Types of Inspections
- Buyers Pre-Purchase Inspection
- Sellers Pre-Listing (Disclosure) Inspection
- New Construction Phase (Quality Assurance) Inspections (go to)
- Owners Warranty/Anniversary Inspection (go to)
- Project Consultations (go to)
- "Home Owner's Manual" Consultation (go to)
- Give any as a GIFT! (go to)
Buyers Pre-Purchase Inspection: As part of the real estate transaction there is often a 7 to 10 day home inspection contingency clause whereby the buyer has the opportunity to have a professional home inspection and possibly to negotiate further based on the home inspection report. This is a complete and objective inspection of the entire house and its components and is done on behalf of and paid for by the buyer. It may also just be informational if the market isn't conducive to the inspection contingency. The inspection, like any listed here, is subject to limitations as outlined in the "Standards of Practice" and the "Inspection Agreement".
When you preflight an aircraft, training and experience allows the pilot to spot problems immediately and to notice when something is "not quite right". To a passenger all may seem normal but to the pilot an unusual vibration or noise, for example, is obvious. That's when the pilot calls for a mechanic--an expert in fixing the airplane. Such it is with home inspections--the house may seem fine to the casual observer but to the trained inspector many more noteworthy items become apparent and sometimes an expert (such as a licensed tradesman or an engineer) may have to be called in for further evaluation. The home inspection points out the minor stuff and determines if the major stuff needs further evaluation by an expert.
Sellers Pre-Listing (Disclosure) Inspection: A strictly discretionary inspection for the seller who sees the marketing advantage of a pre-inspected home. It's an opportunity to discover and fix before time is of the essence. In a buyer's market it gives you that edge in getting your home sold. No tense negotiations over defects, no lost sale/lost time because of a major defect you didn't know about, and, if your home inspection report is pretty "clean" you have the confidence that a buyer's home inspection will not "kill the deal".
New Construction Phase (Quality Assurance) Inspections: You're building a house--this is the perfect time to make sure it's done right and to minimize problems down the road. It's an opportunity to not only document with pictures and reports, but to correct or modify things along the way. Your home is perhaps just another house to the builder but it is the home to you. You alone care most about how it's built. Do you know what you are looking for when you visit the site? With "Quality Assurance" phase inspections you gain extra assurance that your home is being built "right". It's also an opportunity to learn about what's under the skin of the house as you go around with me during the inspection. It's a great time for Q&A about everything from drainage to the soon-to-be-hidden wiring and plumbing. I can come out at any time but typical times are when the foundation is in place and before backfilling. Then the "biggie" is the pre-drywall phase--structure, wiring, plumbing, HVAC--it's all visible for the last time. Finally, the pre-settlement ("final") inspection which is a full inspection. Normally cosmetic items, which are highly subjective in nature, are not included in home inspections but I do provide a convenient multi-part form (and painters tape) on which you can annotate everything that doesn't measure up to your standards while I look for all the non-cosmetic items. And as with all my inspections all the pictures I take go on CD for your permanent record, along with a host of other educational photos. See the tab "New Construction" for a lot more information.
Owners Warranty/Anniversary Inspection: You moved into a newly built home 10 months ago. You have a minimum 12 month warranty on your home whether the builder told you or not. You need to advise the builder before the 12 months are up of any defects, repairs needed, faulty equipment, etc., in order to get them fixed free of charge. You know the kitchen appliances work, and that there are no leaking ceilings, so why have an inspection on a brand new house? Well, especially if you never had new construction inspections along the way, this is your last chance to make sure the house was built right. Is the service panel wiring correctly grounded? Is there inappropriate notching in support structures where the plumber hacked away? Is all the duct work in the attic actually attached? Are any trusses "field modified" and thus weakening the structure? Any early signs of leaking around flashings and roof penetrations? You get the point--a home inspection now can save you thousands in repairs later on. Why not just give the builder a "punch list" and have him take care of it!
If I have done a Pre-Settlement Quality Assurance Inspection on your home, then I don't necessarily recommend paying me to come out and doing a complete home inspection again. We can discuss the options when the time comes based on your concerns, your experience with the house, your level of desire to "do-it-yourself" and the results of the last inspection.
Project Consultations: Having an addition put on by your hairdresser's husband's Uncle Louie? Not sure he is doing it right even though the price may be right? Or is the price going up and up and you are getting the feeling things are headed south? For a modest fee I can come out and inspect the work in progress, consult with you about what has been done or what should be done, give you ideas, feedback, support. I will give you a "field report" punch list of what I find. To keep the price down, no formal report is made, and probably no photos on CD (although I have a hard time not doing that, no matter what the fee), but I can save your day, if you call me soon enough!
"Home Owner's Manual" Consultation: Not all of us naturally know all about our house but we have a healthy curiosity or a responsible need to know more. Maybe you are divorced or widowed and for the first time need to know about how to really operate and maintain your home. Or you are deciding whether it's worth upgrading the house or moving and want to get a feel for the condition of the structure and its components. This consultation is customized to what you want to know but is still a full inspection of your home while educating you on its maintenance and operation--like that all knowing Uncle Frank would do for you if only he lived closer! Plus it's inexpensive if you don't require the written report to go along with it!
Give the GIFT that will last a life time (or at least as long as they own the home!): You may also give a home inspection or a consultation as a gift to your friend, or children, or even your elderly (and perhaps stubborn?) parents. Being a discretionary expense, some people forego a home inspection so this makes for a fantastic gift idea—something they might not ordinarily get for themselves but really need. The recipients are incredibly grateful and with my service they will benefit for as long as they own that home.