CROSSROADS
home inspections llc
Crossroads provides experience and educative resources to support first time buyers as well as the seasoned real estate investor in making informative and confident decisions. We offer all clients exceptional service at reasonable rates within the Home Inspection, Water Quality and Radon Measurement professions.
Our location in Ellsworth places us in the center of a major crossing point for Hancock County, Acadia, Downeast and parts of neighboring counties. We also serve the major towns in the greater Ellsworth area: Blue Hill, Bar Harbor, Bucksport, Castine, Deer Isle, Franklin, Hancock, Lamoine, Mount Desert, Northeast Harbor, Sorrento, Southwest Harbor, Surry, Tremont, Trenton, etc.
Contact us today to discuss your current or future inspection needs, to receive a quote or to schedule an appointment.
Crossroads is dedicated to representing only our clients and will always act in good faith with the highest degree of integrity, courtesy and expertise.
We avoid conflicts of interest by making radon and home inspections our only business; therefore, inspections will not be used to solicit work in another field. We will only accept compensation for our services from our clients.
Most importantly, each team member is committed to meeting our clients needs while exceeding expectations; and, as always, in a good natured and professional manner.
Joseph Titka has been involved in the construction industry since 1978 and is the founder of Crossroads Home Inspections LLC. Joe has worked with dedicated professionals, including architects and engineers, who have also shared a commitment to providing superior service, quality and attention to detail. Joe developed supervisory and hands-on experience with the following: W.J. Barney (renovations at the World Trade Center); NICO Construction Company (total renovation of Bankers Trust Plaza); Turner Construction (construction of the new Museum of Modern Art and the Museum Tower); H.L. Fischer, Inc. (renovations and up-grades at the New York Times Building); and Alexander Wolf & Sons, division of AW&S Construction Company, Inc. (renovations at both the Waldorf Astoria and the Empire State Building). During this time, he also gained valuable real estate experience as a Licensed New York Realtor: NYS Bureau of Educational Standards, Division of Licensing Services for Real Estate Professionals.
In 1993, Joe established the first of two Maine lodging businesses and is also a former member of the Planning Board and Warrant Committees for the Town of Southwest Harbor. Responsibilities included start-up and lodging operations; such as, preparing for bank financing, renovation, set-up costs, income and expense projections, business plan, designing the property, extensive building renovations, understanding government issues, zoning, and licensing. Also business structure considerations including room needs and presentation, exterior presentation, pricing rooms, establishing policies and procedures, reservations, guest services, marketing and web presence.
Joe also acquired the academic requirements, field training and certification (OLCC0609) within the home inspection profession, Kaplan ITA, and is Maine State Registered to perform radon measurement in both air and water. As a Radon Gas Measurement Technician, Joe was educated, trained and prepared for national and state radon measurement (ME23700C) in the science and business of radon, including measurement and indoor air quality; EPA, Eastern Regional Radon Training Center, Rutgers University. Joe routinely enhances his knowledge with continuing education courses.
Joe's values and integrity continue to build reputable business relationships with our clients and within the community.
Christine Titka is the Office Manager for Crossroads and is the pleasant voice you hear when you call our office. She has over 27 years of business experience that includes professional management and supervisory responsibilities as well as owning her own businesses. She is educated in office information systems, accounting, marketing, business communications, and telecommunications. Her education and past employment positions lend well to the support she provides Crossroads and to our clients.
While working in Manhattan for Executive Enterprises, Inc., duties were to ensure that the production and operation of all programs ran smoothly and efficiently by managing Program Assistants; assisted President and Vice President in coordinating with various private institutions and government agencies in the development of education curriculum. Chris was responsible for the design and development of promotional literature; interacted daily with top government officials, corporate officers and law and accounting partners; assisted in the planning, development and implementation of training workshops; and had direct contact with corporate hotels. After marrying Joe in 1989, she moved out of New York City to hold the position of Office Manager, and Administrative Assistant to the Owners, of The Saunders Company in Rye, New York. Saunders was a commercial real estate firm specializing in upscale retail. During this time, she also became a licensed New York Realtor.
In 1993, Chris, along with Joe, established the first of two successful Maine lodging businesses, and later became a team member of Crossroads Home Inspections.
Lucy, an English Springer-Spaniel, joined our team as a pup in 2009. From her first interview, Lucy showed that she had a nose for inspections. Lucy grew into her position as part of the home inspection team and was later promoted to where she is her boss's co-pilot on the road. Lucy prefers a relax environment in the office. While in the office, Lucy is busy with Kongs and puzzle toys. She has also demonstrated an impressive range of vocals, and from time to time, you may hear her chime in as an advisor. Lucy unwinds from her workday by taking naps. During her off time, she is an avid outdoor enthusiast. Crossroads is proud to have her as a partner.
ELLSWORTH AREA CHAMBER OF COMMERCE
BLUE HILL PENISULA CHAMBER OF COMMERCE
Inspections by Crossroads meet or exceed industry standards, and our clients deserve the highest value for the investment dollar; therefore, rates are set according to the size and components of the property, and any additional testing requested.
We welcome telephone consultations as well as e-mail communications. Listening and responding, to your specific inspection needs, results in a successful experience.
At the time of inspection, your Inspector is a guest in the home. The inspection is visual only of the readily accessible features of the property. The home inspector is limited and cannot conduct any invasive testing. Clients should inform their inspectors of any particular concerns; such as, problem areas observed or that have been disclosed to them. Your Inspector should also be provided with an up-to-date formal disclosure document that identifies known problems and any major repairs or changes that have been made. Areas of the home that will be inspected should be made accessible; such as, openings to attics, crawl spaces, etc. You need to know what's serious and what's not. We report those conditions clearly, understandably and in a professional manner.
Crossroads conducts a thorough non-evasive inspection on the visible and readily accessible systems and components of the property. Tools used when appropriate include: moisture meters, amp and volt meters, circuit testers, digital thermometers, continuous radon monitors, digital cameras, and other essential tools. Given the condition, age and style of a property, items may be indentified so that you may plan ahead for any needed repairs and/or any future upgrades. You will also learn about the property even if no problems are found, positive aspects of the property can also be pointed out, as well as, the location to key items such as the main incoming water shutoff, etc.
Crossroads produces detailed computer generated reports complete with digital photos. We work with a digital camera allowing us to document as well as show you images of locations that are difficult or unsafe for you to follow, such as a roof, attic or crawlspace. Your report will contain the best of both worlds. Using the photos and notes taken during the inspection, we are able to produce a combination of the narrative and checklist reports specfic to your home. This allows quick identification of any problem area along with an easy to read narrative description. We will e-mail directly to your inbox our professional inspection report in a PDF file that includes digital pictures the next day ensuring a more detailed, complete and accurate report (other delivery options available).
Water quality is important to the health of you and your family. Many families have opted to have filtering systems installed in their homes in the last decade. These systems work well but like all mechanical systems, they have to be properly maintained. A water quality test will determine the safety of your water whether it is filtered or not. If the property's water supply is from a well, it is imperative that you have a water quality test prior to purchasing. The expense of drilling a new well can easily run into thousands of dollars. So don't take the need for this test lightly. Type of tests to consider:
1) Water Basic Safety: Total Coliform, E. Coli, Nitrate Nitrogen, Nitrite Nitrogen.
2) Water Conventional Mortgage: Total Coliform, E. Coli, Nitrate Nitrogen, Nitrite Nitrogen, PH, Copper, Iron, Manganese, Chloride, Hardness, Sodium, Arsenic-Furnace, Lead-source water.
3) Water FHA/VA Mortgage Approval Test: Total Coliform, E. Coli, Nitrate Nitrogen, Nitrite Nitrogen, PH, Copper, Iron, Manganese, Chloride, Hardness, Sodium, Arsenic-Furnace, Lead-1st draw and source water.
A radon test is to understand the exposure level while living in the home. Since radon gas is colorless, tasteless and odorless, only testing the air and well water will determine if radon levels meet state and national safety guidelines.
Radon Air Test: Continuous Radon Monitor with detailed tamper resistant analysis. This device samples air quality every hour and results can be obtained in as little as 48 hours. No waiting for: MAILED SAMPLES, OUTSIDE LAB ANALYSIS OR RESULTS. It is designed to deter and detect test interference. The CRM will record any unusual or abnormal swings in the: RADON LEVEL, BAROMETRIC PRESSURE, RELATIVE HUMIDITY, TEMPERATURE, MOVEMENT, etc. Offering a more accurate and reliable test result, CRMs are ideal for testing in real estate transactions.
Radon Water Test: If the property's water supply is from a well, you may want to test your water for radon.
"Creating an advocacy group can be difficult when 85% of the victims die within 4-5 years of being diagnosed."
For more info on radon awareness and action: www.cansar.org
A buyer trusts a realtor to find a home; trusts an appraiser to determine its value and trusts an inspector to report on an in-depth and impartial visual examination of the physical structure and systems of a house from foundation to roof. The inspection may also include diagnostic evaluations of radon air and water levels as well as water quality testing. Depending upon what the buyer and seller have negotiated, the agreement should contain an express condition that gives the buyer a right to have an inspection and any testing. Therefore, if the inspection uncovers any defect that will be expensive to repair, options may include: Deciding not to purchase the house and getting earnest money refunded; making another offer factoring in the cost of repair; asking seller to make the repair or to adjust the purchase price; and/or making the repair yourself after buying the house. To summarize, a buyer that takes the time for a careful home inspection will add confidence to their buying decision.
For the commercial buyer wanting to purchase office space, a store front, building, warehouse, restaurant, lodging, or a complex, you should arrange for an inspection prior to closing or occupancy.
Even if leasing or renting, an inspection prior to taking possession will document, in detail, the condition of the property at the time of occupancy and can save you from having to pay for costly repairs when your lease ends.
Foreclosured homes need close inspection. Buying a foreclosed home could turn out to be a good deal for a buyer if aware of the increased potential for problems that may need fixing. These homes usually remain empty for months, if not a year or longer and obvious damage such as vandalism may be seen, but a careful home inspection may find additional damage or a potential problem that wasn't so obvious. For instance, a home that has been repossessed by a bank is most likely to not only have been closed up but to also have had the electricity and heat cut off. This could lead to damage especially in a cold environment. With no air circulation, mold can grow; yet this could also happen because of a humid climate or possible leaky faucets if the water hasn't been turned off. A careful home inspection assists a potential buyer in making a more informed decision, and Crossroads can help.
As a registered Maine radon service provider, we are also a full-time radon testing company; as such, we offer a radon website dedicated to those clients requiring additional information: www.MaineRadonTesting.com
Radon gas occurs naturally in Maine soil and water and is harmlessly dispersed in outdoor air; but when trapped in buildings can become a health hazard. Radon gas moves up into a house from the ground. Warm air rises through the structure creating a vacuum. This negative pressure draws air into our home from the ground underneath. This also takes place when the wind blows or the barometric pressure or temperature changes. The result is that soil gases, especially radon, are drawn in through cracks and penetrations in the foundation, as well as, by diffusion through the floor and masonary.
WHY TEST: KNOW YOUR EXPOSURE
SELLING: Know your radon levels up front and show the buyer a credible radon measurement report.
BUYING: Know the radon levels before you buy. As with other aspects of a real estate transaction, different options of a radon mitigation system may be negotiated.
NEVER TESTED: For your safety, Maine DHHS, EPA, Congress, etc. recommend Radon Air and Water tests to know your familys exposure level.
MITIGATED: To obtain independent verification of the radon level after a mitigation system was installed or to ensure continued effectiveness of the system.
RENOVATED: Test if you've renovated or added on to your home, changed your furnace or ventilation system.
There are several disadvantages with charcoal canister kits. They cannot provide documentation with hourly readings nor supply any important environmental data during the test period. Since radon is a living, radioactive particle with a 3.8 day half life, the accuracy is heavily dependent on the time elapsed between conclusion of the test and the analysis. They also tend to be biased towards the last twelve hours of the testing period. For example, if the radon level was higher or lower during the last twelve hours, it will cause the results to be slightly "weighted" in either direction. Sampling errors tend to be high since they are also susceptible to humidity, air movement, temperature, wind changes, etc. Often the analyzing laboratory will assume a standard percent relative humidity and use that in their calculations so any deviation over or under this standard percent used will cause the results to be biased. Any of these conditions could also lead to unnecessary mitigation.
Therefore, we use the more sophisticated Sun Nuclear Professional 1029 Continuous Radon Monitors, an electronic detection device used for the measurement of radon gas with tamper resistant analysis.
Crossroads uses the more sophisticated Sun Nuclear Professional 1029 Continuous Radon Monitor, an electronic detection device used for the measurement of radon gas with tamper resistant analysis. This device samples air quality every hour or half hour and results can be obtained in as little as 48 hours. The 1029 unit also raises the bar in continuous radon gas measurement and is specifically designed to deter and detect test interference. Your report will reveal and record any unusual or abnormal swings in the radon level, barometric pressure, relative humidity and temperature during the test period. The 1029 offers you a more accurate, faster (no waiting for mailed samples or results) and reliable test result making this device also ideal for testing in real estate transactions. Your report will have all collected documentation (initial certified radon report with hourly readings, authorization form, test setup sheet, environmental data, and photographs of test location) all in one location that can be stored for future reference.
For testing with a home inspection: Since testing requires 48 hours, we like to deploy our equipment in advance. This allows us to pick up the CRM when we do the home inspection and to provide the results with your home inspection report.
During the home inspection process, buyers have a water quality test. Now more informed buyers are also having radon tests performed when purchasing a home. A buyer has the right to ask for radon tests as part of a purchase agreement. A seller is wise to expect these requests. If you are buying or selling a house and testing for radon, Maine State Law requires that you use a Maine Registered Radon Air and Water Technician. This assures that an impartial expert does the testing. If radon was tested before the house was up for sale, the buyer should ask for test results and the seller must disclose those results. If results are more than two years old or was not performed and documented by a state registered tester, new tests should be done. After testing, should levels be above Maine guidelines and mitigation is recommended, the parties involved now have an opportunity to negotiate before closing.
Home Buyers & Sellers Guide to Radon
Pursuant to Sec. 1 14 MRSA 6030-D, the air in all residential rental properties in the State of Maine must be tested for the presence of radon gas by January 1, 2012, and again every ten years thereafter. Radon testing conducted in residential rental properties after September 12, 2009 and before the enactment of these regulations can be used to meet this requirement only if the testing was conducted by a registered tester and reported to the Department on appropriate forms.
When Radon decays, it emits an alpha particle. In lungs, it causes a microscopic burn on lung cells. The burn damages the cell's DNA bonds. When the damaged cell replicates, the new, defective cell, is more receptive to invasion by carcinogens than a healthy lung cell. Environmental factors, and certain characteristics of a residence and/or building, play a role in determining indoor radon concentrations. Therefore, a high level of radon gas is a health hazard and direct measurement can be made through radon testing. Overall risk of radon exposure is related not only to its average level in the home, but also to the occupants and their lifestyle. Factors that can influence the risk of cancer from radon exposure are age, duration of exposure, time since initiation of exposure, whether a non-smoker, a former smoker or a smoker, tobacco and other carcinogenic exposures, physical condition, pre-existing respiratory conditions, genetic tendency either to resist or to be affected by internal radiation exposure, and geographic location. Radon risk is linear; if you double the exposure, you double the risk.
A radon mitigation system reduces the average radon found in homes (originating from either air or water) to an acceptable or comfort level by various methods. The current action level for radon in air set by the State of Maine is 2 pCi/L. High levels of radon in water (usually from private wells) can be reduced greatly (between 95% and 99%) with present technology eliminating the increased radon in air contribution from water use. Radon in air can be lowered by active soil depressurization or ventilation methods which either mixes higher radon levels with lower levels or forces radon out by increasing interior building pressurization. There are various cost, maintenance and energy impacts to evaluate before deciding on a final solution. Crossroads does not install mitigation systems, nor do we provide any other correction services. This is to assure that testing and analytical services are not biased by a conflict of interest. If needed, we can supply a list of certified radon mitigators that can assist you.
Crossroads Home Inspections uses a "state of the art" computerized reporting system complete with digital photographs.
Reports are easy to read and include digital photos of any problem areas as well as reference photos. This provides you with clear evidence of any defects or deficiencies that may be found. Below are a few samples of the type of digital photographs taken by Crossroads.
About the Inspection
At the time of inspection, your inspector is a guest in the home. The inspection is visual only of the readily accessible features of the property. The home inspector is limited and cannot conduct any invasive testing. Clients should inform their inspectors of any particular concerns; such as, problem areas observed or that have been disclosed to them. Your inspector should also be provided with an up-to-date formal disclosure document that identifies known problems and any major repairs or changes that have been made. Areas of the home that will be inspected should be made accessible.
What is a Home Inspection?
A home inspection is an objective visual examination of the physical structure and systems of a home. When problems or symptoms of problems are found, the inspector may recommend further evaluation or remedies, providing you with the knowledge to make an informed decision.
Why an Inspection?
Every home ages and wears differently, and the buyer or seller is best served by having a comprehensive review regardless of the homes age or appearance. For example, an inspection of a newly constructed home is just as valuable. Reputable builders always attempt to provide good quality control during the building process, but shortfalls can occur for a variety of reasons. Your inspector can observe any uncompleted/unsatisfactory items that can then be brought to the builders attention. It is also unethical for inspectors who are contractors, engineers or architects to offer to do the repairs on any problems they uncover. At Crossroads, we work on your behalf to assure unbiased information before making that important decision.
What is an Inspection Agreement?
In order to provide you with our services, Crossroads Home Inspections LLC requires a signed Inspection Agreement prior to your inspection. The agreement defines the scope, limitations, requested services, time, date, and the fee of your inspection. Your home inspection will then take place as scheduled, and your custom detailed report will be generated. We do not offer credit, billing by invoice or payment at closing (escrow).
Inspection Day
Whenever possible, you should be present so the home inspector can explain in person and answer any questions. Witnessing any deficiencies first-hand will give you a better grasp of what is and is not an issue. You will also have a better understanding of the condition of the property so that you may plan ahead for any needed repairs and upgrades. Attending is an excellent way to learn about your new home even if no problems are found. It will give you a practical introduction, as well as, the location to key items such as the main incoming water shutoff, main gas valve, main electrical disconnect, etc...
What is an Inspection Report?
The report is a “snapshot in time” of a home’s physical condition during the moment of inspection. It will indicate what may need repair or replacement; and when appropriate, suggestions on maintenance or repairs. The inspection generally takes 3 to 4 hours to perform (time varies depending upon size, age and condition of a dwelling), and the report is generated soon after.
Crossroads has the capability to produce detailed computer generated reports complete with digital photos. We work with a digital camera allowing us to document as well as show you images of locations that are difficult or unsafe for you to follow, such as a roof, attic or crawlspace. Your report will contain the best of both worlds. Using the photos and notes taken during the inspection, we are able to produce a combination of the narrative and checklist reports specific to your home. This allows quick identification of any problem area along with an easy to read narrative description.
Crossroads will send the report the next day ensuring a more detailed, complete and accurate report.
Report Reveals a Problem(s)
When the inspector identifies a problem(s), it does not indicate you should not buy the house. His findings serve to educate you, in advance of the purchase, about the condition of the property. If your budget is tight or if you do not want to be involved in future repair work, this information will be extremely valuable. A seller may adjust the purchase price or contract terms if major problems are discovered during an inspection.
Repair Costs
Since prices for labor and materials are constantly changing, it is difficult to know the cost of a repair. There are ways you can readily find out. You can call three specialists to give you an estimate. Consider quality as well as price. Remember that these are just estimates until the specialist actually gets started on the project and sees all of its details.
What if I Find a New Concern Not in the Report?
Between the time of the Inspection and your occupancy, the property's condition can change; and some problems can only be discovered by using the property over time. Some problems may be intermittent, concealed and/or have no visible clues. We recommend that you do a thorough walk-through of the property, with your agent, on the day of your closing. This walk-through can help you identify a concern, if any, that may have come up since the day of your Inspection.
Water Quality Test
Water quality is important to the health of you and your family. Many families have opted to have filtering systems installed in their homes in the last decade. These systems work well but like all mechanical systems, they have to be properly maintained. A water quality test will determine the safety of your water whether it is filtered or not. If the property's water supply is from a well, it is imperative that you have a water quality test prior to purchasing. The expense of drilling a new well can easily run into thousands of dollars. So don't take the need for this test lightly.
Radon in a Home
During the inspection process many buyers will have a water quality test. Now more informed buyers are also having radon tests performed when considering the purchase of a home. The radon test is to understand the exposure levels while living in the home. Finding elevated concentrations of radon does not mean you should walk away from your dream home. Radon reduction technology has improved so much over the last few years that reducing radon is easy and affordable. Should the levels be above EPA guideline levels and mitigation is recommended, you also have an opportunity to negotiate with the seller to share in the cost of the mitigation system.
I Heard Radon Does Not Cause that Many Deaths in the United States
Not true. Cancer caused by radon kills more people in the United States than drunk drivers.
Why Don't We Hear Very Much About Radon and the Deaths it Causes on the News?
The EPA feels that is because there is no one to blame with radon because it is naturally occurring.
What Is Radon?
Radon is radioactive gas, element number 86 on the periodic chart of elements. You cannot see it, smell it or taste it.
Radon comes from the breakdown, (radioactive decay) of radium, a natural element found in our soil. As radium, (element number 86) decays it produces radon gas which in turn decays into many other radioactive elements. Each time this multi step decay process takes place, radioactive alpha particles are emitted. It is these alpha emitters that are responsible for the damage to our health.
Why Does Radon Enter Our Homes?
When radon is present in the soil that surrounds our homes it can be drawn into the basement by the negative pressure found in the lower levels of all structures. This drawing effect pulls radon into the home and is then generally distributed throughout the house by the heating and cooling system.
How Does Radon Get Into Our Homes?
Radon enters easily because it is so small. As an example, the reason helium balloons get smaller after you buy them is because helium molecules are smaller than the molecules that make up the wall of the balloon. The helium passes right through. Radon is exactly the same size as helium and can easily pass through cracks, openings and most of the porous materials used to construct the foundations and floors of our homes.
What Are The Health Effects Of Radon?
Radon is second only to cigarette smoking as the leading cause of lung cancer death. Both are preventable. Radon kills an estimated 21,000 people every year in the U.S. with the most susceptible being children, (because their lungs are still developing) smokers, (because of the doubling impact) and those that stay inside the most.
How Does Radon Cause Lung Cancer?
As you breathe, radon enters the lungs and continues its decay process. Each time a decay reaction occurs, the lungs' cells receive a small burst of radiation which can damage the lung tissue or can cause the cells to mutate and develop into lung cancer.
What Levels Are Safe?
No amount of radon is completely safe but the lower your level, the safer you are. Radon is measured in picocurries per liter of air (pCi/L). EPA recommends that you should seriously consider fixing your home if test results are between 2 to 4 pCi/L. If your home is above 4 pCi/L, definitely fix it. EPA recommendations are that we strive for levels more typical of outside air (0.2 to 0.8 pCi/L) and many feel that the action guideline (4 pCi/L), is not low enough since the relative risk at that level is approximately the same as 200 chest x-rays per year.
Why Pick Crossroads Home Inspections?
Crossroads is dedicated to providing you with valuable information about your new home. We constantly update our education and invest in new diagnostic tools for non-invasive analysis. With Crossroads, every inspection is professionally managed by the owner and includes comprehensive and regular communication with our clients from start to finish. Telephone consultation and e-mail communication is free for all our clients. Most importantly, listening and responding to specific inspection needs results in a successful experience.
Schedule an Inspection
Please click "Contact" or call 207-610-1440. We should be able to schedule an appointment according to your availability. We recommend that the buyer be present during the home inspection. For a complete list of services, please click on "Home Inspections".
We look forward to hearing from you for any of your future real estate inspection needs.
Crossroads Home Inspections llc
128 pioneer farm way; ellsworth, me 04605
contact us today
207-610-1440
visit our Radon website
www.MaineRadonTesting.com
email: crossroads_roadrunner.com
