Potthoff Professional Inspections

WHAT IS A HOME INSPECTION?

A home inspection is defined as an objective visual examination of the physical structure and systems of a home, from the roof to the foundation.

In layman’s terms, having a home inspected is akin to giving it a physical check-up. If problems or symptoms are found, the inspector may recommend further evaluation.

As a home buyer/seller or real estate professional, you have a right to know exactly what a typical real estate inspection is. The following information should give you a better understanding of exactly what your inspector should (and should not) do for you during the course of a home inspection.

First and foremost, an inspection is a visual survey of those easily accessible areas that an inspector can clearly see. No destructive testing or dismantling is done during the course of an inspection, hence an inspector can only tell a client exactly what was clearly in evidence at the time and date of the inspection. The inspectors eyes are not any better than the buyers, except that the inspector is trained to look for specific tell-tale signs and clues that may lead to the discovery of actual or potential defects or deficiencies.

The average time for an inspection on a typical 3-bedroom home usually takes 2 to 4 hours, depending upon the number of bathrooms, kitchens, fireplaces, attics, etc., that have to be inspected. Inspections that take less than two hours typically are considered strictly cursory, "walk-through" inspections and provide the client with less information than a full inspection.

All inspectors provide clients with reports. The least desirable type of report would be an oral report, as they do not protect the client, and leave the inspector open for misinterpretation and liability. Written reports are far more desirable, and come in a variety of styles and formats.

The following are some of the more common types of written reports:

1. Checklist with comments
2. Rating System with comments
3. Narrative report with either a checklist or rating system
4. Pure Narrative report

Inspectors typically do not provide warranties or guarantees with their inspections and reports. Buyers should therefore not rely on the inspection as any form of insurance policy against any latent, hidden, concealed or future defects and deficiencies.

The standard home inspector's report will review the condition of the home's heating system, central air conditioning system (temperature permitting), interior plumbing and electrical systems; the roof, attic, and visible insulation; walls, ceilings, floors, windows and doors; the foundation, basement, and visible structure.

The following are also some key items that buyers should remember and consider when reviewing their inspection reports:

The purchase of a home is probably the largest single investment you will ever make. You should learn as much as you can about the condition of the property and the need for any major repairs before you buy, so that you can minimize unpleasant surprises and difficulties afterwards.

Of course, a home inspection also points out the positive aspects of a home, as well as the maintenance that will be necessary to keep it in good shape. After the inspection, you will have a much clearer understanding of the property you are about to purchase.

If you are already a homeowner, a home inspection may be used to identify problems in the making, and to learn preventive measures that might avoid costly future repairs. If you are planning to sell your home, you may wish to have an inspection prior to placing your home on the market. This will give you a better understanding of conditions which may be discovered by the buyer's inspector, and an opportunity to make repairs that will put the house in better selling condition.

The inspection fee for a typical one-family house varies geographically, as does the cost of housing. Similarly, within a given area, the inspection fee may vary depending upon the size of the house, particular features of the house, its age, and possible additional services, such as septic, well, or radon testing. It is a good idea to check local prices on your own.

However, do not let cost be a factor in deciding whether or not to have a home inspection, or in the selection of your home inspector. The knowledge gained from an inspection is well worth the cost, and the lowest-priced inspector is not necessarily a bargain. The inspector's qualifications, including his experience, training, and professional affiliations, should be the most important consideration.

Choose a home inspection company with top credentials. You have a goal, you want to be well informed, and you want to make a wise investment. Choose a home inspection company that understands your needs and will work with you to help you meet your goals.

Be sure that your home inspection report will be a detailed written report, not a handwritten checklist that is given to you at the conclusion of the home inspection. A checklist may be void of details and may not provide all of the information advice you need.

Don't be confused by home inspector "certifications" offered by, or sold by trade societies or companies, or obtained via home inspection home study courses, certifications are available to anybody, a high school diploma is not a requirement and certifications can be readily purchased. Choose an ISHI Certified member that follows strict Operating Principles and Inspector Standards.

Be sure to attend the home inspection; the inspection should take about two hours. One picture is worth a thousand words, and this is a unique opportunity to learn about your new home and its systems.

The home inspector should be fully equipped with necessary tools including electrical testers, a fuel gas and carbon monoxide detector, moisture meter, ladder, inspection mirror, flashlight, level, and other home inspection tools.

No questions are foolish ones. Learn as much as you can from the home inspector during the inspection.

"Location, Location, Location." You’ve heard that often enough when looking for a home. But once you find the home that’s right for you, there’s nothing more important than Foundation!

You need to know that the home you are purchasing is properly leveled (that's an important reason for retaining the services of a home inspection company an ISHI-Certified PhI Member).

The physical, plumbing, heating, air-conditioning, and electrical systems should be thoroughly inspected and evaluated. The home inspector should look for aluminum electrical distribution wires, electrical systems that are not adequate for modern usage, lead and galvanized steel water supply pipes, aged and inefficient heating and air-conditioning systems, etc.

The home inspector should be able to include an inspection for wood-destroying insects that will be accepted by your mortgage lender. Let the inspector know up front so that he can bring along a qualified specialist.

If the home has a well and/or septic system, these systems should also be able to be evaluated. Please let the inspector know up front so that he can bring along a qualified specialist.

Where applicable, testing underground storage tanks, testing paint for lead, testing drinking water for lead, testing well supplied drinking water for bacteria, testing for radon gas in air, testing for urea formaldehyde foam insulation, etc. Please let the inspector know up front so that he can bring along a qualified specialist.

The home inspection report should be available the next working day after the home inspection but a full verbal report should be obtained at the conclusion of the home inspection.