Black Cat Inspector Josh Hedges on his noon new construction inspection for agent Rebecca Mallard’s client in King.
Let us be your eyes
Thursday, October 31, 2024
Saturday, October 26, 2024
Storm Damaged Homes - Condition of Home Inspections
Below Our Cost at 50% off Our Standard Fee
Helene Storm Damaged Home Inspection
To State Standards
As Pam and I experienced the wrath of Helene, and the aftermath, as I visited homes by request, others without request, and drove by untold damaged homes I began to consider what can a 74 year old, diabetic, survivor of two back surgeries, recent issues from cataract surgery, horrendous balance issues, subject to falling, do to help before I injured myself in my likely foolish efforts. Might can’t do the physical needs but I can use my experienced mind, our company, Black Cat Inspections Services, LLC, and its staff, to help.
On Friday one of our inspectors, Josh Hedges, completed our first inspection of a storm damaged home in Banner Elk. From the front entry you wouldn’t imagine the damage which existed.
Why may this be needed? We are experts at analyzing the condition of homes and do these the same as we would for any buyer considering purchasing one of these homes in this condition. We are there to document in words and photos every issue, not just the storm damage. Owners tend to not see the forest for the trees. We concentrate on the details. This will likely assist dealing with your insurance company, possibly FEMA and negotiating with contractors for repairs. I am also available, following this inspection, for consultation and advice, without charge, from my 50 years in construction and inspections in NC.
Don’t have the wherewithal to pay, not a problem be honest and say so in our booking notes and we will find a way to make it happen anyway.
Start by clicking here
Please share this far and wide so the word gets out.
Friday, October 25, 2024
Josh on our first storm damage inspection in Banner Elk
Photos From Before the Storm
Black Cat Inspector Josh Hedges on our first, of which may be many, 50% discounted storm damage condition of home inspections in the High Country, this one in Banner Elk. Learn about that by clicking here.
Let us be your eyes
www.blackcatinspectionservices.com
Thursday, October 24, 2024
Josh on his 4 PM home inspection in Yanceyville
Matthew on his 3 PM home inspection in Winston-Salem
Black Cat Inspector Matthew Weeks on his 3 PM Winston-Salem home inspection for Raleigh agent Adrienne Casanova's client.
Tuesday, October 22, 2024
Storm damaged homes - "Do I need a Structural Engineer?" and “Who do I need?”
Response to two questions I have observed, in multiple locations, about storm damaged homes. "Do I need a Structural Engineer?" and “Who do I need?” This is for NC only!!!
In most cases it isn't likely that you need a Structural Engineer and to bring them in first may be a waste of time and resources. What you need first, ideally, is a licensed NC Home Inspector and/or a licensed NC Building Contractor. I am biased as I am a licensed NC Home Inspector (available for this) and was a Licensed Building Contractor. Here is the clincher. If you have minor damage a qualified unlicensed person can do, as of October 1st 2024, up to $40,000 of work without a license in NC. If you can find and verify a “qualified person”, and there are many, you may save money not using a license NC Building Contractor. Let’s be straight forward and honest, truth is that the Licensed Building Contractor will likely use those unlicensed trade folk to do their work as they will not likely be doing it themselves and will be “marking it up” when they invoice you. Sorry Engineer’s and Building Contractors, to make you angry, but simply stating the obvious. I personally use qualified unlicensed trades people without issue and would for this. These “licensed guys” will have their hands full doing the work above $40,000 which requires their license so they will get over it quick. Prior to this event I was told many of these guys, in these areas, are backup with two years of work.
A structural engineer should be brought is under the direction of a Home Inspector, Contractor or qualified trades person as may be needed. Replacement work and repairs are REQUIRED to meet current NC codes. Here is a shocker for you. If the repair work exceeds 50% of the overall value of the home (unless something has changed, I am not aware of) everything in the home must be brought up to NC code standards.
Irrelevant of who does the work, including yourself, if it involves structural repairs (including decks), electrical, plumbing or heating and air condition a permit and inspections are required and the electrical, plumbing and HVAC is required to be completed by a contractor holding those appropriate license.
Hope this is helpful information for you. If you have questions about this or other issues email me Chris Hilton at chris@chrisdhilton.com Looking for me? Simply Google Chris D Hilton.
Let us be your eyes
Josh on his noon inspection in Pine Hall
Black Cat Inspector Josh Hedges on his noon home inspection in Pine Hall for agent Brent Morris's client.
Live in the areas damaged by Hurricane Helene?
Allow me to introduce myself best known as “The Old Man or Chief” and how I, and my team may be able to help you whether you have damaged property, within the designated disaster areas from the storm, or not.
Pleased share this far and wide if you deem it appropriate and useful. You have my permission to copy and paste and share by whatever means you feel is appropriate. Learn who I am, the company I am associated with and what we can do to help.
Was your home damaged by the storm or in a county declared a disaster but not damaged?
Either can be an issue over the long term. I can help with advice, information, different types of inspections and documentation. Some at no cost, some at drastically discounted cost and with resources for those who simply can’t afford to pay anything. Fees and payment aren’t the question the question is where you are located, what do you need our team may be able to assist with.
Where to begin your recovery, who to contact for help over the long term, what and how to pay for it, how not to get scammed, is always a question. My wife and I purchased land in Sugar Grove 8 years ago, built a home 4 years ago, my wife, a Realtor/BIC, and I, a retired commercial contractor and active home/building inspector, live and work in the High Country about half time. We were present during the storm, by choice, to be here to deal with the consequences. We were one of the lucky ones without damage to our home many around us experienced but with major downed trees on our 15 acres and down our almost one mile of access road and the road beyond us. Our wonderful neighbors cleared the road to us, the road beyond us with the worst section cleared by neighbors and awesome NC Forestry Service crews. I am way to old and unstable to handle a chainsaw any longer especially on slopes. I was on the road, and on foot, thanks to my neighbors, performing well care calls, dodging flooded, washed-out areas and downed trees, by the time the wind and rained died down. Point is that I was present, then, and since, and understand how bad it has been for everyone with and without serious property damage.
Let’s clear up who I am and why I, and my team, may be your prefect choice to help. You need to know my background, that I am legitimate, experienced, and trustworthy.
Chris D. Hilton (search for me on google, I am not difficult to find, or own Facebook enter Christopher D Hilton to find me) You will find information about some of our offerings pinned to the top of our website and multiple Facebook pages.
At 74 years old, with over 50 years in the construction and inspection industry in North Carolina and beyond, I ain’t dead yet just moving much slower.
Walked away, you could call it “retired” from my involvement in large commercial construction 26 years ago having held unlimited commercial license in NC, SC and VA having completed over 5 million square feet of construction. One of the founders, formerly President and COO of Shelco, LLC (look it up) currently headquartered in Charlotte and one of the largest privately held commercial contractors in NC. Also involved in ownership and management of other construction companies before and after that.
Currently owner, senior managing inspector, of Black Cat Inspection Services, LLC having completed over 8,000 inspections of homes, apartments and commercial buildings jointly headquartered in Winston-Salem and Sugar Grove NC.
You could say that I know a little about homes and commercial buildings. What about disasters? I have helped in the aftermath of two tornadoes in my hometown area of Winston-Salem and Clemmons. I know the drill, what, and who is needed for recovery and how to help you organize to address that.
My first offering is at no cost involving a remote assessment of your damage from photos and your descriptions emailed to me. This offer will be limited by demand, availability, and time it is necessary.
I may request additional information by email or text. This will only happen by YOUR request, and I am pleased to be able to help. I will attempt to evaluate the extent of your damage and provide direction on the steps, and their order to deal with this hopefully providing direction and advice to get or keep the ball rolling. I will advise of issues of concern, scams you may encounter, how to recognize and address them. I will be available to address your issues and concerns ongoing thorough the process as a remote advisor. There will be no charge unless you and I agree I, or one of our inspectors, need to visit your property which hopefully will not be necessary unless you desire it. Reviewing homes remotely is part of my responsibility reviewing reports of all our inspectors.
Here is how to start that process at no charge to you. Email me at chris@chrisdhilton.com (don’t leave out the “d” as many do) requesting this free damage analysis. Provide your name, address of the damaged property, cell phone number, and email address, detailed current quality photos of every side of your home and of the damaged areas and where the damage originated from such as wind, flooding, tree falling or mudslide. Don’t leave any of this out and please only contact me at this email address including the pertinent information in the FIRST email. What do I gain from this? The pleasure of knowing I was able to help.
Secondly if you desire, need, or I recommend, a detailed onsite complete home inspection and report, our team will provide that below our cost at 50% of our standard fees for a Condition of Home Inspection using NC State Standards of Practice by a NC state licensed home inspector. The 50% passes through my hands to pay our inspectors. I cover expenses and eat my typical income for this. Can’t afford to pay, let us know and we will work it out and will have resources to assist. That said, if you can afford to pay full price, don’t book the discounted fee, rather book our standard condition of home inspection which will help offset our losses, and compensate for those who can’t afford to pay. Does that make sense?
Your home is not damage or the damage is minor. Your insurance company or mortgage lender may demand a letter from a third party, typically a licensed home inspector or licensed contractor, physical verifying, stating that there is NO DAMAGE. We can provide that letter if, and when needed. Might be wise to have it before that question arises. Request that via email at chris@chrisdhilton.com
Your home was damaged but properly repaired and your insurance company, mortgage lender or a potential buyer may demand such a letter. We can provide that letter.
Our Black Cat Inspection Company, LLC team, wish you the best and are available if or when you need us.
Let us be your eyes
www.blackcatinspectionservices.com
Monday, October 21, 2024
Josh on his 3 PM inspection booked at 1:30 PM TODAY
Black Cat Inspector Josh Hedges on his 3 PM FSBO inspection booked at 1:30 PM TODAY for a repeat client we conducted an inspection for on a home with a three unit apartment building behind in September of 2022. Doesn't happen often this quick and can't be booked in our online booking system. You will need to call, text or email requesting that. It will depend on timing and availability but be assured if we can make that happen anytime seven days a week, we will. We are in business to serve your needs when you need them.
Let us be your eyes
Saturday, October 19, 2024
Home Damaged by Hurricane Helene? Or Not Damaged - Black Cat Can Help
Home not damaged but insurance or lender demanding third party verification? See the bottom of this post.
Questions about our legitimacy? Click Here
Home damaged by Hurricane Helene, located in counties in our service area declared disaster areas. Black Cat is offering Condition of Home Inspections, per standard NC inspections Standards of Practice documenting the total condition of your home in a detailed report with photographs for under our cost at 50% off of standard pricing. Black Cat is covering its inspectors and eating the rest. What if you can’t afford to pay? No problem, book it online, let us know in the notes you can’t afford it, and we will work with you, our staff, and other resources to make it work for you. Trust me, between myself, and our Black Cat team, it will happen anyway. This is not about money but about providing assistance to you.
See details about why you may need this and more in additional comments below. Or book your inspection online by clicking here.
Let us be your eyes
www.blackcatinspectionservices.com
Why are we doing this? Damaged homeowners may need this for numerous reasons. To determine the extent of damage and repairs necessary. To verify the repairs are completed properly. For peace of mind. This may be required by your insurance company as part of the repair process or to continue insurance or re-insure your home. Could be other reasons we haven’t foreseen. Whatever we will be ready and as active as needed.
Black Cat Inspection Services, LLC will be providing NC Standard Home Inspection of storm damaged homes at a 50% discount from our standard fees. The first question asked when this came up was “Why aren’t you doing this for free”. In actuality, I am. What we will receive will go 100% to our inspectors. It will just pass through my hands. I will be eating the other 50% which includes all expenses and what my income would typically be.
All of our inspectors are certified mold technicians able to advise you on mold issues. We will also be offering mold inspections including air and swab samples but yet to determine how that will be handled as the lab expense is astronomical.
Book Your Inspection Online By Clicking Here
House not damaged and insurance company, or mortgage lender demanding third party proof? We will be providing letters of verification of no damage on homes under contract, and existing homes, within the disasters area. More on that by clicking on this link.
Matthew on his noon inspection in Winston-Salem
Black Cat Inspector Matthew Weeks on his second Saturday inspection in Winston-Salem for agent Terry Bryan’s client.
Let us be your eyes
www.blackcatinspectionservices.com
Doug on his 9 AM inspection in King
Black Cat Inspector Doug Simmons on his 9 AM inspection in King for agent Dave O’Brien’s client.
Let us be your eyes
Matthew on his 8 AM home inspection in Millers Creek
Black Cat Inspector Matthew Weeks on his 8 AM home inspection in Millers Creek for agent Summer Absher’s client which booked at 8:30 PM last night. This is the client Matthew and I did a FREE pre-offer walkthrough with on Thursday on a different property. They made an accepted offer on this one and booked their inspection immediately. You can’t book an inspection in our online booking system after 8 PM the day before. This was booked via text with this client! This is our third pre-offer walkthrough and inspection with Summer in a matter of weeks. I think we love her!!! FREE pre-offer walkthroughs work and are a win, win, win for everyone involved. We are fast learning to love them.
Friday, October 18, 2024
Hurricane Helene - NC Realtors - Black Cat needs your help
NC Realtors - Please join me in a serious conversation. Please read this to the end for the sake of thousands of our neighbors suffering in our NC western mountains. Many are still in need of our help. If you agree please share this with other NC realtors as only about 3,000, of the nearly 60,000, are my Facebook friends.
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| Home on the Watauga River River and a tree went through this one |
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| Condition, and worse, of many roads |
First allow me to thank each of you for your outpouring of love and contributions to our NC mountains. My Realtor wife, Pam (best known as GrandPam), and I, love spending three days every week working here. Following this storm, we were present for, after being cut out of fallen trees on our mile access road by our wonderful neighbors, everywhere I went, as you and I fulfilled dire needs, and I worked coordinating work crews, and figuring out where nurses were needed, I said that I was there representing you and that what was coming was from you and our associations. I wore what many know as my “Black Cat” shirt which gained instant respect and cooperation as I attempted to determine what the ever changing need was and send that information to those in charge of your efforts. I may only be a home inspector associate member but I did what I did as your representative and there was massive appreciation for your efforts as I said I represent about 60,000 NC Realtors working to help you.
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| Historic home knocked off its foundation |
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| Home literally designed for the river to run through it and it did. |
There remain many needs unfulfilled and the effort is far from over. I have racked my brain to determine what assistance is next Black Cat can provide. Please let me share that with you and let you know how you can remain involved through your and my efforts. I will specifically address Black Cat’s involvement in meeting four needs the third of which I need your help with.
First - One, and possibly two, of our inspectors will become FEMA disaster inspectors visiting homes and meeting with damaged homeowners doing inspections and reports which determine the extent of damage which will determine what these folk receive in payments and assistance. This will involve compensation for this work directly to the inspector from FEMA. None of this passes through our company.
Second - Under a state emergency authorization our inspectors will be backing up the inadequate number of county code enforcement inspectors accessing habitable of damaged homes so the power can be re-connected. Or condemned and a list created of the needs to have the power connected. This will be paid for directly to these inspectors from each counties Emergency Management funds which will be reimbursed by FEMA. None of this passes through our company.
Third - Where I need your help in multiple ways. Our company will be providing NC Standard Home Inspections of storm damaged homes at a 50% discount from our standard fees. The first question asked when this came up was “Why aren’t you doing this for free”. In actuality, I am. What we will receive will go 100% to our inspectors. It will just pass through my hands to their hands. I will be eating the other 50% which includes all expenses and what my income would typically be. I will be not only loosing income but covering expenses out of my pocket for ever how long this may take. How much will that be? I have no clue, could be hundreds of thousands and I am in for the duration. That could be months, a year or even years. Depends on how many we are requested to be involved with. Could be hundreds but more likely thousands.
Fourth - We will be providing letters of verification of no damage on homes under contract, and existing homes, within the disasters area. More on that by clicking on this link.
Why are we doing this? These already devastated homeowners may need this for numerous reasons. To determine the extent of damage and repairs necessary. To verify the repairs are completed properly. For peace of mind. This may be required by their insurance company as part of the repair process or to continue insurance, re-insure of their home or by their lender for their mortgage. Could be other reasons we haven’t foreseen. Whatever we will be ready and as active as needed.
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| My Black Cat Jeep following days of running through mud and 2’ deep river water |
We will also be offering mold inspections including air and swab samples but yet to determine how that will be handled as the lab expense is astronomical.
What if they can’t afford to pay? Trust me, between myself, and our Black Cat team, it will happen anyway. Maybe others would like to contribute to that effort. How that may happen is yet to be determined.
What can you do to help?
First - Get the word out that we are offering these inspections at 50% off.
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| The “Old Man” and Sable on a better day. |
Second - I have no clue how I will pull the financial side of this off. I will need the support of your clients bookings to offset this loss of income and expenses. Every pre-purchase, pre-listing, other inspection services along with radon tests, mold inspections and testing your clients book will help me personally to be able to make this happen and cover my expenses. I am confident each of you will see in your heart to help our regular business to remain active and grow to offset my losses. If not, not a problem, I will do it anyway. If you know me, that is how I roll. As one of my former partners, now deceased, often said “Get your tit in the wringer, and you will figure out how to get it out.” Well, excuse the term but I just placed my tit in the wringer and any help you can offer is much appreciated to help me get it out. Let’s make this happen together.
Chris Hilton - Owner, Senior Managing Inspector - Black Cat Inspection Services, LLC
Let us be your eyes
Josh on his 10 AM inspection in Winston Salem
Black Cat Inspector Josh Hedges on his 10 AM home inspection with agent John McPherson, Jr.’s client.
Let us be your eyes
www.blackcatinspectionservices.com
Thursday, October 17, 2024
Josh's noon inspection in Winston Salem
Black Cat Inspector Josh Hedges on his noon FSBO home inspection in Winston-Salem.
Let us be your eyes
Wednesday, October 16, 2024
Josh on his 4 PM home inspection in Advance
Black Cat Inspector Josh Hedges on his 4 PM home inspection in Advance for agent Lisa Hill's client.
Let us be your eyes
Sunday, October 13, 2024
Lender and Insurance Storm Letter - Borrower/Homeowner Affidavit of No Damage
Mortgage Lenders, especially on homes going through the closing process not yet closed, and Insurance Companies may be demanding an Affidavit of No Damage in areas declared a disaster area. Some may accept a signed affidavit from the homebuyer or owner. Some will demand this be from a licensed NC Home Inspector or Contractor.
Two options for this:
You supply us with a statement that there is no damage and current (that day) good quality detailed photos of each elevation (side) of the home preferable with a date stamp if possible. We will provide the letter from that assuming we can confirm from that information alone. If not we will need to visit your home to confirm.
Our fee for this service.
If we have completed a home inspection for you, at anytime over our 26 years in business, or you are an agent (on your personal home) who’s clients we have conducted an inspection for, there will be no charge even if we must visit your home.
If you do not fall under the above criteria and we do not have to visit your home the charge will be $100.00. If we must visit your home the charge will be $200.00 plus $1.00 a mile (to cover the round trip) for millage over 100 miles from our inspectors home. If you book a home inspection on that home, or a home you are purchasing (or for agents who pay on a clients home) within one year we will credit $100.00 of that fee toward that home inspection. If you would prefer to book a home inspection there will be no additional charge for the letter.
How to apply? Email your name, address, cell number and email address with photos (as stated above) with a clear statement that there is no damage to chris@chrisdhilton.com. We will make this happen as quickly as possible depending on demand.
What to do if your home is damage by the storm? We are offering 50% off our standard fees for our Standard Condition of Home Inspection per NC Standards of Practice without any of the added benefits we typically provide with our inspections. You can book that on our website at www.blackcatinspectionservices.com
Let us be your eyes
www.blackcatinspectionservices.com
Saturday, October 12, 2024
Josh Hedges on his noon inspection in West Jefferson
Black Cat Inspector Josh Hedges on his noon inspection in West Jefferson for agent Sidney Woodruff’s client.
Let us be your eyes
Emily on her 9 AM home inspection in Burlington
Black Cat Inspector Emily Cabrera on her 9 AM inspection of this renovated 1950’s home in Burlington for agent Brooke Buchanan’s client.
Friday, October 11, 2024
Josh on his noon new construction inspection
Black Cat Inspector Josh Hedges on his noon new construction inspection in Pfafftown for agent Dalia Howard’s client. We also performed the pre-insulation/drywall inspection on this one.
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