What to Expect

Property Inspection

An inspection is a thorough, unbiased, professional assessment of the property's condition.  Based on the size and condition of the property, an inspection will take a minimum of 2.5 hours.  At the conclusion of the inspection, I will be available to walk around the exterior and through the interior of the property, pointing out and discussing the deficiencies found.  Within 24 hours (generally by the next morning) a report of my findings will be sent to you, the client, via email.


******PAYMENT IS EXPECTED PRIOR TO THE RELEASE OF THE REPORT******


A HOME INSPECTOR CAN NOT LEGALLY SEND A COPY OF THE INSPECTION REPORT TO YOUR AGENT WITHOUT YOUR CONSENT.


The components to be inspected include:


STRUCTURAL COMPONENTS – including foundation, framing, floors, walls, and ceilings. 


EXTERIOR OF STRUCTURE – including siding, entryway doors, decks, steps, eaves, soffits, and facias. Vegetation, grading, surface drainage, retaining walls, walkways, patios, and driveways will also be inspected.


ROOFING – including roof coverings, vent boots, guttering, flashing, skylights and chimneys. ​ 


PLUMBING –  including interior water supply and distribution system, interior waste drains and plumbing vent system, water heater, fuel storage and distribution system, and sump pump. ​ 


ELECTRICAL –  including service entrance conductors, service equipment, main distribution panels, sub panels, voltage ratings, ceiling fans, lighting fixtures, switches, receptacles, ground fault circuit interrupters, arc-fault breakers, smoke and carbon dioxide detectors. ​ 


HEATING –  including permanently installed heating system and its controls,  fireplaces, chimneys, the heat distribution system, including fans, ducts, and automatic safety controls. ​ 


AIR CONDITIONING – including normal operating control of the central air conditioning system and the distribution system.  


INTERIOR –  including trim, walls, ceilings, flooring, stairs, cabinets and vanities, countertops, doors and windows.  


INSULATION AND VENTILATION –  including insulation, vapor barriers, ventilation of attic and foundation, kitchen, bathroom and laundry venting systems.  


BUILT-IN KITCHEN APPLIANCES –  including the observation and operation of dishwasher, range, trash compactor, garbage disposal, exhaust fans, permanently installed microwave ovens, and any additional built-in appliance that conveys with the property.


OTHER ITEMS INSPECTED (not covered by the Standards of Practice)-  including fencing, saunas, storm shelters, irrigation systems, and permanently installed hot tubs and swimming pools. 

Microbial Assessment/ Testing

When dealing with a potential mold damage, several factors are taken into account to determine what actions the Inspector will recommend.


INITIAL MICROBIAL ASSESSMENT - includes a non-destructive visual assessment of the suspected area and may include other non-destructive instruments such as a moisture detection meter and thermo-imaging camera.  In certain cases (where required) air or surface samples may be requested or required.  If no test samples are performed, the client can expect to receive a report, via email, within 24 hours (generally the following morning) that will include a recap of the inspection, and if necessary, a protocol for remediation.  If test samples are taken, they will be sent via Fed-Ex to a Certified Lab for processing.  Once the test results are available (generally within 48 hours), the client will receive a recap of the inspection, protocol if necessary, and a copy of the test results, via email.  


POST- REMEIDATION (CLEARANCE) ASSESSMENT-  this type of assessment is typically performed after remediation (by a qualified mold remediation company).  It generally includes a visible inspection of the area remediated, along with test samples to corroborate the findings of the visible inspection.  It may include the use of a moisture detection meter and thermo-imaging camera.  The test samples will be sent to a Certified Lab, via Fed-Ex, to be processed.  Once the lab results are available (generally within 48 hours), a written report, along with the test results, will be sent to the client via email.  


A WORD ABOUT TEST SAMPLING


In my personal opinion, test samples are not always necessary.  Now, that may seem a little bizarre coming from an Inspector; however, I can assure you there are times when they are.  In the case of an Initial Assessment, if there are visible signs of microbial growth, the probability that a remediation protocol will change based on the results of test sampling is less than 1%.  Some clients, as well as insurance companies, may request or require sampling be performed in the Initial Assessment, to which I am more than happy to provide. 

 

With that being said, I am a firm believer that a minimum of 2 (two) test samples should ALWAYS be performed during Post-Remediation Assessments.  One sample should be preformed in the affected area and one in the unaffected area (or outside, if necessary).  The results of these samples provide a tangible value to the work that was performed by the remediation company and provides verification to the client, possibly the insurance company, and the potential buyer (if the client chooses to sell their home), that the issue has been addressed properly.


Moisture Investigation

A moisture investigation is typically a non-destructive assessment of a potential water intrusion. These type of inspections typically include visible observation and the use of a moisture detection meter (and possibly a thermo-imaging camera).  They are limited in scope due to the non-invasive procedures and the mechanical limits of the equipment employed.  Destructive (removal of affected materials) assessments can be performed, provided all parties are in agreement with the procedures involved.  Once the assessment has been performed, a written report will be available to the client, via email, within 24 hours (generally by the next morning).

Lead Testing

While lead based paint has not been manufactured in the US since the late 1970's, some of the older homes in existence may have been painted with this type of paint (either exterior or interior).  Testing typically involves removal of paint chips from the suspected area and testing performed by a Certified Lab.  Once the results are available, a written report (and protocol- if necessary) will be provided to the client, via email.

Re-inspection

This is an inspection that revisits the items that were found in the Pre-Purchase Inspection that the Seller and Buyer agreed should be fixed prior to Closing.  The purpose of this type of inspection is to ensure that the repairs have been made in accordance with today's building practices.  A written report is provided to the client within 24 hours (generally the next morning).