What is a home inspection exactly and how does it work?
When you hire a home inspector, you are hiring someone with extensive knowledge of building systems and the various trades that collaborate to construct a home. The inspector will perform a non-invasive visual inspection of the home, inside and out, from all accessible vantage points. The process usually takes me between 2-3 hours, although especially large or complex homes may take longer. I will examine, and where possible test, components in the following systems: electrical, plumbing, roofing, heating and cooling, insulation, doors and windows, framing, foundation, siding, and even appliances.
The goal of the inspector is not to give the home a thumbs-up or thumbs-down, but rather to give the client as much information about the home and its current condition as possible. This allows the client to make an informed, educated decision when buying a home.
Following the inspection, I take the information and pictures I have collected, and put together a thorough and detailed report that can be used to educate the clients and as reference material during further negotiations with the seller. In the case of a pre-inspection (where a seller has a home inspected prior to listing the home), the report can function as a suggestion of things that could be repaired to improve the home's curb appeal or justify a higher asking price. The report will include the same objective , detailed assessment in either case. What the client does with the information is up to them.
The report is often delivered (usually via email) the same day if the inspection was performed in the morning, or sometime the following day. I use software that allows me to post the report to a secured website. The client (and realtor if requested) recieves an email asking them to log in and view the report online. It is also possible to print out the report or save it as a pdf file.
Is the inspection a guarantee?
No. A home inspector can not guarantee that every possible flaw with a home will be discovered during the inspection for the simple reason that it is impossible to look inside walls, under cellar floors, and into inaccessible spaces during a non-invasive inspection. A good inspector will make every effort to answer all a client's questions, but knocking holes in plaster and tearing up concrete floors is not part of the job. With any home purchase, the ultimate responsibility will lie with the purchaser, but a good home inspector will help minimize the risk with a thorough inspection and detailed report. That is my goal.
Are water and radon testing available?
Yes. I can perform water and radon testing as an add-on to the standard home inspection. See the Fees and Services page for specific tests and fees. Most testing can be performed the day of the inspection, but please be aware that it can take time to receive results depending on the nature of the test; usually 3 days to a week, sometimes longer. Water tests are sent to one of several in-state laboratories, each with specific operating hours and wait times. Please contact me to get an idea of how long you might expect to wait for results on a specific water test.
Radon air testing is usually performed with a machine that is set up in the lowest living area of the house. If the basement is finished, or the buyers are planning to spend a lot of time down there, then I will set up the machine in the basement. If not, it will be set up on the main floor.
Radon air testing requires the machine to remain in the home for a minimum of 48 hours in order to get a useful average measurement (see my blog post on radon for more about this). During this time, doors and windows in the house should be kept shut except for normal coming and going; something the sellers will need to be aware of. Once the machine is picked up, I will generate a radon report and email it to the client asap. This usually happens within a few hours. In the unlikely event that the radon testing machine is unavailable, radon testing may need to be preformed with the older-style canister test. This is just as accurate, but results will take longer, as the sample will need to be sent to a lab for evaluation. I will warn the client in advance if this is necessary.
When you hire a home inspector, you are hiring someone with extensive knowledge of building systems and the various trades that collaborate to construct a home. The inspector will perform a non-invasive visual inspection of the home, inside and out, from all accessible vantage points. The process usually takes me between 2-3 hours, although especially large or complex homes may take longer. I will examine, and where possible test, components in the following systems: electrical, plumbing, roofing, heating and cooling, insulation, doors and windows, framing, foundation, siding, and even appliances.
The goal of the inspector is not to give the home a thumbs-up or thumbs-down, but rather to give the client as much information about the home and its current condition as possible. This allows the client to make an informed, educated decision when buying a home.
Following the inspection, I take the information and pictures I have collected, and put together a thorough and detailed report that can be used to educate the clients and as reference material during further negotiations with the seller. In the case of a pre-inspection (where a seller has a home inspected prior to listing the home), the report can function as a suggestion of things that could be repaired to improve the home's curb appeal or justify a higher asking price. The report will include the same objective , detailed assessment in either case. What the client does with the information is up to them.
The report is often delivered (usually via email) the same day if the inspection was performed in the morning, or sometime the following day. I use software that allows me to post the report to a secured website. The client (and realtor if requested) recieves an email asking them to log in and view the report online. It is also possible to print out the report or save it as a pdf file.
Is the inspection a guarantee?
No. A home inspector can not guarantee that every possible flaw with a home will be discovered during the inspection for the simple reason that it is impossible to look inside walls, under cellar floors, and into inaccessible spaces during a non-invasive inspection. A good inspector will make every effort to answer all a client's questions, but knocking holes in plaster and tearing up concrete floors is not part of the job. With any home purchase, the ultimate responsibility will lie with the purchaser, but a good home inspector will help minimize the risk with a thorough inspection and detailed report. That is my goal.
Are water and radon testing available?
Yes. I can perform water and radon testing as an add-on to the standard home inspection. See the Fees and Services page for specific tests and fees. Most testing can be performed the day of the inspection, but please be aware that it can take time to receive results depending on the nature of the test; usually 3 days to a week, sometimes longer. Water tests are sent to one of several in-state laboratories, each with specific operating hours and wait times. Please contact me to get an idea of how long you might expect to wait for results on a specific water test.
Radon air testing is usually performed with a machine that is set up in the lowest living area of the house. If the basement is finished, or the buyers are planning to spend a lot of time down there, then I will set up the machine in the basement. If not, it will be set up on the main floor.
Radon air testing requires the machine to remain in the home for a minimum of 48 hours in order to get a useful average measurement (see my blog post on radon for more about this). During this time, doors and windows in the house should be kept shut except for normal coming and going; something the sellers will need to be aware of. Once the machine is picked up, I will generate a radon report and email it to the client asap. This usually happens within a few hours. In the unlikely event that the radon testing machine is unavailable, radon testing may need to be preformed with the older-style canister test. This is just as accurate, but results will take longer, as the sample will need to be sent to a lab for evaluation. I will warn the client in advance if this is necessary.
