3. Does your firm offer a written guarantee on the inspection?

It's best to hire an inspection company that offers a formal, written guarantee along with the inspection, although not many do.

4. How long does the inspection take, can I accompany the inspector, what type of equipment do they use
   and are the updated plus knowledgeable in the inspection business?

A professional inspection of the average house takes about two to three hours. Be skeptical of home inspectors who don't want you to tag along. Inspectors who invite the home buyer along will often offer valuable maintenance tips.

A good inspector will have the most updated equipment available to him or her and to be proficient in its use.

5. What type of a report will I receive and when will I receive it?

There are various types of reports given by professional inspectors, including typed narrative (sent to the home buyer within a week) and on the spot written reports for those who need or want the information as soon as possible.

Don't accept a verbal report without a written backup, since you will have no record of the inspector's findings for future referral.

Home Inspectors should use a format, which is filled out on the spot and is presented to the client at the time of the inspection plus, they should explain it.

6. Is the inspector trained or certified in home inspection by a recognizable organization, such as the National Institute of Building Inspectors (NIBI), or the American Home Inspectors Institute (AHII), or the American Society of Home Inspectors (ASHI), or National Association of Home Inspectors (NAHI)?

With no official government regulation of the home inspection industry, certification by one of these organizations ensures that the inspector meets strict guidelines set forth by the largest and most reputable home inspection organizations in the country.

Things to be aware of while Inspecting a Home

Looking for the right house, condominium, or other type of residential property can be a difficult process for those who are not experienced in the many technical aspects involved. Most purchasers have to make a number of decisions, which are both emotional and technical in nature; and the best and easiest way to complete a successful purchase is with the help of a real estate licensee who has the training and experience necessary. 

There are many things for prospective purchasers to observe and consider when looking at house, condominium, townhouse, manufactured home, and mobile home, even duplex, triplex, four-plex properties.

Things to consider on the exterior of the property

1. Siding: Look for cracks, loose pieces, lifting, or warping.

2. Paint: Look for peeling, chipping, blistering, stains, and any indication of damage.

3. Foundation and exterior surfaces: Check for cracks and holes, areas not level or uneven, loose or missing stucco or mortar.

4. Porch or entrance area: Examine steps, handrails, posts, and look for loose or unsafe features.

5. Roof: Look for worn or bald spots, any missing shingles or tiles; determine age.

6. Chimney: Look for tilting, cracks, and any missing bricks or mortar.

7. Gutters and downspouts: Check for signs of leaks, rusting, and condition of joints.

8. Windows and screens: Look for broken glass or screens, crank handles, if any; check for proper caulking.

9. Walls and fences: Look for holes and any missing fencing or rotted posts.

10. Driveways and sidewalks: Check surface condition and look for holes or cracks; check for levelness.

11. Proper drainage: Water from rain should flow away from property. 

12. Lot and landscaping: Check condition of grass, shrubbery, plants, and trees. Check root condition of especially large trees close to any buildings.

Click Here - Information on the Exterior of the Property!

Things to consider on the interior of the property

1. General plan: The traffic pattern and layout of rooms is important.  Observe the general condition with respect to maintenance and repair.

2. Living/dining/family room areas: Size and design should be large enough for particular requirements and conveniently located.  Any fireplace should have a damper that works and a clean chimney.

3. Bedrooms: Number should be adequate for present and future uses, with each having an outside window, proper closet space, and entry off a hallway.

4. Bathrooms: An adequate number of bathrooms is very important and every floor should have a bathroom facility. Check for cracks in tiles, signs of leaks, how long it takes to get hot water, and proper ventilation.

5. Kitchen: Check appliances such as stove, refrigerator, disposal, dishwasher, and microwave for age, and inquire about present age, condition, and any warranties in effect.  Check amount of shelf and counter space, electrical outlets, and storage areas.   If a separate breakfast room is not available, there should be adequate space for a kitchen eating area.

6. Walls and ceilings: Look for major cracks, loose or falling plaster, and any signs of leaks or stains.

7. Windows and doors: Check to see that windows and doors have adequate locks and open and close properly.

8. Floors: Walk and jump lightly on floors to determine any movement; check for levelness or bowing.

9. Stairs: Check for any loose treads or handrails.

10. Basement: If applicable, basement area should be checked for signs of water leaking, dampness, flooding, dry rot, termites, and for adequate lighting.

11. Attic: If applicable, the attic should be checked for signs of leaks and any rodent or insect infestation, and if insulated, check type and quantity.

12. Plumbing system: Check type of water pipes and sewer lines, that can be seen, look for rusting or leaking; turn on faucets to test water pressure; look for clogged or sluggish drains or dripping faucets.

13. Electrical system: Check load center and observe if there are fuses or circuit breakers; check age and look for signs of wear or exposed wires.

14. Heating system: Check the type of heating system such as warm air, hot water, or electrical, and determine age and condition.  Check for gas leaks and cracked heat exchanger.

15. Water heater: Check for signs of leaking or rusting.  Determine capacity and recovery rate, age, and condition.

16. Air conditioning or cooling system: If applicable, check type of air conditioning or cooling system, age, condition, freon, and leaks.

    Click Here - Information on the Interior of the Property!

    Ten Most Frequent House Problems

    Surveys by U.S. home inspectors resulted in a list of the most frequently found problems in the homes they have inspected:

    1. Improper Surface Grading/Drainage
    This was by far the most frequently found problem, reported by 35.8% of the survey respondents. It is responsible for the most common of household maladies: water penetration of the basement or crawl space.
    
    2. Improper Electrical Wiring
    A significant number (19.9%) chose this item as the most common home defect, which includes such situations as insufficient electrical service to the house, inadequate overload protection, and amateur, often dangerous, wiring connections.
    
    3. Roof Damage
    Although reported by only 8.5% of the respondents as the most common problem, roof leakage, caused by old or damaged shingles or improper flashing, was considered by CAHPI members to be a frequent problem.
    
    4. Heating Systems
    Problems in this category include broken or malfunctioning operation controls, blocked chimneys, and unsafe exhaust disposal.
    
    5. Poor Overall Maintenance
    Even the novice home buyer is usually aware of this situation, demonstrated by such signs as cracked, peeling, or dirty painted surfaces, crumbling masonry, makeshift wiring or plumbing, and broken fixtures or appliances.

    6. Structurally Related Problems
    Many houses, as a result of problems in one or more of the other categories, sustain damage to such structural components as foundation walls, floor joists, rafters, and window and door headers.
    
    7. Plumbing
    Though never ranked by the respondents as a Number One problem, plumbing defects still rank high among the house problems encountered, and include the existence of old or incompatible piping materials, as well as faulty fixtures and waste lines.
    
    8. Exteriors
    Flaws in a home's exterior, including windows, doors, and wall surfaces, are responsible for the discomfort of water and air penetration, but rarely have structural significance. Inadequate caulking and/or weather-stripping are the most common culprits.
    
    9. Poor Ventilation
    Perhaps due to overly ambitious efforts to save energy, many home owners have "over-sealed' their homes, resulting in excessive interior moisture. This can cause rotting and premature failure of both structural and non-structural elements.
    
    10. Miscellaneous
    This category includes primarily interior components, often cosmetic in nature, which were not found frequently enough to rank individually in our survey.
    
    NOTES:
    (a) It is significant that within this list of ten problem categories, at least four are directly related to the damaging effects of water. It is apparent, therefore, that after a home is built (presumably in a structurally sound manner), keeping water out is the homeowner's most important - and continually challenging - objective.

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