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The Hollinden Team Louisville KY Real Estate Blog

Inspection Stickers needed?

One of the agents in our Louisville KY office had questions about repairs, additions, and other items and wanted to know if inspection stickers were needed.  The home in question had a recently built garage with a lot of outlets.  There was a new hot water in the house along with some other newer electrical items.  Her concern was that there were no inspection stickers and wondered if this was legal.  Her second question wondered if a plumber or electrician can inspect and then place an inspection sticker.  Her third question concerned the need for an inspection sticker.

Inspection Sticker

The home in question was built in 1979 in Jeffersontown, KY and was bank owned.  Of course, it was to be purchased “as-is”.  There was no way to determine who had made the plumbing and electrical repairs / improvements in the past.

The Jeffersontown Code Enforcement informed her that there is no Kentucky or city requirement that a permit sticker has to be on the electrical box.  If there are any problems with the electrical box, an electrician can do the repairs. If the electrician is changing something major, he would pull a permit.  However, he would only be verifying the work that he had performed.  In order to verify everything, the electrician or plumber would need to remove the drywall and inspect all of the wiring and/or plumbing.  This could get pretty expensive.

Now the thoughts came to home insurance.  As calls went to the Kentucky Farm Bureau Insurance, she was informed that an inspection permit is not a requirement for obtaining home insurance.  They further stated that you cannot be denied a claim if there was a code violation.

All of this information was given to the home buyer to let him make the determination if he wanted to pursue this deal.

If you have any questions about this, feel free to contact us.

 If you are looking for a new home in the Louisville KY market, Tim Hollinden and The Hollinden Team stand ready to assist and give you the best service.

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Radon and the second test in Louisville KY

In Louisville, KY and the surrounding counties, we can have a problem with Radon in our houses.  The only way to know is to test. Homes with basements are not the only places that Radon can be found.  Radon can be found in homes with crawl spaces and in homes on a slab foundation.

The Louisville, KY area is in a belt of higher Radon levels.

Radon Levels in KY

 Consumers can ask for free Radon test kit from the state of Kentucky.  This site also has a lot of information including Radon myths.

Most home inspectors offer to test for Radon during their regular home inspection.  Normally, they will set up a meter for at least 48 hours.  The Radon meter will sample once an hour and give you a current reading as well as an average.  Some of the better Radon monitors have the ability to hook up to a computer and let you print out the average results as well as a graph.

This is a 48-hour graph of our house.

Radon Graph of Louisville KY home

 Obviously, this house needs Radon Mitigation with an average of 12.4.

What if a Radon level of over 4 picocuries is discovered in your new home?  The EPA would recommend Radon mitigation by a professional.  Costs can vary widely, but $800-1,000 is a decent range of what a lot of systems are installed.  Converting a passive Radon system to an active system is the cheapest and mitigating a crawl space is the most expensive. 

A passive Radon System typically is a 3-inch pipe from the sump pump area through the roof of the house.  There will be a small flow of air through the pipe that occurs naturally.  Converting this to an active system would involve installing a fan in the pipe providing a constant movement of air and negative pressure under the concrete.

One of the most important things in Radon Mitigation is the retest.  How do you know if the radon is mitigated if you don’t test?  In the example given, the retest was 6.1 and not acceptable.  We were able to move the suction point and receive an acceptable reading.

We have a lot of information about Radon in KY on our website and have some PDF documents from the EPA as well as information from the state of Kentucky.  Feel free to contact The Hollinden Team if you have any questions about Radon or the Real Estate market in Louisville, KY.

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Kentucky Housing Corporation

Real Estate agents think that this is a great time to buy with historically low home mortgage rates.  Mortgage loan officers would tell you the same thing.  However, some people have trouble qualifying for a loan and agents are always looking for alternatives.

KY Housing Corporation (KHC) is the state finance agency with very attractive rates.  They are currently quoting rates well under 4% on a 30-year fixed rate loan.  Rates such as these make it much cheaper to own a home or condo then rent an apartment.

Kentucky Spirit

They also have programs for down payment and closing cost assistance.  There is usually a small premium to use their down payment assistance.  KHC works with FHA, VA and RHS loans.  They are not known as a sub-prime lender as they do insist on a good credit score and assurance that the borrower will pay back the loan.

KHC is able to use the New Issue Bond Program (NIBP) to get these great rates.  The U.S. Department of Treasury provides these funds through a federal bond purchase program.

It is important to jump on these programs early.  In the past, there has been a finite amount of money to loan on some of Kentucky Housing Corps special programs.  As always, the early bird gets the worm.

Not all mortgage companies work with KHC, so it is best to check around and find a lender that knows how to use the Kentucky Housing program.

The Hollinden Team would advise you visit with a lender and see if you qualify for one of KHC’s loan programs.  Feel free to give us a call and we will try to point you in the right direction.  As always, The Hollinden Team is here to help you find your next home in Louisville, KY and the surrounding counties.

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