What is a "Home Inspection"? 

 A Home Inspection is defined as: "...A visual examination of any or all of the readily accessible physical real property and improvements to real properly consisting of four or fewer dwelling units, including structural, lot drainage, roof, electrical, plumbing, heating and air conditioning and such other areas of concern as are specified in writing to determine if performance is as intended."





Why do I need an inspection?

There are several good reasons to get a home inspection. A home purchase is one of the biggest financial decisions of your life. Before investing so much money in a home, having an impartial third party take a look at it may help protect you from making an unwise decision and possible major expenses in the future. It is not wise to gamble with such an important purchase, especially since the cost of an inspection is so low compared to the price of the home. A thorough inspection may reveal unsafe conditions such as fire hazards or possible carbon monoxide sources, or reveal things that are not visible to the average person, such as evidence of structural failure in a crawlspace, or unsafe wiring in the attic. Just as it is a good idea for a mechanic to inspect a pre-owned vehicle before it is purchased, a home should be inspected too, but the risks of not getting a home inspected are far greater. Another good reason to get an inspection is that you will also learn more about how your home works. An good inspector does not only point out things that are wrong with the home, but will also provide you with information about the home's various systems and components. You will learn what deferred maintenance requires attention, such as caulking and sealing around windows, or perhaps some general recommendations about the levels of insulation in the attic, or the slope of the grade around the home. These recommendations are typically what the majority of the report will cover, as well as any major defects that need immediate attention.





I found a great house, but the seller has it listed "as is". I probably don't need an inspection, right?

Not true... Although the sellers have made it clear that they will not repair anything, their position may change when the report is completed just to make the sale. Regardless, an inspection may reveal a very dangerous condition such as faulty wiring, or even a possible cracked heat exchanger in the furnace, which you will need to replace after the purchase. Also, the purpose of an inspection is not only to reveal a laundry list of repairs; it's a great way to learn about your home. Learning about basic maintenance, estimated life expectancies, or even how a your Heat Pump works are other good reasons to get the home inspected. Knowledge like this will help you not only learn about repairs that need immediate attention, but will help you keep your home safe and sound for years to come.





What makes a good Home Inspector?

Extensive knowledge, a good pair of eyes and the ability to interpret clues are the best qualifications a Home Inspector can have. The ability to effectively communicate with his clients about any defects found is also very important. The inspector should be able to explain the problem in a clear and easy to understand manner, and in some cases put the client's mind at ease about an issue that may seem more serious than it is. Many former contractors and carpenters have become home inspectors and their experience in these trades are valuable assets, but extensive general knowledge and strong powers of observation are far more important than years spent roofing or framing homes.  The bottom line: A knowledgeable Inspector that is licensed, certified and can communicate with you is what you're looking for.





Will my Home Inspector tell me if I should buy the home or not?

This is not what a Home Inspector is hired to do. A professional Home Inspector will not become involved in the transaction in this way. What we do is give you information detailing the conditions found in the home on the day of the inspection and some possible recommendations for repairs. It is up to you to read and understand the report so that you can make the best decision with the information provided. Usually, the decision to buy or not is based on the tolerance level of the buyer. One person may feel that there are too many electrical problems to deal with, and another may have no problems with these issues, or a crack in the foundation of an older home may be intolerable for one buyer and just fine with the other. The seller may not agree to fix any of the problems found, but some buyers decide to purchase anyway because the home is priced within their budget. A home with many problems and a lower listing price may not be attractive to an older retired couple, but it may be the perfect home for a young couple that may not have much money but are willing to put a little effort toward improvements.





How long does it take to do an inspection?

There is no way to determine how long an inspection will take. My inspections typically take around 3 to 4 hours to complete. This includes the same day delivery of the report. If it is a large or older home, has a crawlspace or is in poor condition, it may take up to 5 hours or more to complete. The last thing you want is for your inspector to rush through the inspection. Typically, the longer it takes, the better the inspection. The average house has nearly 60,000 components and even though it may be impossible to check them all, it takes time to properly inspect what can be accessed. I inspect the structure, roof, exterior, attic, crawlspace, electrical service panels and subpanels, electrical outlets, grade, gutters, shingles,  siding, windows, doors, furnace, air conditioner, plumbing, water heater, appliances, doorbells, fans, and much more. I allow time for more than just a cursory glance. Electric service panel covers need to be removed and inspected, air conditioners and furnaces must be operated and checked, and attics and crawlspaces must be looked over carefully. This takes time. If the length of the inspection seems excessive, consider that a few hours of your time may save you thousands in repairs...or it may save your life.





Are home inspections expensive?

Every inspector sets their own fees and they can vary greatly. I determine my own basic fees using the square footage of the home. Considering the actual listing price of a home however, inspections are a very good value. If a house costs $200,000 and the inspection fee is $315, that is a relatively small price to pay for the peace of mind that the home is safe and is not going to cost many thousands of dollars in repairs. In addition, a good Home Inspector does more than look for problems with the home. They are consultants too, providing information about keeping the home safe and sound. A good Home Inspector works very hard. Entering crawlspaces and attics is not for the faint of heart. Electric panels can be dangerous. It is hard, dirty work and requires an immense amount of knowledge to do correctly. A good home inspector earns his money. If price is your only consideration, I'm sure that you can find a very cheap inspector without too much trouble. However, that's what you may get...a cheap inspection.





When do I pay for my inspection?

Like anyone who runs a business, big or small, home inspectors prefer to get paid for their services at the time of the inspection. It is very common for people to assume that the home inspector gets paid at closing, but even though this may be necessary sometimes, it is not the preferred method of doing business. If you go to the grocery store or buy a new dress, the clerks expect payment at the time of purchase. Home inspectors are no different. Again, there may good reasons for an exception, but it should remain the exception and not the rule. Also, most home inspectors will have additional fees if the inspection is paid at closing.





Won't I be able to tell on my own if the home is in good shape?

While there may be cosmetic defects in a home that you can see on your own, home inspectors look for things that may not be obvious to the untrained eye. Electrical and structural issues for example, are usually beyond the general knowledge of the average home buyer. Also, crawlspaces or attics are not places that most people would want to venture into, but these are areas where you will find a lot of information about the home. A good home inspector will gladly do the "dirty" work for you and may discover potentially life threatening problems in these areas that are not obvious to the casual observer.




Will a home inspection identify all the problems in a home?

Not always... Keep in mind that the goal of a home inspection is to discover any potentially life-threatening hazards, problems with the structure or other issues that may affect the integrity of the home. However, considering that the average home has nearly 60,000 components, not even the most conscientious Inspector will find every defect. We inspect what is visible and readily accessible and since the average inspection is not invasive, there may be hidden defects that may go undetected. But rest assured that a good, professional Home Inspector will make every effort to perform a thorough inspection and they should be able to identify the majority of the problems with the home.





I just need my roof inspected. Can I get just one or two items inspected?

I can do a single item inspection of any part of the home, such as the roof, electrical, plumbing. Keep in mind that the components of a home work together and a defect in one area can affect another area as well. For example, a leaking roof may create an unsafe electrical issue, or cause interior damage that may go unreported in a single item inspection. A crack in the foundation may cause the windows and doors to become tight or stuck. These issues may not be reported in an exterior foundation inspection. A complete home inspection is usually the most cost effective way to determine the overall condition of the home, but a single item inspection, though limited in scope, is certainly an option.





Should the seller fix every problem that the Inspector found?

In general, the seller is under no obligation to fix anything that was found to be a problem with the home. However, many contracts include a set amount of money that the seller has agreed to spend on repairs. If there are repair expenses above and beyond that amount, further negotiations may be necessary. It is up to you (not the Inspector) to request the specific repairs you want the seller to perform. Keep in mind that the goal of an inspection is to determine if the home is safe and sound, not to rack up a hefty repair bill for the seller. If you or your agent are able to negotiate a deal where the seller pays for the nit-picky, maintenance type repairs, that's great...but the seller may just tell you to "take it or leave it." Generally, the items the seller agrees to fix may be limited to those that pose a danger to the inhabitants or that may affect the integrity of the home. Usually these repairs are minor and are well within what the contract specifies, however, an inspection may also reveal major issues that will cost thousands to fix and are beyond what is in the contract. It is at this point that everyone involved in the transaction needs to sit down and negotiate a amicable solution. This scenario does occur on occasion and it is why pre-listing inspections are a good idea.




Can a Home Inspector demand that a seller make any repairs?

A Home Inspector does not have any authority, legal or otherwise to require anybody make any repairs. In most cases, a Home Inspector will only make recommendations about repairs, usually based on safety, or based on whether a defect can cause severe damage if not addressed, such as a minor plumbing leak. In your summary page, a list of recommended repairs is offered as a suggestion, but you are free to request other repairs instead. For example, most Home Inspectors will recommended any electrical defect be addressed, but if the home buyer's father is an electrician and can do the repairs for free, the buyer may request that the seller repair a crack in the wall instead, or replace a torn screen, etc. The final decision about what repairs are performed by the seller is alway made by the buyer, but the Inspector can be consulted about which repairs are more pressing.




I'm selling my home. Should I get an inspection?

It is a very good idea because the last thing you want during the sale of your home is a surprise. Keep in mind that the buyer will most likely have an inspection done. If that Inspector discovers a previously unknown issue with the home, it can make the deal more difficult, or it might be enough to break it. Either the buyer demands that the price be reduced, or repairs have to be rushed due to the looming closing date, or the buyer may simply lose trust and may decide not to buy. If the home is inspected before the buyer comes into the picture, repairs can be made with less urgency, or at the very least you can simply sell the home "as is" and can price it with the issues disclosed to the buyer.




I'm buying a brand new home. Should I get it inspected?

New homes should definitely be inspected. You may be surprised at the number of issues that can be found in a new home. Most builders are responsible and take great care to do a good job, but because of the need to finish under deadline and the many different crews that work on the home, some components may not be installed or constructed correctly. The builder may not agree that something is incorrect. This may not be dishonesty, but instead just an honest difference of opinion. An impartial inspection may be a good solution to settle any disputes. Most of these problems are minor and are usually repaired by the builder before you move in, but if the home is not inspected, they may go undetected until it is too late and you may have to repair them yourself. These can include serious problems that are life threatening, such as an improperly vented furnace, or small defects that can lead to major problems, such as a minor plumbing leak.





My home warranty is expiring soon. Can a Home Inspector help me find defects that the warranty will cover?

Yes and no. A home inspector can certainly find items that need repairs, but whether they are covered by the warranty is between the home owner and the warranty company. A home inspector has no enforcement authority when it comes to repairs, but will offer recommendations based on safety. Some of the defects that may covered are usually obvious to the homeowner, but there could be other items that may not be visible or obvious, such as structural failure in a crawlspace, improper electrical wiring in the attic, or improper installation of the furnace components. If the homeowner presents a warranty company with a detailed inspection report with explanations, or even photos, it may make it easier for the warranty company to understand the nature of the problem, and agree to cover the defects.





Should I let my agent pick my Inspector?

Choosing an Inspector is your right and responsibility, and it is wise to do so, however; your agent is familiar with many different Inspectors and if you trust your agent, there is no reason that you could not ask him or her to help you pick one. Be aware that in most states, the law prevents them from selecting one without your input. For your benefit, I advise that you research and choose your own Inspector to minimize any possible conflict of interest issues. The Home Inspector should only be concerned with delivering an honest report to their client, and should not be concerned about whether the deal goes through. Remember to keep your agent posted on anything you schedule. Your agent should be present at the inspection, so before you book one, ask your agent if it works with their schedule.




My agent told me that I don't need an inspection. Is this true?

Although it is rare that an agent suggest this, in my opinion, it is very bad advice. I would never buy a home without an inspection. Although the vast majority of real estate agents are professional and look out for their clients, a few real estate agents may be less honest. Some got into the business before home inspections became common and feel that because they were not needed "back in the day", they are not needed now. Others feel Inspectors work against them because they may "break the deal." This is one reason why you should consider picking your own Inspector. If an agent is allowed to pick one for you, it is possible that they may suggest a "soft" Inspector, just to make the sale easier for them. Again, this is not a common practice. Most agents are honest, but if one insists that you do not need an inspection or pushes their "approved inspector", I would be suspicious. What these agents should know is that a good, thorough and impartial inspection benefits them, too. If a homeowner is happy with the purchase, they are more apt to think kindly of the agent and recommend him or her to others. If the home is not inspected and something goes wrong, usually the first person a disgruntled buyer will blame, or even sue, is the agent. There is little benefit for the agent to have their client forgo the inspection. It is important to keep in mind that the purpose of an inspection is to determine if the home is safe and sound. Who would not want their client to get this information? Real estate agents who tell buyers that they do not need an inspection should re-evaluate their priorities. Are they looking out for their clients, or just trying to meet their sales goals?





Should I be present for the inspection?

It is a very good idea to be at the home when it is inspected. The inspection is among the most important steps of the transaction. If you rely only on the written report, you may not get the complete picture of the condition of the home. If you are present, the inspector will be able to point certain things out that may only make sense when you can see it with your own eyes. Plan to be there, even if it is only for the end of the inspection.





When do I get my report?

Every Inspector is different. Most try to give you the report the same day, or at least within a day or two. My reporting system allows me to write and make it available upon completion. If you are shopping for an inspector, ask the potential candidate when they'll give their report to you. Because of the need to move things along in a real estate transaction, the report should be delivered as soon as possible. In my opinion, anything over two days is too much time.





I'm buying a real "fixer-upper". Should I still get it inspected?

Sure. You can still benefit from an inspection. The holes in the walls or peeling wallpaper are not as big a concern as the structure, roof, electrical service, Heat and Air, or the reliability of the plumbing. An inspection of a "fixer-upper" can give you a good idea of what major items need to be repaired. Painting walls or fixing broken windows are important, but these are defects that can be easily fixed. Replacing the entire electrical or plumbing systems are costly repairs. If you are looking for accurate estimates for renovations, it may better to get bids from contractors rather than an estimate from a home inspector. Contractors fees can vary greatly, and the costs of materials can change from week to week. While some home inspectors provide basic estimates as a courtesy, they are typically very general. If the home is in extremely poor condition or is unsafe to enter, a home inspection may not be the first place to start.





My Inspector gave me a long list of items to consider in the report. I love this house. Should I not buy it?

A long list does not necessarily mean major problems. It may just mean a thorough inspection. Go over the report with your Inspector. If the structure, electrical, plumbing and roof are in relatively good shape and the heating and air are working, this usually indicates a well cared for home that just has the normal wear and tear found in the majority of the homes on the market. Would you walk away from a good deal on a nice pre-owned vehicle with a reliable engine just because the seat has a stain, the fender is dented and a brake light is out? These are easily repaired items, or are acceptable conditions that do not affect the drivability of the vehicle. The same goes for a home. Minor maintenance recommendations such caulking and sealing around windows or improving water drainage and runoff are not good reasons to avoid buying a home. These items are what anyone will live with if they take on the responsibility of home ownership. Keep things in perspective. Don't jump to conclusions. Read and understand your report and remember, if you're looking for the perfect house, you may have a very long search.





I heard that I can hire a plumber, electrician, heating and air-conditioning tech, or an engineer to inspect the home instead of using a home inspector. Is this a better way to go?

A typical home inspection is a general inspection of all the major systems in a home. A specialist can be hired for further information concerning a specific issue that needs a an expert's opinion, such as a foundation that has a large crack, or extensive electrical problems. But unless there is a specific reason for needing a specialist, this is usually not the best way to get a home inspected for several reasons: When buying a home, it is important to get things moving along. If you hire several people to come look at the home, it may take several day to get it all scheduled and the seller may not be able to have the home available at the times of the various inspections. It is also much more expensive. A structural engineer alone may charge at least the same amount as a general home inspector, and they are only inspecting the structure and no more. Also, the plumber and electrician or structural engineer, etc., may not have any legal restrictions on doing repairs. Other contractors may not be under such constraints. They may find many things that "need repairs". Why expose yourself to such a conflict of interest? A Home Inspector is a trained generalist who follows their state's, or a professional organization's, Standards of Practice and Code of Ethics. They can evaluate all of the major components of house in about three or four hours and, if further evaluation is necessary, they will recommend the appropriate professional tradesman, such as a licensed electrician or a qualified structural engineer. You are, of course, free to hire a licensed or qualified contractor at any time, regardless if the Inspector recommended one or not. Will a plumber check your fireplace? Will a roofer check your furnace? Will a HVAC tech check your crawlspace structure? A Home Inspector will inspect all these areas and more. Also, a Home Inspector will have a legal agreement between his client and himself that will specify what the inspection is and what it is not, and what recourse is available in case of a dispute, and will give you a detailed report when the inspection is done. You may not get an agreement, or a written report when someone other than a home inspector does the work.





My brother is a carpenter. Why should I not have him look the home over instead of a home inspector?

You can, but it is not the best idea. He may have many years of framing or roofing experience, but he may not be familiar with all the aspects of a home. A good Home Inspector is trained and is constantly updating his skills with required continuing education, and will have general knowledge of: roofs, structure, plumbing, electrical, exteriors, interiors, heating and air, appliances and much more. Many carpenters and other contractors may be familiar with only a few of these systems. A licensed Home Inspector will follow their states--or a professional organization's--Standards of Practice and Code of Ethics, which can help protect you from substandard work. Also, your "inspector" may not give you a written report at the end of the inspection, or may not have you sign a legal agreement. Licensed and certified Home Inspectors will have a legal agreement specifying what will, and what will not be inspected, and they will also deliver a written report with the necessary information to help you make a decision about the house. Another important consideration is that if a major defect is missed and there is a dispute, it can be a problem if the person that performed the inspection is a close friend or family.





I'm planning on staying in my home for a long time. Should I get it inspected on a regular basis?

Yes, it is a very good idea to get your home inspected on a regular basis. It's like going to the doctor for an annual check-up. Your home may have been inspected when it was purchased years ago, but things can change rather rapidly. Wind, rain or general wear and tear are constantly affecting the home and things can break or wear out anytime. Also, an inspection can reveal minor problems that can lead to major expenses if not caught early, such as a minor plumbing leak, or worst case scenario, reveal an unsafe furnace sending deadly carbon-monoxide into the home. Discovering a threat to your family's life is worth the cost of an inspections alone. Most people are too busy to give their home a good inspection, or are unsure of what to look for if they did. A professional Home Inspector can take a thorough look at the home from top to bottom, give you a written report and offer recommendations to help keep the home safe and sound.

I already had an appraisal. Why do I need a home inspection too?

While an appraiser performs a valuation of the property, a home inspector is responsible for a visual account of the strength of the structural elements. For example, a home inspection will tell you if the fireplace listed in the appraisal is currently in good working condition or if the chimney needs maintenance.

What does a home inspection include?

A complete home inspection that follows all of the Standards and Practices of the State of Washington will include a visual inspection of:

• Foundation
• Site/Grounds
• Roof
• Building Exterior
• Electrical
• Garage/Carport
• Plumbing
• Kitchen/Laundry Room
• Bathroom(s)
• Other Interior Room(s)
• Fireplace(s)
• Heating System
• Cooling System
• Pool/Spa
• Outbuilding(s)
• Action Items
• Safety Concerns
• Maintenance Issues
• Pest/WDO (wood destroying organisms)

Can my home “fail” its inspection?

No. A home inspection is a professional detailed visual account of the current state of a home. Though some inspections may note several “action” items, typically all issues can be resolved. Thus the home owner can rest assured in knowing that they have purchased or maintained their home in such a manner that it will stand the test of time.

Will a home inspection keep me from obtaining a home warranty?

No. Many home warranty companies do not have pre-existing condition clauses, so that even if you know that an issue may arise within the time line specified by the warranty, your home inspection will help you work with the warranty company to fix any needed items.

What are the types of inspections I offer?

Residential inspections of existing houses, town homes, multi family dwellings and condominiums. 

Here at Martin Home Inspection Services we know that the purchase of a home is one of the most important decisions that people make and we want you to make that decision with confidence and peace of mind.  In making a decision like this, make it with confidence.  Have our home inspected before you close. We are committed to providing our clients with the most accurate and thorough inspection report available today.  Please browse rest of our web site for more information on home inspections and what we provide.

New Home/Builder's Warranty Inspections: 

As a result of the tremendous growth in new construction the Southwest Washington area has been experiencing, builders have grown to rely on subcontractors who are constantly looking for qualified labor.  Most of these subcontractors are very good and well trained.  Sometimes, however, it is possible to have workers who are tired, overworked or not as qualified as they should be.  As a result, some new homeowners have found that these subcontractors have forgotten items or failed to complete an area of work.  If these items are not documented or caught before the end of their warranty, the homeowner, not the builder is responsible for repairing these items either for their own sake or down the road when they sell the home and the new buyers have it inspected.  A warranty inspection Protects the consumer from a major malfunction in their home occurring just after their warranty expires. Also allows the home owner to be aware of what to ask from their home warranty company prior to the expiration date of their policy.  Having a New Home Warranty Inspection done can save the homeowner hundreds of not thousands of dollars in costs.

Pest Inspections (WDO)  

Wood destroying organisms, Insect Infestation

Pre-Listing Home Inspections: 

When selling a home there is so much that needs to be done.  The last thing most people think about is having their home inspected before it's sold.  However to get the top price you want for your home you'll want your home to be in top condition.  When you have a pre-listing inspection done, you can show any prospective buyers proof of your home's condition inside and out.  It also gives you peace of mind knowing you've decreased the chances of unknown problems that cause a delay in closing or worse, the sale to fall through.

Pre-Sheetrock Inspection

Most builders invite the homeowner to do a walk through after framing, HVAC, and plumbing rough-in, and electrical wiring is complete.  This is a good time to look at your outlet locations and window and door placements.  Make sure that any changes in the plans have been picked up and made by the sub contractors. 

While you check for layout items, your home inspector can look closely at the construction.  His report might include:  broken plumbing lines, improper flashing, cut or bowed studs, inadequate bracing, beams that over-span their strength, AC ducts that are crushed, etc.  These items are easy to correct at this point, before sheetrock and finish materials are installed.   

It is not realistic to expect the construction to check out perfectly.  Every builder in every price range will have some items to correct, both from the city and the third party inspector.   Let your builder know that you will provide him with the report immediately, so that he can address the items before the walls are closed up. 

Maintenance Inspections: 

It's often been heard, "an ounce of prevention is worth a pound of cure."  By having a maintenance inspection done on your home you can find those small problems before they become big ones.  By doing minor repairs now it will save you from the big repair down the road, saving you money.  After having an inspection done you'll receive a detailed report giving you a complete "honey to-do" list to keep your house in top condition.

Re-Inspection:

Additional inspection often performed after action, safety, or maintenance issues have been resolved. Also performed just prior to signing the final paperwork of a purchase. Can be added as a part of the final walk-through. Usually done at a highly discounted cost.

 

Book Your Inspection Today 360 909 0689 http://www.martininspct.com

Sincerely

 

Shawn Martin

Martin Home Inspection Services

360-909-0689

martininspect@comcast.net

http://www.martininspect.com