FAQ

Frequently Asked Questions (jump)

Do you do inspections in such and such town?
How much do you charge for a home inspection?
Can you do it on such and such date?
What do you look for? Explain the process.
When do I get the report?
What's included in the inspection fee?
Do you take pictures?
Who should attend the inspection? What if I cannot?
How long does it take?

Occasionally Asked Questions (jump)

How do I pay?
Do you check the foundation?
Do you climb the roof?
I don’t need a full inspection, but only a few items checked. Can you do that?
Do you write down all the cosmetic defects? I want EVERYTHING noted.
Can I get a copy of the report over the internet or can it be faxed?

Rarely Asked Questions (jump)

Why must the utilities will be on?
What safety precautions will I be asked to follow during the inspection?
If you find defects can I hire you to fix them?
Why can't the air conditioner be checked in cold weather?
What if the inspector finds something wrong?
Do you offer any guarantees?
What does continued "technical support" mean?

New Construction: See "New Construction" for these FAQs.

Frequently Asked Questions

1. Do you do inspections in such and such town?

A quick look at the Service Area image should reveal if your home is in my territory. As traveling costs time and money I pretty much have to limit my area. However, for larger jobs I will consider traveling further. I am not licensed to do business outside of Virginia.

2. How much do you charge for a home inspection?

The favorite question! But first I will have to know a few things about the house--see Scheduling Inspections link for details. Essentially you are paying for my time and knowledge and so my fee is based on how long I think it will take and then converted to a fixed price. Naturally the bigger the house the longer it takes. As a house ages, particularly beyond 15 or so years, it takes longer to inspect. Crawlspaces add considerable time as a lot can be learned about a house down there, not to mention the difficulty of getting around. Additional heating systems or kitchens, sheds, or additional garages add time. After the actual inspection I typically spend an hour or two preparing the photo/information CD back at the office. For the ultimate value you receive my fees are very fair and competitive (although it is admittedly difficult to know what other inspectors are charging, since every house is different).

3. Can you do it on such and such date?

Inspections, by nature, have a scheduling horizon of 10 days or less, so the earlier you call the more likely I can get you on the schedule when you want. I do work 7 days a week as time is often of the essence in real estate transactions (just so you don't feel sorry for me, I do get time off due to the randomness of inspection jobs). If I am free I can respond in as little as an hour but ideally three or four days notice is optimal. If the home is expected to have issues it is best to not press the limit on the contingency period--you may need some time to do your own research and thinking after you get my report, such as if I find polybutylene piping or the crawlspace is a stagnant pond. Even for informational-only inspections you may want the option of drawing a bigger mortgage to pay for repairs or upgrades that are highlighted by the inspection--so, sooner the better!

4. What do you look for? Explain the process.

See the Standards of Practice and the Inspection Agreement for complete details on what is and what is not inspected. A home inspector is a "professional generalist", a sort of jack of all trades like the family doctor. We are trained to see the clues and recognize when further evaluation by an engineer, or licensed tradesman, or expert in a specific field is required. Basically, everything in the house that is visible and accessible from the foundation to the roof vents will be inspected and any defects noted will be categorized as being cosmetic, typical, minor, not operating or not operating correctly, in need of further evaluation, or major-or not inspected and why it was not inspected.

We will all meet at the property at the appointed time, do introductions, explain the process and limitations, sign the inspection agreement and answer any general questions. I will then begin the inspection. You are encouraged to follow me around and ask questions as the inspection is a process of learning as well as a process of discovery. I fill out the report as I go so when I am done inspecting I will shortly thereafter go over the entire report with you to be sure you understand everything. I then give you the Property Inspection Report in exchange for my fee.

I will report the defect/condition/issue if (non-inclusive list but this gives you an idea):

It is a safety hazard.
It is a health hazard.
It will cost time or money to fix (more than a few bucks and a few minutes).
It adversely affects the quality of life of the occupants.
It is a nuisance if left as is.
It will cost money indirectly if not rectified (e.g. increased utility costs/ premature failure of equipment or structure)
It is a noteworthy item not operating or not operating correctly.
It requires further evaluation by a specialist.

5. When do I get the report?

On site immediately following the inspection. (I fill out the report along the way.) Digital photographs will be emailed that night if time is of the essence. A CD with all the photographs and much other useful information will go in the mail the next day. See question 8 if you cannot attend the inspection.

6. What's included in the inspection fee?

See Home Inspection Report for more details. You get several hours of my time to ask questions and pick my brain while I inspect, a customized multi-part written report in a tabbed three ring binder, a "Home Systems Guide (How to Operate Your Home)" booklet, a personalized CD with all your photos plus more, free lifetime "technical support" (by phone or email) for your home's operating and maintenance issues, and a great website (to refer your friends, family and associates to!).

7. Do you take pictures?

Yes, digital photos. The written report is supplemented (separately) by dozens of photos (most annotated) that explain, the way only a photo can, the defect or the operational/maintenance issue in question. I take exterior shots plus as many shots as there are noteworthy defects, non-standard installations, problematic areas, water leaks, noteworthy maintenance/operational factors, etc. With your address and permission I can email the photos to you that night either full-sized (if you have broadband) or resized smaller (for dial up users). I do not print them out. They are included as part of my total report by way of CD sent the next day in the U.S. mail. This product is hugely appreciated judging by the feedback I receive.

8. Who should attend the inspection? What if I cannot?

Typically the Client(s) and his/her Agent should attend. The seller/owner is welcome to be present as well. The inspection report is far more valuable with a personal verbal report to go along with it. Also, the home inspection is an education process about the home and its components and that value would be lost to the Client in his/her absence. In any case, someone needs to let me into the property and an inspection agreement must be signed before the inspection begins. I ask that you refrain from bringing all your relatives and friends unless your Agent and the Seller give you the ok-out of respect for the owner's property and to keep the process moving along.

Although you get the most value by attending the inspection, sometimes you simply cannot be there. In that case, I will do the inspection, usually with your agent being there. Depending on what you want I can leave the report with the agent or send it Priority Mail the next day (2 day delivery typical). In the meantime, I email you all the pertinent photos right away. Once you receive them I can call you and discuss the photos one by one, along with anything else in the report not covered by the photos. You will have a very good feel for the house after this, and will be able to make a decision, in the case of a contingency clause. If I must I can also fax the pages, but being 19 pages, this takes time. I add a small fee if I must mail the report to cover postage. Scanning the report is labor intensive and the resultant files are excessively large and not practical to email.

9. How long does it take?

So much depends on the size, age, and complexity of the house as well as who is present or not present, vacant or occupied and if occupied is it max clutter or a Fung Shui home, well cared for or never seen a minute of maintenance. That said most inspections take no less than about 2.5 hours and go up from there. My average inspection in 2005, for instance, took 3.5 hours. Crawlspaces take more time than basements or slabs. Older homes take longer than newer ones. Vacant houses go faster than occupied homes. Large, mean dogs slow down the process (I love dogs by the way) as does foul weather. Occasionally there is a hint of pressure, usually from agents, to go fast(er) but I will not go faster than is consistent with a thorough and complete inspection. I owe that to my clients and it is time well spent! In fact I will spend as much time with you as is needed--I try to keep my inspections widely spaced to allow for this, but occasionally I will have to move along.

Occasionally Asked Questions

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1. How do I pay?

Payment is requested immediately following the inspection by cash or check. Credit card is not accepted.

2. Do you check the foundation?

Absolutely, to the extent possible. Most foundations are 80-90% underground and naturally cannot be inspected on the outside. On the inside the foundation walls may be covered with insulation, paneling or drywall or loaded up with the occupants' belongings and therefore cannot be seen. Inspections are not invasive and I cannot risk damaging anything to get to it, nor do I move the occupants' belongings. That said, I can usually get a pretty good feel of the condition of a foundation from other clues and the total picture. Moisture and movement cause problematic cracks--I look for these clues.

3. Do you climb the roof?

While it is ideal to be able to inspect all parts of every roof in detail it also can be unsafe to the inspector as well as damaging to the roofing material. Weather, lighting, slope, access, condition of sheathing, etc. all go into deciding whether to walk a roof or not. I do not allow anyone to use my ladder to climb the roof due to the significant safety issues and liability.

Many roofing types are particularly susceptible to damage from walking on or slippage due to defective/missing fasteners and will not be walked: Slate, Clay/Concrete Tile, Fibrous Shingles, Metal (some are not designed for foot traffic--judgment call).

I will most likely walk: Flat/Low Slope roofs (assuming access can be gained), Asphalt Shingle roofs (IF accessible by a 17 foot ladder, dry, not over 6/12 pitch and deemed survivable should a fall occur), Wood Shingle/Shake under some circumstances (easy to damage and to slip on).

4. I don't need a full inspection, but only a few items checked. Can you do that?

I can come out and just check specific items for you. But it has to be very clear what I am inspecting and everything else will be clearly disclaimed. For liability reasons, if it's not a full inspection then it must be limited to clearly delineated and specifically named items that you want inspected. In most cases it will not save you a lot of money and it's really worth the few extra dollars to have a full blown inspection. You'd be surprised what you might learn.

5. Do you write down all the cosmetic defects? I want EVERYTHING noted.

Cosmetics (scratches, blemishes, smudges, nicks, variations in paint, stains, etc) are highly subjective in nature and are therefore not included in an inspection. What may be acceptable to me may not be acceptable to you. Everyone's standards for such things are different. For a pre-existing home the list of cosmetics could be extraordinarily long.

6. Can I get a copy of the report over the internet or can it be faxed?

I believe the written report is more lasting and easier to read and thus is not available in an electronic format. Therefore I have no efficent way to send it via email or have it available on my web site. If I must I can fax the 19 pages but this takes time. Scanning the report is labor intensive and the resulting files are excessively large and not practical to email. I continuously evaluate computer generated reports but still believe that they are filled with too much irrelevant verbiage and disclaimers that the real issues get lost in the voluminous presentation.

Rarely Asked Questions

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1. Why must the utilities will be on?

Without the utilities on (gas, water and electric) major components of the house cannot be checked and would require a return, at an additional fee, to complete the inspection. Pilots need to be lit and all circuit breakers and systems need to be on. I cannot inspect a system that is off and will not turn the system on myself if I don't know why it was off (electrical short? leaking pipe? gas leak?). Additionally, power needs to be on for heat pumps at least 12 hours in advance in order to safely operate them in weather below 65 degrees (compressor sump heater). So, please check with your agent and/or the owner before the inspection to assure all utilities will be on.

2. What safety precautions will I be asked to follow during the inspection?

ROOF: It is company policy NOT to allow anyone to use a company ladder for access to the roof.

ATTIC: The ladder may be used to look into the attic but not to access it, unless there is a clear and sturdy walking path in the attic.

CRAWLSPACE: For crawlspace access, BHI will brief the client on the potential hazards (water, sewage, electrical hazard, suspicious substances, rodents, spiders, snakes, etc) but will allow accompaniment if such hazards are acknowledged.

ELECTRICAL: For service panel access, and exposed furnaces BHI will caution clients and others around to keep a safe distance. Absolutely no fingers within 12" of the service panel when open.

3. If you find defects can I hire you to fix them?

No. The Virginia Standards of Conduct and NACHI's Code of Ethics that I abide by do not allow me to work on any house for a period of one year following the inspection. This is to prevent a conflict of interest.

4. Why can't the air conditioning be checked in cold weather?

Due to the design of air conditioning units and dual mode heat pumps the AC side cannot be checked if the temperature at the unit has not been at least 65 degrees for 1 to 2 hours. Damage to the compressor may result if operated in AC mode in cold temperatures due to the refrigerant possibly turning to a liquid state and compressors cannot compress liquids. Additionally, power to the unit must be on for at least 12 hours to activate the preheater circuits when in heat pump mode.

5. What if the inspector finds something wrong?

Every house has something wrong with it. In fact, probably quite a few things and this is to be expected. A home does not pass or fail an inspection. My report will document the "wrong" things (those that are visible on the day of the inspection, that is!) and it is up to you what to do with that information. Everything is negotiable in real estate. You may ask the seller to fix one or more of the items or you may not, happy just to know what you are buying (a seller's market will be harder than a buyer's market to insist on fixes).

6. Do you offer any guarantees?

Not officially. A home inspection is not meant to be an insurance policy, a guarantee, a warranty, a declaration of code compliance or a certification of any kind. However, I do guarantee that I will give you an objective evaluation and that it will be money well spent!

7. What does continued "technical support" mean?

For as long as you still own the house I inspected (and mention my name to family, friends and associates!) feel free to call or email me with your questions. I keep the photos I take indefinitely so I can recall your home for years down the road to help you with an operational or maintenance situation, and of course if you have any questions whatsoever about the report or what's in it.

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