Frequently Asked Questions About
If you’re a first time home buyer, or it’s been awhile since you’ve purchased a home, I made a list of questions you may have for a home inspector and answered them below. If you have a home inspection question that isn’t answered below, please contact me.
Do I need a home inspection?
A home inspection is one of the biggest parts of buying or selling a home. If you are a seller you can use it to fix current issues before listing the home. If you are a buyer you can use it to negotiate repairs and/or price before you buy the home. It’s a lot easier to spend a couple hundred on an inspection than to spend thousands on possible repairs later on.
What do you inspect?
When performing a home inspection I follow the InterNachi Standards of Practice.
What is not inspected in a home inspection?
There are items that are not inspected during a home inspection. These items include, but are not limited to, fences and gates, outbuildings or any other detached structure with the exception of garages and carports, pools and spas, refrigerators, washers, dryers, window A/C units, central vacuum systems, water softeners, alarm and intercom systems, underground items including underground storage tanks, outdoor cooking appliances, satellites or antennas, and any item that is not a permanent component of the home. Drop ceilings tiles are not removed as they are easily damaged and this is a non-invasive inspection.
The inspector does not determine: the condition of systems and components that are not readily accessible; the remaining life expectancy of systems and components; methods, materials, and costs of corrections; future conditions including but not limited to failure of systems and components; the suitability of the property for specialized uses; compliance of systems and components with past and present requirements and guidelines (codes, regulations, laws, ordinances, specifications, installation and maintenance instructions, use and care guides, etc.); the market value of the property and its marketability; the advisability of purchasing the property; the presence of plants, animals, and other life forms and substances that may be hazardous or harmful to humans including, but not limited to, wood destroying organisms, molds and mold-like substances; the presence of environmental hazards including, but not limited to, allergens, toxins, carcinogens, electromagnetic radiation, noise, radioactive substances, and contaminants in building materials, soil, water, and air; the effectiveness of systems installed and methods used to control or remove suspected hazardous plants, animals, and environmental hazards; operating costs of systems and components; acoustical properties of systems and components; soil conditions relating to geotechnical or hydrologic specialties; whether items, materials, conditions and components are subject to recall, controversy, litigation, product liability, and other adverse claims and conditions.
The inspector does not operate: systems and components that are shut down or otherwise inoperable; systems and components that do not respond to normal operating controls; shut-off valves and manual stop valves; automatic safety controls.
The inspector does not enter: areas that will, in the professional judgment of the inspector, likely be dangerous to the inspector or to other persons, or to damage the property or its systems and components; under-floor crawlspaces and attics that are not readily accessible.
The inspector does not: perform procedures or operations that will, in the professional judgment of the inspector, likely be dangerous to the inspector or to other persons, or to damage the property or its systems or components; describe or report on systems and components that are not included in this Standard and that were not inspected; move personal property, furniture, equipment, plants, soil, snow, ice, and debris; dismantle systems and components, except as explicitly required by this Standard; reset, reprogram, or otherwise adjust devices, systems, and components affected by inspection required by this Standard; ignite or extinguish fires, pilot lights, burners, and other open flames that require manual ignition; probe surfaces that would be damaged or where no deterioration is visible or presumed to exist.
How long does the inspection take?
That depends on the size and other factors regarding the home, but on average it will take 3-5 hours for me to perform a home inspection.
Do I have to be present for the inspection?
No you don’t, but I recommend that you are for your own benefit. When you follow me during an inspection I can talk to you about what I am inspecting and help you get a good sense of the home. I also encourage that you ask questions along the way!
How much will the inspection cost?
This depends on the size of the home and services you decide to get. My home inspections start at $300 and go up from there. I also offer many other services along with the general home inspection including, Single Component Inspections, Radon Measurement, and Water Quality Analysis.
When is payment due?
Payment will be due the day of the inspection before I start. I accept cash, cashiers check & personal checks, Visa, Mastercard, Discover and American Express as payment. (*Note that I will charge a $25 fee for any check that bounces.)
If there is a problem, will you give an estimate on what it will cost to fix?
I avoid giving estimates on cost because I’d hate to give a client an incorrect or false estimate on something. If I do find an issue with your home, I will generally recommend that the proper qualified professional be called to come take look at it, that way you can get a more accurate estimate.
Do you make deals with realtors to leave things out of the report so they have a better chance of selling the house?
Absolutely not, I am there for you (the client) and you only. I will give an honest, unbiased, report on everything I see as accurately as I can.
Will I get a copy of the report?
You bet! Once I finish the home inspection, I will put the report together and email it to you in PDF format within 24 hours of the inspection being completed. On that note, I will only send the report to you and I will leave it up to you on whether the buyer/seller/real estate agent sees it.
Does the report include pictures?
Yes it does, I include pictures of issues I find to help better point out where the problem may exist.
Does the report have a summary page?
Yes it does! The summary page has a list of any major concerns, safety concerns, general items that could be improved, and items that will need replaced in the near future. This page will be at the beginning of the report and although it’s nice to have most issues listed out here, I highly recommend reading the report in its entirety as it will give you more information and photos on any issues or concerns.
Don’t let the summary page overwhelm you! Most of the items listed in summary pages are just suggested improvement items that would benefit the house. Always remember, no house is perfect not even brand new ones!
Do you belong to a professional association?
Yes I do! I am currently a member of InterNACHI.
My certification number is: NACHI14080102
I am also a Real Estate Agent, License Number RS225258
Do you participate in continuing education programs to keep your expertise up to date?
I sure do! As a matter of fact part of InterNachi's requirements for licensed home inspectors is to have at least24 hours of continued education per year so I am constantly up to date and staying educated.