stored. (If you have a septic tank, make sure you know where it is. If a supplier delivering materials in a heavy truck drives over it, you could be looking at a cracked tank. Yuck.)
4. Skimping on materials. Kavovit says she often sees DIYers use 1/4-inch drywall for building walls. You need to use at least 5/8-inch; 3/4-inch works well for a good sound barrier. The same rule applies to plywood for subfloors. Go with 3/4-inch. It creates a much stronger floor, especially if you're installing wood floors over them.
5. Using the wrong paint. One of the biggest DIY projects around, painting can make a place look great. Manfredini says flat paint should only be used for ceilings. Interior paints should have at least an eggshell or satin finish so you can scrub it. On outdoor decks, "sun and rain tear the heck out of the wood," he says. Clear sealers don't block the UV rays, and they peel. Use a linseed-oil-based stain; it drives the pigment into the wood and preserves it.
6. Improper preparation of walls for painting. A good, quality paint job is 90% preparation, Manfredini says. Clean the walls, sand them and patch any holes before you paint. Iannuzzi recommends a coat of primer or stain blocker if you're trying to cover over oil-based paint, stains or peeling paint, or if you're painting a lighter color over a darker color.
7. Unsafe job conditions. Nothing diminishes your return on investment like a trip to the emergency room. Wear safety goggles when using power tools or working with drywall or wood, wear hard hats when you're working under other people on scaffolding, and open some windows when you're painting or staining, or stripping old finishes off of floors or walls, Del Grande says. Iannuzzi cautions against wearing loose, hanging clothing, especially when using power tools. Wear gloves when carrying wood, metal and rock, or when hammering, and wear a nail or tool pouch to prevent damage to your floors and more important, the feet of people and pets.
8. Inaccuracy. Iannuzzi lives by the rule: Measure twice, cut once. It's so important for things like building walls, hanging drywall or cutting baseboards, counter tops or pipe. If you're going to err, err on the side of too long. You can always make something shorter; you can't make it longer. Spackle can cover up to a 1/8-inch seam, Iannuzzi says; if it's a 1/4 of an inch, the seam will pop the spackle and show.
9. Working beyond your limits. Everybody has them. Del Grande won't work on a roof; yours might be plumbing or electrical work. Don't stand on the top steps of ladders, and don't try to work beyond your reach. Ladder accidents send more than 164,000 people to the emergency room every year, according to the U.S. Consumer Product Safety Commission.
10. Failure to get a clue. You don't want to start to learn how to do a project on your own house. If you have a friend who is a contractor or an experienced DIYer, offer your assistance on one of his projects so you can learn. No one will turn away free labor. If you need to remove a supporting wall, have an engineer look at it to see what kind of beam you need to replace it. "If you have a saw in your hand and have a question about what you're doing," Del Grande says, "stop. Follow that little voice in your head."