Tips on a Thorough Home Inspection and Home Testing

A thorough home inspection is one of the most important steps before purchasing a home, and many buyers try to skip this step only to end up regretting it later when problems become apparent. Your home is the place you go to get away from the world, and to relax and put your feet up, or spend time with your family and friends. You want to be reassured that the home you buy is safe and in good condition. A home inspection can give you this peace of mind, using a visual inspection of every aspect of the home both inside and out. This should be done by a professional home inspector who has the education, knowledge, and experience needed to identify problems which may not be readily apparent.

There are some questions you should ask any prospective home inspection company, and things to consider, to guarantee you get a thorough and complete inspection. How long has the inspector been doing these inspections? How many home inspections does the inspector do in a year? How much experience does the home inspector have inspecting homes identical to the one you are buying? These questions are important, because without adequate experience the inspector may miss signs of a hidden problem. Choose a home inspection company that exclusively does only home inspections, and does not just practice this as a sideline to their day job. Ask about the reports that will be given, will you get a written report, an oral report, or both? Does the home inspection company have certification? Do they have insurance?

Set up an appointment for the home inspection with both the seller and the home inspector. Make the appointment during the daytime, when there is plenty of daylight so that flaws and problems will be noticeable instead of hidden in shadows. Allow for at least two to three hours for the home inspection, and make sure you are present. Ask questions of the home inspector, and listen to the answers closely. Make sure that you contact the seller, and that they agree to the visit by the home inspector at the specified time and day. Give the home inspector the name, address, and phone number of the buyer, and the address and directions to the home being inspected, as well as any codes needed to access any lock box that may be installed.

If you need to reschedule the home inspection appointment, make sure to give the inspection company at least twenty four to forty eight hour notice before the appointment time, to avoid being charged. Make sure that all utilities are on at the home, including the electric and gas, and make sure that all appliances like the furnace and hot water heater are on and running. Arrange with the seller for the home inspector to have access to everything, including any attics, basements, garages, outbuildings, closets, and other areas. This will ensure a complete and thorough professional home inspection. Also make arrangements with the seller to make sure any furniture or stored belongings which may block access to electrical panels, access panels, and appliances are moved before the inspector arrives. Payment is expected after the home inspection is done, before the inspector leaves the home, so make sure to have a check or money order ready when the inspection is finished.

When looking at homes, do a personal inspection of each home to narrow down the list of possibilities. A professional home inspection should be done on the home you finally decide to purchase, but doing a personal inspection on each potential purchase will help you weed out the obvious bad choices and save you time and energy. Look for things like apparent cracks or shifts in the foundation, obvious electrical malfunctions, sockets that have scorch marks, signs of severe water damage or mold growth, evidence of leaks, both inside and outside the home, the overall condition and age of the roof, dampness or signs of flooding in the basement or crawlspace, and other signs of repairs that may be needed.

There are some things that a home inspection may not cover, depending on where you live and what company you use for the inspection. Most of the time these are referred to as third party testing services, and they can include water quality testing, radon testing, mold testing, air quality testing, and inspection for wood boring and eating insects like termites. All of these tests may be considered important, depending on what the home inspection shows and any problems that may have been detected by the home inspector. If there is visible mold then mold testing may be suggested, to ensure it is not a toxic strain of mold that can cause human disease and illness. If the water quality is suspect, water testing may be suggested to guarantee that there are no bacteria or other organisms that can sicken you. Radon testing should always be done to make sure this cancer causing gas is not present in the home, and the home inspection report may suggest this as well. A termite inspection could be ordered if the inspector finds evidence that these pests may be present, and posing a danger to the structure of the home by eating the wood. Air quality testing may be done if there is any reason to suspect that the air in the home may be harmful to occupants, and this can be due to mold, radon, or other harmful airborne irritants and pathogens.

Knowing what to expect during a thorough professional home inspection, and the tips to make this process more effective and efficient, can help you get a good idea on any flaws in the home before you make the purchase, without any doubt or confusion involved. This step should never be omitted, even though it may seem costly, because it can save you significantly if there are hidden defects and unseen flaws.

Olympian Civil Home and Building Inspections (866) 476-2056

Copyright 2008 Olympian Civil Home and Building Inspectors,

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Tips for Choosing A Perfect Home Inspection Company

Purchasing a new home is a big investment. Before investing your hard earned money in buying a house that you have dreamt of, it is important that you check every aspect of it. One of the most significant aspects is getting the entire home inspected before you sign any contract in the process of buying a house.

The industry of home inspection is full of competent home inspectors. There are dozens of home inspection companies that offer reliable home examination services to their clients. But along with the availability of professional home inspectors, the home inspection industry is also plagued with fraud companies who call themselves competent home inspectors. So, it is a must to screen and qualify a company before hiring their inspection services.

There are a number of things that you must keep in mind while selecting a good home examiner for inspecting your new house. Some of them have been mentioned below:

Experience- You must consider hiring the services of a professional who performs at least 300 inspections per year. House inspectors having more years of experience are most desirable for the job of home inspection.

Knowledge- The home inspection company you choose must be knowledgeable enough to understand every system in a home. Professionals having a relevant degree in the field of engineering or architecture are considered best for the work of home assessment. Professionals dealing in general construction are also considered ideal for the role of house inspectors.

Reputation- When you are dealing with a professional company, it is important to note the reputation of both the company and the inspector who will be performing the work of inspection for your house. You must always request your hired company to send you a trained and reputed inspector for inspecting your home.

Getting relevant reports- Ensure that your hired house inspection company provides you a report that covers all the aspects of scrutiny. The inspection of your new house must include a signed report that describes what inspection was carried and also it will include the conditions of the inspected items. There are a number of home assessors who provide a checklist of items that they inspect. On the other hand, there are professionals who provide a written description of all the items that are inspected.

The cost of the inspection – Before you hire the services of a professional home examination company, you must also ask them to give you an estimate of the total cost associated with the inspection of the house. Once you get an estimate, you can compare it with other companies before hiring any particular company.

You must consider all the above points because at the end, it is the knowledge and experience of the home examiner that matters a lot in the work of home inspection.

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Home Inspection Checklist: What to Look for in a Home Inspection Company

Are you buying a home? Buying a home is probably the most complicated (and important) purchase most of us will make in our lifetime. Like any major purchase there are features and specifications for all homes. On paper it may be the features that sell the home but if any of those features are in disrepair, you might be signing up for more than you bargained for and getting less than you paid for.

When you’re purchasing a home, you need to know what you’re getting. There are a few ways you can help protect yourself — one of them is with a thorough home inspection. Hiring a qualified home inspection company to take a look at the home you’re interested in buying is very important. At the same time, you need to understand what’s involved with a home inspection so years after your purchase, you can keep up with the maintenance of your home. Here’s why…

When you are buying a home it is important that you understanding what’s involved with a home inspection. It can pay dividends for the rest of the time you own your house.

First, it’s important to note that some things are not covered in a standard home inspection:

Pests – Pest inspections require a licensed pest control specialist to perform inspections of building structures to determine damage or possibility of damage from pests.

Radon — Radon gas is an invisible, odorless gas produced by the normal breakdown of uranium in the soil.

Lead paint – Inspecting a home for lead-based paint is not typically included in a home inspection because it takes place over several days and requires special equipment.

Mold – Mold inspection is a separate inspection because it requires three separate air samples and surface sample analysis. Since mold inspection is beyond the scope of a traditional home inspection, be sure to specifically ask your home inspector if he or she would recommend a mold inspection.

Asbestos – Asbestos is generally outside the scope of a home inspection because asbestos requires its own thorough review. Like with mold inspections, be sure to specifically ask your home inspector if he or she would recommend a separate asbestos inspection.

Orangeberg Sewer Pipe — Also known as “fiber conduit”, Orangeberg Sewer Pipe is bitumenized fiber pipe made from layers of wood pulp and pitch pressed together. It was used from the 1860s through the 1970s, when it was replaced by PVC pipe for water delivery and ABS pipe for drain-waste-vent (DWV) applications.

The first thing to point out is that every home and home buyer are different which means that every home inspection is different and the importance of home inspection items are different. Below are some common things that are inspected during a home inspection. Keep in mind that some items in this checklist may not be necessary for your particular home – and that this list does not include all the item inspected by a professional home inspection service.

General Home Inspection Checklist

Lot and Neighborhood

Lot Area

Does the grade slope away from the home or towards the home
Are there any areas where the soil has settled near the foundation or driveway?
What is the elevation of the home in relation to the street and neighbors?

Exterior

Roofing

Is the peak of the roof straight and level? Or is there sagging?
What is the condition of the roof vents? Are they visible?
Are there gaps between flashing and chimneys, walls or other parts of the roof?
Is there sagging anywhere else on the roof such as between the rafters or trusses?
What kind of shingles are used? How much deterioration has set in such as curling, warping, broken shingles or wider gaps between shingles in the roof?

Chimney

Is the chimney square to the home and level? Or is it leaning?
What is the condition of the bricks? Are any bricks flaking or missing?
What is the condition of the mortar? Is it cracked, broken or missing entirely?

Siding

Is the siding original to the house? If not, how old is the siding and how is it holding up?
Are the walls square and level or bowed, bulged or leaning
What material is the siding? Brick, wood or plastic?
What condition is the siding in?
Is there loose, missing, rotten or deteriorated siding or paint?
How does the siding fit connect to the foundation?

Soffits and Fascia

What are the soffits and fascia made of? Common materials include wood, aluminum or plastic?
Are there any problems such as rotting or broken pieces?
Are there any missing pieces of soffit or fascia?

Gutters and Downspouts

Are there any leaks or gaps in gutters or downspouts?
Does the gutter slope toward downspouts?
Is there any rust or peeling paint?
Are all gutters and downspouts securely fastened?
Is there a sufficient separation of the downspouts from the foundation?

Doors and Windows

Are there any problems with paint, caulking or rotten wood?
Are the windows original to the home? If not, how old are they?

Decks or Porches

What is the porch or deck made of? Check for paint problems, rotted wood and wood-earth contact.
Is there any settlement or separation from the house?
If possible, inspect the underside of the porch or deck.

Foundation

Are there any cracks, flaking or damaged masonry?
Are there any water markings and powdery substances on the foundation? If so where are they located?
Are the walls square vertically and horizontally? Or bowed, bulged or leaning?

Basement

Is there any evidence of water penetration (stains, mildew/odors, powdery substances, loose tiles, etc.)

Flooring

Is there any deterioration of flooring or carpet?
Are there any cracks in the tiles or mortar?
Do you notice any water damage or stains from previous water damage?
Is there any sagging or sloped flooring?

Interior Walls

Check that the majority of windows and doors work.
Are the walls square and vertically and horizontally straight?
Is there any cracked or loose plaster?
Look for stains, physical damage or evidence of previous repair.
Are there any drywall seams or nails showing?

Ceilings

Review all plaster for cracks or loose or sagging areas.
Are there any stains from water or mechanical damage or evidence of previous repair?
Are there any seams or nails showing?

Kitchens and Bathrooms

Check that all fixtures are secure including sinks, faucets, toilets and cabinetry
Are there any cracks in the fixtures?
What is the condition of the tiles and caulking surrounding sinks and tub and shower areas?
What is the condition of the faucets? Do they work? Is there sufficient water pressure?
Check under countertops for any water stains or rotting materials.
Check that the majority of the cabinet doors and drawers are in working order.

Electrical and Mechanical

Type, style and age of heating and cooling systems with service history.
Type, age and condition of water supply piping and drains.
Size and age of electrical service — Are the outlets grounded? Visible wiring in good condition?

The Importance of a Home Inspection Professional

As you can see, the home inspection checklist is exhaustive (and this list doesn’t even cover it all!) So if you’re in the market for a new house or are in the process of purchasing a new home, make sure you have a home inspection done by a reliable home inspection company – so you can protect yourself from the unforeseen. Also periodically review the items on this home inspection checklist so you can ensure the working order of your home for years to come.

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Quality Home Inspection: Does It Matter? What Should It Cost?

When you need a home inspection, you want to make sure you get a good one. First, you need to know what a good home inspection is. Then you need to know how to find a home inspector who can, and will, give you the home inspection that serves you well. And last, you want to know how much you should pay for this quality home inspection by a good home inspector.

What Is a Home Inspection?

Let’s start with what a home inspection is – and isn’t. A home inspection is a professional and objective evaluation of the current condition of a house. It is not the same as an appraisal which attempts to place a value on a house and which may be required by a lending institution. Nor is it the same as a building code compliance inspection which may be required by local building regulations.

Who Needs a Home Inspection?

Home inspections are typically part of the home buying process, most often performed at the request of the buyer. It can protect the buyer from unseen issues and may sometimes even be required by the buyer’s bank to protect it from risky investments. In the event problems are found, a seller may be asked to effect repairs, to pay for the repairs or to renegotiate the sale price.

Sometimes the service is requested by a home seller so that problems with a house may be addressed prior to putting it on the market.

Homeowners not involved with a real estate transaction often have an inspection just as a way of learning more about their house. Home inspection, in this case, can be a valuable tool for helping to plan and budget maintenance, repairs or renovations.

What Makes a Good Home Inspector?

Not all states license home inspectors. The ones that do, generally follow guidelines enacted by the four main home inspection organizations: the International Association of Certified Home Inspectors (InterNACHI), the American Society of Home Inspectors (ASHI), the National Association of Home Inspectors (NAHI) and the National Academy of Building Inspection Engineers (NABIE). If your state does not currently license home inspectors, membership by your home inspector in one of these organizations is regarded as a trusted alternative.

The best home inspector is likely to have acquired considerable knowledge of common home repairs and of their costs. He may have great value for his clients as a source of general information – as one who can help them make sense of conditions the inspection has unearthed. However, objectivity demands that he not be an agent for repair contractors who might be trying to sell services.

The most valuable thing about a professional home inspection is that it is knowledgeable and unbiased.

What Is Included in a Good Home Inspection?

A quality home inspection performed according to industry accepted standards is non-invasive. An inspector will not drill holes or remove wall surfaces. He will view accessible areas of the house and will inspect:

Roof

general shingle condition, flashings, gutters and downspouts, and the general structure of the roof that can be readily accessed for viewing

Exterior

defects in siding, flashings, brick, or other wall coverings; doors and windows for fit, locks, etc.; porches and steps for proper rails and general conditions including rot; general vegetation and surface drainage as it may affect the structure of the house

Foundation

signs of shifting – cracks, out of square door frames, etc.; signs of water penetration; improperly cut or notched framing members

Heating and Cooling

type, age, energy rating if applicable, and testing for normal operation

Plumbing

determine type of supply, i. e., public or private; look for poor water pressure; look for poor drainage from sinks, tubs, etc.; inspect supplies – faucets and other fixtures; inspect toilets; inspect water heating equipment, including its type, capacity, venting

Electrical

inspection of the service drop, meter enclosure, disconnects and service panel – breakers or fuse box, verify GFCIs, smoke detectors and test representative number of switches, fixtures and outlets

Attic, Ventilation and Insulation

inspect insulation in unfinished, i.e., accessible, areas; inspect ventilation of attics and mechanical ventilation

Interior

inspect for loose plaster, drywall, moldings; inspect stairs and railings; test a representative number of doors and windows

Miscellaneous

garage, garage door operation, cracks in floor, viewable structure; inspect general conditions of driveway

How Much Should It Cost and Is It Worth It?

Given the value added by the reliability and certainty of a professional quality home inspection, its cost is well worth it and a minor part of the overall cost of a real estate transaction. The cost of no knowing can be considerable – you just never know.

A home inspector will have looked at hundreds of items. The inspection report will identify problems with the home. It will describe the findings in clear and easy to understand language, often accompanied by photographs. The home inspector may visit the home with the client to point out the various findings in person.

The cost of a professional quality home inspection is usually in a range between $250-$500, and varies according to the size and the age of the house. Some inspectors offer special deals at a lower cost but it is important for the prospective client to determine if the special deal follows all industry accepted standards.

Many home inspectors also offer ancillary services that are not considered to be a part of the standard inspection. These can relate to the client’s specific concerns about ensuring a safe and healthy environment for themselves and their families. These ancillary services may include tests for radon, asbestos, mold, lead and water or air quality. Another useful form of testing is thermal imaging which evaluates heat loss from the house and aids the client in minimizing heating bills. Consultation with the home inspector can help determine if these additional tests should be included.

A quality home inspection can mean great value to the client – depending on the need.

If you are a seller, an inspection can help you market your house more effectively. You may be able to make some minor repairs which will pay off in getting a better price.
If you are a buyer, an inspection may warn you of unnoticed and potentially costly repairs which will be needed for the house. They may be deal breakers. And if not, then having the inspector’s evaluation can help you get the very best deal.
If you’re a homeowner — neither buying nor selling at the present time, an inspection can simply help you to be sure that your home is a safe and healthy environment for you and your family. It can aid you in planning smart maintenance and repairs, renovations or refinancing.

In all cases, a quality home inspection provides way more value than cost because it can be that difference that helps you become a smarter homeowner, buyer or seller.

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Home Inspections – A Question and Answer Guide

A home inspection is an evaluation of the visible and accessible systems and components of a home (plumbing, heating and cooling, electrical, structure, roof, etc.) and is intended to give the client (buyer, seller, or homeowner) a better understanding of the home’s general condition. Most often it is a buyer who requests an inspection of the home he or she is serious about purchasing. A home inspection delivers data so that decisions about the purchase can be confirmed or questioned, and can uncover serious and/or expensive to repair defects that the seller/owner may not be aware of. It is not an appraisal of the property’s value; nor does it address the cost of repairs. It does not guarantee that the home complies with local building codes or protect a client in the event an item inspected fails in the future. [Note: Warranties can be purchased to cover many items.] A home inspection should not be considered a “technically exhaustive” evaluation, but rather an evaluation of the property on the day it is inspected, taking into consideration normal wear and tear for the home’s age and location. A home inspection can also include, for extra fees, Radon gas testing, water testing, energy audits, pest inspections, pool inspections, and several other specific items that may be indigenous to the region of the country where the inspection takes place. Home inspections are also used (less often) by a seller before listing the property to see if there are any hidden problems that they are unaware of, and also by homeowners simply wishing to care for their homes, prevent surprises, and keep the home investment value as high as possible.

The important results to pay attention to in a home inspection are:

1. Major defects, such as large differential cracks in the foundation; structure out of level or plumb; decks not installed or supported properly, etc. These are items that are expensive to fix, which we classify as items requiring more than 2% of the purchase price to repair.

2. Things that could lead to major defects – a roof flashing leak that could get bigger, damaged downspouts that could cause backup and water intrusion, or a support beam that was not tied in to the structure properly.

3. Safety hazards, such as an exposed electrical wiring, lack of GFCI (Ground Fault Circuit Interrupters) in kitchens and bathrooms, lack of safety railing on decks more than 30 inches off the ground, etc.

Your inspector will advise you about what to do about these problems. He/she may recommend evaluation – and on serious issues most certainly will – by licensed or certified professionals who are specialists in the defect areas. For example, your inspector will recommend you call a licensed building engineer if they find sections of the home that are out of alignment, as this could indicate a serious structural deficiency.

Home Inspections are only done by a buyer after they sign a contract, right?

This is not true! As you will see when you read on, a home inspection can be used for interim inspections in new construction, as a maintenance tool by a current homeowner, a proactive technique by sellers to make their home more sellable, and by buyers wanting to determine the condition of the potential home.

Sellers, in particular, can benefit from getting a home inspection before listing the home. Here are just a few of the advantages for the seller:

· The seller knows the home! The home inspector will be able to get answers to his/her questions on the history of any problems they find.

· A home inspection will help the seller be more objective when it comes to setting a fair price on the home.

· The seller can take the report and make it into a marketing piece for the home.

· The seller will be alerted to any safety issues found in the home before they open it up for open house tours.

· The seller can make repairs leisurely instead being in a rush after the contract is signed.

Why should I get a home inspection?

Your new home has dozens of systems and over 10,000 parts – from heating and cooling to ventilation and appliances. When these systems and appliances work together, you experience comfort, energy savings, and durability. Weak links in the system, however, can produce assorted problems leading to a loss in value and shortened component life. Would you buy a used car without a qualified mechanic looking at it? Your home is far more complicated, and to have a thorough inspection that is documented in a report arms you with substantial information on which to make decisions.

Why can’t I do the inspection myself?

Most homebuyers lack the knowledge, skill, and objectivity needed to inspect a home themselves. By using the services of a professional home inspector, they gain a better understanding of the condition of the property; especially whether any items do not “function as intended” or “adversely affect the habitability of the dwelling” or “warrant further investigation” by a specialist. Remember that the home inspector is a generalist and is broadly trained in every home system.

Why can’t I ask a family member who is handy or who is a contractor to inspect my new home?

Although your nephew or aunt may be very skilled, he or she is not trained or experienced in professional home inspections and usually lacks the specialized test equipment and knowledge required for an inspection. Home inspection training and expertise represent a distinct, licensed profession that employs rigorous standards of practice. Most contractors and other trade professionals hire a professional home inspector to inspect their own homes when they themselves purchase a home!

What does a home inspection cost?

This is often the first question asked but the answer tells the least about the quality of the inspection. Fees are based according to size, age and various other aspects of the home. Inspection fees from a certified professional home inspector generally start under $300. An average price for a 2,000 square foot home nationally is about $350-$375. What you should pay attention to is not the fee, but the qualifications of your inspector. Are they nationally certified (passed the NHIE exam)? Are they state certified if required?

How long does the inspection take?

This depends upon the size and condition of the home. You can usually figure 1.2 hours for every 1,000 square feet. For example, a 2,500 square foot house would take about 3 hours. If the company also produces the report at your home, that will take an additional 30-50 minutes.

Do all homes require a home inspection?

Yes and No. Although not required by law in most states, we feel that any buyer not getting a home inspection is doing themselves a great disservice. They may find themselves with costly and unpleasant surprises after moving into the home and suffer financial headaches that could easily have been avoided.

Should I be at the inspection?

It’s a great idea for you be present during the inspection – whether you are buyer, seller, or homeowner. With you there, the inspector can show you any defects and explain their importance as well as point out maintenance features that will be helpful in the future. If you can’t be there, it is not a problem since the report you receive will be very detailed. If you are not present, then you should be sure to ask your inspector to explain anything that is not clear in the report. Also read the inspection agreement carefully so you understand what is covered and what is not covered in the inspection. If there is a problem with the inspection or the report, you should raise the issues quickly by calling the inspector, usually within 24 hours. If you want the inspector to return after the inspection to show you things, this can be arranged and is a good idea, however, you will be paying for the inspector’s time on a walkthrough since this was not included in the original service.

Should the seller attend the home inspection that has been ordered by the buyer?

The seller will be welcome at the inspection (it is still their home) although they should understand that the inspector is working for the buyer. The conversation that the inspector has with the buyer may be upsetting to the seller if the seller was unaware of the items being pointed out, or the seller may be overly emotional about any flaws. This is a reason why the seller might want to consider getting their own inspection before listing the home.

Can a house fail a home inspection?

No. A home inspection is an examination of the current condition of your prospective home. It is not an appraisal, which determines market value, or a municipal inspection, which verifies local code compliance. A home inspector, therefore, cannot not pass or fail a house. The inspector will objectively describe the home’s physical condition and indicate which items are in need of repair or replacement.

What is included in the inspection?

The following list is not exhaustive. Not all of these may be in the inspection you get, but the inspector will be following a standardized checklist for the home:
· Site drainage and grading
· Driveway
· Entry Steps, handrails
· Decks
· Masonry
· Landscape (as it relates to the home)
· Retaining walls
· Roofing, flashings, chimneys, and attic
· Eaves, soffits, and fascias
· Walls, doors, windows, patios, walkways
· Foundation, basement, and crawlspaces
· Garage, garage walls, floor, and door operation
· Kitchen appliances (dishwasher, range/oven/cooktop/hoods, microwave, disposal, trash compactor)
· Laundry appliances (washer and dryer)
· Ceilings, walls, floors
· Kitchen counters, floors, and cabinets
· Windows and window gaskets
· Interior doors and hardware
· Plumbing systems and fixtures
· Electrical system, panels, entrance conductors
· Electrical grounding, GFCI, outlets
· Smoke (fire) detectors
· Ventilation systems and Insulation
· Heating equipment and controls
· Ducts and distribution systems
· Fireplaces
· Air Conditioning and controls
· Heat Pumps and controls
· Safety items such as means of egress, TPRV valves, railings, etc.

Other items that are not a part of the standard inspection can be added for an additional fee:
· Radon Gas Test
· Water Quality Test
· Termite Inspection (usually performed by a separate company)
· Gas Line Leak Test (usually performed by the gas company)
· Sprinkler System Test
· Swimming Pool and Spa Inspection
· Mold Screening (sometimes performed by a separate company)
· Septic System Inspection (usually performed by a separate company)
· Alarm System (usually performed by a separate company)

We recommend getting a Radon Test if your prospective home falls into an area of the country with known Radon seepage, since Radon gas produces cancer second only to cigarette smoking and can be easily mitigated by installing a vent system. We also recommend a water test to make sure you do not have bacteria in the water supply. Water can also be tested for Radon.

What is not included in the inspection?

Most people assume that everything is inspected in depth on inspection day. This misunderstanding has caused many a homebuyer to be upset with their inspector. The inspections we do are not exhaustive and there is a good reason for this. If you hired someone with licenses for heating and cooling, electrical, plumbing, engineering, etc. to inspect your house, it would take about 14 hours and cost you about $2000! It is much more practical to hire a professional inspector who has generalist knowledge of home systems, knows what to look for, and can recommend further inspection by a specialist if needed. Your inspector is also following very specific guidelines as he/she inspects your home. These are either national guidelines (ASHI – American Society of Home Inspectors, InterNACHI – International Association of Certified Home Inspectors) or state guidelines. These guidelines are carefully written to protect both your home and the inspector. Here are some examples: We are directed to not turn systems on if they were off at the time of the inspection (safety reasons); we are not allowed to move furniture (might harm something); not allowed to turn on water if it is off (possible flooding), and not allowed to break through a sealed attic hatch (possible damage). The downside of this practice is that by not operating a control, by not seeing under the furniture, and not getting into the attic or crawlspace, we will might miss identifying a problem. However, put into perspective, the chances of missing something serious because of this is quite low, and the guideline as it relates to safety and not harming anything in the home is a good one. There are other items that 95% of inspectors consider outside a normal inspection, and these include inspecting most things that are not bolted down (installed in the home) such as electronics, low voltage lighting, space heaters, portable air conditioners, or specialized systems such as water purifiers, alarm systems, etc.

What if there are things you can’t inspect (like snow on the roof)?

It just so happens that some days the weather elements interfere with a full home inspection! There isn’t much we can do about this either. If there is snow on the roof we will tell you we were unable to inspect it. Of course we will be looking at the eves and the attic, and any other areas where we can get an idea of condition, but we will write in the report that we could not inspect the roof. It is impractical for us to return another day once the snow melts, because we have full schedules. However, you can usually pay an inspector a small fee to return and inspect the one or two items they were unable to inspect when they were there the first time. This is just the way things go. If you ask the inspector for a re-inspection, they will usually inspect the items then at no extra charge (beyond the re-inspection fee).

Will the inspector walk on the roof?

The inspector will walk on the roof if it is safe, accessible, and strong enough so that there is no damage done to it by walking on it. Some roofs – such as slate and tile, should not be walked on. Sometimes because of poor weather conditions, extremely steep roofs, or very high roofs, the inspector will not be able to walk the roof. The inspector will try to get up to the edge though, and will also use binoculars where accessibility is a problem. They will also examine the roof from the upper windows if that is possible. There is a lot the inspector can determine from a visual examination from a ladder and from the ground, and they will be able to tell a lot more from inside the attic about the condition of the roof as well.

Should I have my house tested for Radon? What exactly is Radon?

In many areas of the country, the answer is a definite yes. You can ask your real estate agent about this or go on to the internet for a radon map of the country. Radon is a colorless, odorless, tasteless radioactive gas that’s formed during the natural breakdown of uranium in soil, rock, and water. Radon exits the ground and can seep into your home through cracks and holes in the foundation. Radon gas can also contaminate well water.

Health officials have determined that radon gas is a serious carcinogen that can cause lung cancer, second only to cigarette smoking. The only way to find out if your house contains radon gas is to perform a radon measurement test, which your home inspector can do. Make sure the person conducting your test has been trained to The National Environmental Health Association (NEHA) or The National Radon Safety Board (NRSB) standards.

What about a newly constructed home? Does it need a home inspection?

Yes! In fact, we find far more problems, some quite serious, in newly constructed homes than in homes that have been lived in for years. This is not due to your builder’s negligence – he/she has done the best job they could with subcontractors and planning – it’s just that there are so many systems in a home, that it is close to impossible to inspect everything, and correct it before the Certificate of Occupancy is issued. Then, for some reason, the subcontractors no longer want to work on the home, and final jobs and details are missed. We recommend getting several professional home inspections near the completion stages of the home to discover everything that should be corrected. If the house is still new but sitting for a while before sale, it’s even more important to get a home inspection. We have seen water lines not hooked up, plumbing lines not hooked up, sewer lines not hooked up, vents not hooked up, and a variety of other serious but easily correctable problems!

I am having a home built. The builder assures me he will inspect everything. Should I have an independent inspector make periodic inspections?

Absolutely yes! No matter how good your builder is, he/she WILL miss things. They are so concerned with the house, they get so close to their work, as do the subcontractors, that important items can, and will be, overlooked. Have a professional inspector make at least 4-6 interim inspections. They will be worth their weight in gold.

What is the Pre-Inspection Agreement?

Most service professionals have a service agreement, and home inspection is no different. In fact, there is enough confusion about what a home inspection should deliver that the agreement is even more important. Some homeowners who get a home inspection expect everything in the home to be perfect after the repairs. This is not the case! Imagine getting a call from a homeowner a year later who says the toilet is not flushing – remember that the inspection is a moment in time snapshot. In the inspection agreement the inspector is clear about what the inspection delivers and the things that are not covered, as well as what you should do if you are not pleased with the services. We really think that by reviewing this before-hand you will understand much more about the inspection and be happier with the results. A home inspection does not guard against future problems, nor does it guarantee that all problems will be found.

What kind of report will I get following the inspection?

There are as many versions of a “report” as there are inspection companies. Guidelines dictate that the inspector deliver a written report to the client. This can range from a handwritten checklist that has multiple press copies without pictures and 4 pages long to a computer generated professionally produced report with digital pictures that is 35 pages long and can be converted to Adobe PDF for storage and emailing. Be sure to check with your inspector about the report he or she uses. We recommend the computer generated report, since the checklist is more detailed and easier for the homeowner/buyer/seller to detail out the issues with photographs. In this modern age, we feel the reports must be web accessible and e-mailable to match the technologies most of us are using.

There are some great things you can use the report for in addition to the wealth of information it simply gives you on your new home:

· Use the report as a checklist and guide for the contractor to make repairs and improvements or get estimates and quotes from more than one contractor.

· Use the report as a budgeting tool using the inspector’s recommendations and the remaining expected life of components to keep the property in top shape.

· If you are a seller, use the report to make repairs and improvements, raising the value of the home and impressing the buyers. Then have a re-inspection and use this second report as a marketing tool for prospective buyers.

· Use the report as a “punch list” on a re-inspection and as a baseline for ongoing maintenance.

Will the report be emailable or available as an Adobe PDF file?

Yes. As discussed in the last question, you will probably want your inspector to be using the latest reporting technology.

What if I think the inspector missed something?

Inspectors are human, and yes, they do miss items. However, they routinely use advanced tools and techniques to reduce the possibility that they will miss something. This includes very detailed checklists, reference manuals, computer based lists, and a methodical always-done-the-same-way of physically moving around your home. That is one of the reasons that an inspector can miss an item when they get interrupted. The inspector will have a set way of resuming the inspection if this happens. If, in the end, something IS missed, call the inspector and discuss it. It may warrant the inspector returning to view something that you found. Remember, the inspector is doing the very best job they know how to do, and probably did not miss the item because they were lax in their technique or did not care.

What if the inspector tells me I should have a professional engineer or a licensed plumber or other professional contractor in to look at something they found? Isn’t this “passing the buck”?

You may be disappointed that further investigation is required, but, believe us, your inspector is doing exactly what they should be doing. The purpose of the inspection is to discover defects that affect your safety and the functioning of the home; the inspector is a generalist, not a specialist. Our code of ethics as well as national and state guidelines dictate that only contractors that are licensed in their specialty field should work on these systems and areas. When they tell you that a specialist is needed, there may be a bigger, more critical issue that you need to know about. If you move into the home without getting these areas checked by a qualified specialist, you could be in for some nasty and expensive surprises. The inspector does not want to cause you any more expense or worry either, so when they do recommend further evaluation they are being serious about protecting you and your investment.

Will the inspector provide a warranty on the inspected items?

Most inspectors do not give the homeowner a warranty on inspected items. Remember, a home inspection is a visual examination on a certain day, and the inspector cannot predict what issues could arise over time after the inspection. However, some inspectors are now including a warranty from the largest home warranty company in America – American Home Warranty Corporation, as well as others, on the inspected items for 60 or 90 days. This is a very good deal, and the agreement can be extended after the initial period for a relatively small amount of money.

Do most inspection companies offer money back guarantees?

Most inspection companies do not offer a satisfaction guarantee nor do they mention it in their advertising. It’s always a good thing if you can get extra services for no additional cost from your inspection company, and of course a satisfaction guarantee is an indication of superior customer service. You usually have to call your inspection company right after the inspection and viewing of the report to tell them you are not satisfied. If you are not happy with the services, you should talk to your inspector first and let him/her correct the issue(s) you are unhappy with first, as the inspector is trying to make an honest living just like the rest of us, and is not failing you on purpose.

What if my report comes back with nothing really defective in the home? Should I ask for my money back?

No, don’t ask for your money back – you just received great news! Now you can complete your home purchase with peace of mind about the condition of the property and all its equipment and systems. You will have valuable information about your new home from the inspector’s report, and will want to keep that information for future reference. Most importantly, you can feel assured that you are making a well-informed purchase decision.

What if the inspection reveals serious defects?

If the inspection reveals serious defects in the home (we define a serious defect as something that will cost more than 2% of the purchase price to fix) then pat yourself on the back for getting an inspection. You just saved yourself a ton of money. Of course it is disappointing, even heart wrenching, to find out that your well researched house is now a problem house, but you now know the facts and can either negotiate with the seller, or move on. You may want the home so much that it will be worth it to negotiate the price and then perform the repairs. Imagine, though, if you had not gotten the inspection – you would have had some very unpleasant surprises.

Can I ask my home inspector to perform the repairs?

You can, but if your inspector is ethical, he/she will refuse, and correctly so; it is a conflict of interest for the person who inspected your home to also repair it! Inspectors are specifically barred from this practice by licensing authorities, and it’s a good practice – an inspector must remain completely impartial when he or she inspects your home. This is one reason you should have a professional home inspector inspect your home and not a contractor – the contractor will want the repair work and you are likely to not have an objective inspection from this person even though they mean well and are technically competent.

Does the Seller have to make the repairs?

The inspection report results do not place an obligation on the seller to repair everything mentioned in the report. Once the home condition is known, the buyer and the seller should sit down and discuss what is in the report. The report will be clear about what is a repair and what is a discretionary improvement. This area should be clearly negotiated between the parties. It’s important to know that the inspector must stay out of this discussion because it is outside of their scope of work.

After the home inspection and consulting with the seller on the repairs, can I re-employ the inspector to come re-inspect the home to make sure everything got fixed?

You certainly can, and it’s a really good idea. For a small fee the inspector will return to determine if the repairs were completed, and if they were completed correctly.

What if I find problems after I move into my new home?

A home inspection is not a guarantee that problems won’t develop after you move in. However, if you believe that a problem was visible at the time of the inspection and should have been mentioned in the report, your first step should be to call the inspector. He or she will be fine with this, and does want you to call if you think there is a problem. If the issue is not resolved with a phone call, they will come to your home to look at it. They will want you to be satisfied and will do everything they can to do this. One way to protect yourself between the inspection and the move-in is to conduct a final walkthrough on closing day and use both the inspection report AND a Walkthrough Checklist to make sure everything is as it should be.

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