Common Inspections For Alabama Property?

Question

Hey BP!I have a small portfolio out in Kansas city, and the things I've always inspected are the: HVAC, Roof, Foundation, Sewer via sewer scope, and Electricals. (Shout out to WNN Properties and Jin Lim!)I just got my first property in Alabama from a turnkey company and am scheduling inspections. I asked my agent if I could get a sewer scope, and the guy (very politely, and repeatedly) tells me that typically can be seen in the crawl space. I am here a bit confused... although, a different market and different climate can call for additional inspections and remove certain inspections that were needed in KC.What are some typical inspections needed in AL, Birmingham specifically?Thanks in advance!

Lee Hampton · Answer

This may be a simple case of the realtor having insufficient technical understanding. In fairness, I would not expect a realtor to be knowledgeable in building science across geographies. Sewer scopes are done because you cannot visibly inspect a sewer line located under a slab. Repairing lines under a slab is expensive and disruptive, thus it is reasonable to request a scope for “slab” houses. However, one of the benefits of a modern crawlspace is that the sewer lines are above ground, clearly visible and can be inspected for flaws without a scope. A proper modern Crawlspace has >= 24” clearance thus all sewer lines are easily accessible. I would suggest you reengage realtor armed with this info and request additional details.

Bruce Woodruff · Answer

Always get a sewer line scoped! Your agent is either dumb or crooked, get a new one. Lines under the house in a raised foundation are less important because they're easier to fix. What you really want to know is the condition of the lines under the house where they are buried and particularly where they cross the yard and go into the city sewer main. Especially important are the old cast-iron pipes that were used up until the 1960s, they are all failing now and expensive to replace (~$10k). The even older clay ones that @Mike D'Arrigo mentioned are even more suspect.....

Mike D'Arrigo · Answer

@Joshua Espejo It's not at all unusual to have roots growing in to the sewer lines which generally is not a big deal. They can be snaked and cleared out. What you want to look for is breaks in the line. Clay pipes are common in older homes and can be subject cracks and even breaks. You can get a warranty through HomeServe for plumbing and sewer lines for less that $20/mth. It's money well spent.

Joshua Espejo · Answer

No, he definitely meant sewer. We've gotten into some pretty unproductive conversation about "how in the past 10 years he hasn't needed a sewer inspection" and how I "am routinely scoping up properties for BRRRR in Kansas City, and how a sewer scope was included for each property and actually saved me from bad deals" ... I am working with him because the turn-key company I am working with vetted him and I trust that company because of my research with them! Hopefully this pans out to what I expect

Joshua Espejo · Answer

Lee,Thanks for this info. I will be sure to circle back with him. I am also calling around for sewer scope services to get this done ASAP.Jusst glad to know that I wasn't far off thinking that this definitely needs to get done!

Joshua Espejo · Answer

Thanks for the input Alex. It's interesting, this guy has been indirectly helping source deals for clients with this turn-key company for years. Although, it has been more recent he's been working directly. I am searching for some sewer scope contractors as we speak.Glad to know I am not crazy for thinking this!

Joshua Espejo · Answer

Mike, Yes he did. I was confused at first because I was under the knowledge that sewer scopes are ALWAYS to be done for investment properties... It's interesting because this guy worked indirectly with this turn-key company for a few years, but has more recently moved to working directly with them.I am calling around for a sewer scope inspection to be added. Thanks for your input!

Lydia S. · Answer

@Joshua EspejoMaybe your Realtor thought you meant duct scope instead of sewer scope. Ductwork can be assessed from the crawlspace.

Alex Olson · Answer

I would recommend a new agent. though I am a KC commercial agent, a sewer scope should be common practice based on every checklist I have seen. Hope that helps!

Mike D'Arrigo · Answer

@Joshua Espejo did your agent happen to tell you how you can see through a sewer pipe in the crawlspace? Typically, if you are having a sewer inspection, they generally scope it all the way out to the street. I'm not sure why your agent would tell you that you can see it through the crawlspace.