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.
Inspectors base their inspections on the current industry standards
provided to them by their professional societies. These Standards tell
what the inspector will and can do, as well as what the inspector will
not do. Many inspectors give a copy of the standards to their clients.
If your inspector has not given you a copy, ask for one, or go to the
American Home Inspector Directory and look for your home inspectors
association.
The Industry Standards clearly spell out specific areas in which the
inspector must identify various defects and deficiencies, as well as
identifying the specific systems, components and items that are being
inspected. There are many excluded areas noted in the standards that
the inspector does not have to report on, for example; private water
and sewer systems, solar systems, security systems, etc.
The inspector is not limited by the standards and if the inspector
wishes to include additional inspection services (typically for an
extra fee) then he/she may perform as many specific inspection
procedures as the client may request. Some of these additional services
may include wood-boring insect inspection, radon testing, or a variety
of environmental testing, etc.
Most inspectors will not give definitive cost estimates for repairs and
replacements since the costs can vary greatly from one contractor to
another. Inspectors typically will tell clients to secure three
reliable quotes from those contractors performing the type of repairs
in question.
Life expectancies are another area that most inspectors try not to get
involved in. Every system and component in a building will have a
typical life expectancy. Some items and units may well exceed those
expected life spans, while others may fail much sooner than
anticipated. An inspector may indicate to a client, general life
expectancies, but should never give exact time spans for the above
noted reasons.
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.
Many inspectors belong to national inspection organizations such as
ISHI, ASHI, and NAHI. These national organizations provide guidelines
for inspectors to perform their inspections.
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
Four key areas of most home/building inspections cover the exterior,
the basement or crawlspace areas, the attic or crawlspace areas and the
living areas. Inspectors typically will spend sufficient time in all of
these areas to visually look for a host of red flags, telltale clues
and signs or defects and deficiencies. As the inspector completes a
system, major component or area, he/she will then discuss the findings
with the clients, noting both the positive and negative features.
The inspected areas of a home/building will consist of all of the major
visible and accessible electro-mechanical systems as well as the major
visible and accessible structural systems and components of a building
as they appeared and functioned at the time and date of the inspection.
To locate a home inspector near you go to the American Home Inspector
Directory a national database of home inspectors. Their directory list
home inspection companies by state or zip code. Search for you home
inspector is free. They have members from ASHI, NAHI. ISHA and
independent inspection organizations.
Article Submitted by:
The American Home Inspector Directory
