Frequently Asked Questions
I walked through the house, it looks fine. Why should I get a home inspection?
One of the most expensive and important purchases you will ever make will be your home. However, unlike the guarantee a buyer receives with most purchases, there's no money-back guarantee or return policy if you're not satisfied with your recently purchased home. Once you buy a home, you're on your own to maintain it, repair it, anticipate problems and pay the bills. This is why it's best to know as much as you can about potential problems before you make the commitment to buy.
A home inspection is an excellent tool for you to take advantage of. Allow me to perform a comprehensive visual inspection of your new home before you decide to purchase. I'll determine the components that are not performing properly as well as items that are beyond their useful life or are unsafe. I will also identify those areas where repairs may be needed now or where there may have been problems in the past.
If you are currently a home owner and looking to sell your house, you may want to get the home inspected before putting it out on the market for an opportunity to make repairs that will put the house in better selling condition. I will give you a better understanding of the conditions which may be discovered by the buyer's inspector. Allow me to assist you in turning your home into a buyer friendly home.
Can I do the Home Inspection myself?
If you would like to do the home inspection yourself, that's fine. But remember, you must be able to open the electric service panel and determine whether there are any wiring violations. You must be able to walk the roof surfaces to determine the condition of the roofing material, flashing and drains, while noting defective conditions and any faulty methods of installation. You must evaluate the plumbing fixtures, supply lines, waste lines and gas piping to determine their operational condition and their compliance with accepted building standards. You must inspect the heating system to determine its functional condition and identify any of a long list of potential safety problems. You must also crawl under the building and through the attic, searching for and recognizing a vast number of potential construction defects. And hopefully you can locate the Asbestos and other hazardous materials within the home. A complete list of likely problems could easily fill a book.
A home inspection is the process of investigative discovery. It involves a serious observation with a trained eye, recognition and conclusive evaluation of countless related and seemingly unrelated conditions. It requires numerous judgments and decisions as to degrees of severity, proposed means of correction, advisements for further evaluation when necessary, warnings of inherent risks to life and property and the likelihood of future problems.
I can recognize and identify defects in every imaginable situation within the realm of modern and not-so-modern housing. When buying a home, it is best to engage the services of a qualified, experienced home inspector such as myself. You will not regret it.
The house is brand new, why should I hire a home inspector?
The belief that any new product is free of defects and necessarily flawless runs contrary to common sense and experience. The return counter at any department store provides ample evidence of this fact. When applied to new homes, the belief that new means perfect can lead to costly mistakes.
Many home buyers feel that they do not need to employ a professional home inspector because municipal building inspectors regularly inspect new homes. Let me personally tell you that a municipal inspection is definitely not enough. Home buyers need to understand that many building inspectors are seeing over 10 homes a day and are normally only inspecting to see that the builder meets the minimum code requirements. The municipal inspector is not looking at specific construction practices that tend to determine if a home is going to be a trouble-free investment or one that will require significant modification and repair in the future. As I previously mentioned, they are primarily code inspectors. In the past, I've picked up on many building or safety infractions that municipal building officials had totally missed.
Another interesting fact is, anyone who has worked in the construction field can tell stories of the shortcuts and human errors that routinely occur, even on the best built of homes. Workmen have bad days, materials can have defects, details can be overlooked, components can be omitted, and municipal building inspectors can have too little time to check every nook and cranny within the house.
So the choice is yours. If you still would like to take chances on waiving your home inspection on your newly constructed home, I seriously think you're making a big mistake and I honestly wish you the best of luck.
What does a home inspection include?
I will thoroughly inspect everything that makes up the House. Over 400 items are inspected throughout your property to include the following...
Electrical - All accessible wiring from the Street to the interior Receptacles
Roof, Trim, Vents & Proper Flashings
Gutters and Exterior Drainage
Driveways, Walkways and Grading
Chimney, Dormers & Skylights
Siding, Windows and Flashings
Garage Doors, Sensors & Openers
Decks, Stoops, Porches and Patios
Interior Walls, Floors and Ceilings
Plumbing Piping / Waste & Supply
Kitchen and Bath Fixtures
Windows, Doors and Locks
Structure, Foundation and Framing
Heating & Air Conditioning System
Water Heating System
Water, Gas and Electrical Shut-offs
Fireplace, Damper Door and Hearth
Attic Insulation, Ventilation & Leaks
Basement and/or Crawlspace
Accessible Sump Pump floats
All Safety Concerns will be addressed
See NACHI standards of practice for a complete list of the systems covered in a home inspection.
Should I be there at the home inspection?
Yes indeed. It's not required, but it is very much to your advantage to be present from start to finish. It's a lot easier to explain a home when you (the Buyer) are actually there on site! If you cannot make it, then please have someone you know on site to represent you, so that I can explain the property and go over any items that may need attention.
I'll slowly walk you through your perspective home and help you understand the house while I provide you with a wealth of knowledge that's hard to acquire any other way. After walking you through the home, you'll be able to clearly understand the inspection report, and know exactly which areas need your attention and there will be no surprises later on. Additionally, I can give you answers to your questions, tips for home maintenance, and a lot of general information that will assist you when you move into your new home. Most important, you'll see the home through the eyes of an objective third party.
When is the best time to schedule a home inspection?
The best time to schedule a home inspection is right after the offer to purchase contract is signed, prior to executing the final purchase and sales agreement. However, before you sign the offer to purchase contract, be sure that your Realtor includes an inspection clause in your contract making the purchase obligation contingent upon the findings of a professional home inspection. This clause should specify the terms to which both the buyer and seller are obligated.
How long will the home inspection take?
The time will vary depending on both the size and condition of the home. For most single family homes, 3 hours is pretty typical for me. But for larger homes and multi-family homes, or homes in poor condition, it may take longer. Small condominiums usually take anywhere from 1 to 2 hours, depending on the conditions. These times are for the inspection alone. Your report will be reviewed and professionally prepared at our facility. Our reports are very thorough any we usually do not get many questions after the report is delivered electronically.
What does your report consist of?
Your report is compiled and prepared by myself at my office after your inspection. All of our reports are delivered electronically so that you can easily make as many personal copies as you would like. I do not use report checklists that other inspectors use as a finished report. Although this type of report can be delivered to you immediately, on site after your inspection, it is after all just a pre formatted checklist in which the inspector checks off items that need attention. House To Home Inspections thinks you deserve more than that. If you want the thorough est inspection with the thorough est inspection report, we are the way to go! If you want speed and hast, it would be to your benefit to look to another company.
Our reports are narrative style inspection reports which enable us to give you a thorough explanation of the defects that we have found. Generally, our inspection reports are around 40 to 50 pages long and require a table of contents (provided). Our reports generally consist of 15 to 20 digital photos pointing out the areas that will need your immediate attention. Our report also includes a maintenance advice section that will help keep your mechanicals in top shape as well as a copy of our standards of practice for your reference.
For a reduced sized sample report, (by 50%-for faster loading) please click here.
What if the report reveals problems?
The primary objective of a home inspection report is to provide you with detailed information about the home and to point out any major defects before you purchase it. Remember, all homes have defects; the perfect home just does not exist. Potential home buyers often incorrectly view my inspection report as a mandatory repair list for the seller. The fact is that sellers are not required to produce a flawless house. They have no such obligation by law or by contract; therefore, most repairs are subject to negotiation between you and the Seller.
Typically, buyers will request that various conditions be repaired before the close of escrow, and sellers will usually agree to some of those demands. But with most building defects, sellers make repairs as a matter of choice, not obligation, in order to foster good will or to help accomplish the sale. Sellers can refuse any repair demands except where requirements are set forth by state law, local ordinance or the real estate purchase contract. Purchase contracts usually stipulate that safety issues be resolved, fixtures working, windows not be broken, and that there be no leaks in the roof or plumbing.
Before you make any demands of the seller, try to evaluate my inspection report with an eye toward problems of greatest significance. Look for conditions that compromise health and safety or involve potential or active leaks in the plumbing or the roof. Most sellers will address problems affecting crucial areas or items such as the roof, electrical, plumbing problems and big-ticket items such as the furnace and water heater. Your inspection report will not indicate whether or not the house is a good value. It is simply an objective report of its condition. Please consult with your Realtor to help you work through an appropriate repair request list to present to the seller.
What's the difference between a Home Appraiser and a Home Inspector?
Home appraisers are trained in the valuation of real property and are not home inspectors. Generally, real estate appraisers do not climb on the roof, remove the cover from electrical boxes or examine the furnace and appliances as would a home inspector. Home inspectors are trained to be experts in all facets of construction and conduct an on-site inspection to review your house as a system, looking at how one component of the house might affect the operability or life span of another. Appraisers perform a different service with a different level of expertise than a professional home inspector.
Will I be able to walk through the property again before closing?
In most cases, you'll be given the opportunity to inspect the home immediately prior to closing. This time, it's important to check on any work the seller agreed to have done in response to your initial home inspection. You should also carefully check the condition of walls and ceilings from which window treatments, pictures, or any other attached furnishings have been removed. If you find any problems, don't hesitate to bring them up at the closing. It's the seller's responsibility to correct them.
How do I schedule my home inspection?
You can contact me directly via email or telephone or you can just have your Agent contact me if it's easier for you. Be sure you set up an appointment with me as soon as possible; sometimes working around the schedules of everyone involved and the time constraints established in the purchase agreement can make it difficult.
What shall I do to prepare for the home inspection?
You, as the buyer (or your Real Estate agent) must obtain permission for me to enter the premises in order to inspect the property. It's helpful to notify the Sellers that all utilities must be on and all gas pilots lit prior to the inspection. I will be looking over all areas of the home and its mechanical systems. In order for me to complete the work properly, I must have access to all areas, including the attic, basement, garage, and all mechanical equipment. If I cannot gain access to certain components due to stored materials or some other reason, the inspection cannot be completed. This will be reported as "not inspected" and may create surprises for you when you do finally gain access to these areas.
When is payment expected?
Payment is expected at the end of your home inspection. I accept cash, check, money order or travelers checks. No credit cards please.
What if I have questions after my home inspection is complete?
If you have any questions before or after your inspection, my phone lines are open from 7:00 am till 7:00 pm. Telephone consultation is Free. I will be available for questions for as long as you own your home. I'll always give you the Personal Service you deserve.
How do I find a home inspector?
The inspector’s qualifications, including their experience, training and professional affiliations should be the most important considerations. The best source is a friend, or perhaps a business acquaintance, who has been satisfied with and can recommend a home inspector they have used. In addition, the names of local inspectors can be found in the Yellow Pages or the internet where many advertise under "Ohio Home Inspection ".
Whatever your referral source, you will want to make sure that the home inspector is a Member of the National Association of Certified Home Inspectors (NACHI) in order to be certain of his or her professional qualifications, experience, and business ethics.
I'm looking for a thorough inspection, how do I know you qualify?
Benefits of hiring House To Home Inspections
What does a home inspection cost?
Rates will vary from home to home depending upon the square footage and any optional services that the home buyer may want inspected. Beware! Choosing a home inspector based on price alone is like playing Russian roulette with your money and your home! Home inspectors who charge lower rates do so because they either do not have few satisfied customers who will refer them or because they are new to the industry. Inexperienced inspectors and those who charge less than the industry average do less, know less and therefore charge less. Why people would put their dream home at risk over a $25 to $50 price difference is beyond me! For the information gained from an inspection by House To Home Inspections and my report, will represent the smartest money spent on your home.
Avoid Price Shopping: Lower home inspector fees should be regarded with suspicion, as they often identify those who are new to the business or who do not spend sufficient time performing the inspection. A home is the most expensive commodity you are likely to purchase in a lifetime. One defect missed by your inspector could cost 100 times what you save with a "bargain" inspection. The best method of price shopping is to shop for quality. That?s what you'll receive with House To Home Home Inspections. Call me Today.
513-255-0298
1-866-PROBE-66 (toll free)
NACHI Certified Home Inspectors- West Chester OH
West Chester Ohio Home Inspector. Providing Home Inspection Services To West Chester And All Of Southern Ohio. Mold Radon testing Available. Termite Inspection Performed
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