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When interviewing a home inspector, ask the inspector what type of report format he or she provides. There are many styles of reports used by property inspectors, including the checklist, computer generated using inspection programs, and the narrative style.

Some reports are delivered on site and some may take as long as 4–6 days for delivery. All reporting systems have pros and cons.

The most important issue with an inspection report is the descriptions given for each item or component. A report that indicates the condition as “Good”, “Fair”, or “Poor” without a detailed explanation is vague and can be easily misinterpreted. An example of a vague condition would be:

Kitchen Sink: Condition – Good, Fair, or Poor.

None of these descriptions gives the homeowner an idea about what is wrong. Does the sink have a cosmetic problem? Does the home have a plumbing problem? A good report should supply you with descriptive information on the condition of the site and home. An example of a descriptive condition is:

Kitchen sink: Condition – Minor wear, heavy wear, damaged, rust stains, or chips in enamel finish. Recommend sealing sink at counter top.

As you can see, this narrative description includes a recommendation for repair. Narrative reports without recommendations for repairing deficient items may be difficult to comprehend, should your knowledge of construction be limited.

Take the time and become familiar with your report. Should the report have a legend, key, symbols or icons, read and understand them thoroughly. The more information provided about the site and home, the easier to understand the overall condition.

At the end of the inspection your inspector may provide a summary with a question and answer period. Use this opportunity to ask questions regarding terms or conditions that you may not be familiar with. A good inspector should be able to explain the answers to your questions. If for some reason a question cannot be answered at the time of the inspection, the inspector should research the question and obtain the answer for you. For instance, if the inspector’s report states that the concrete foundation has common cracks, be sure to ask, “Why are they common?” The answer you should receive will be along these lines: common cracks are usually due to normal concrete curing and or shrinkage. The inspector’s knowledge and experience is how the size and characteristics of the cracking is determined.

We recommend that you accompany your inspector through the entire inspection if possible. This helps you to understand the condition of the home and the details of the report.

Read the report completely and understand the condition of the home you are about to purchase. After all, it is most likely one of the largest investments you will ever make.

It seems that we hear a lot about environmental concerns these days. Much of it is simply the result of a greater awareness than in the past. And even though there isnt anything to be concerned with in most homes, there are still a number of potential home environmental issues that buyers should be aware of.

Water quality is probably the most common concern and the one most often tested for. Typically, a basic water quality test will check pH, water hardness, the presence of fluoride, sodium, iron and manganese, plus bacteria such as E-coli. Additionally, water may be tested for the presence of lead or arsenic.

In homes built before 1978, lead-based paint may be present. Generally, if the lead-based paint is in good condition, not cracking or peeling, it is not a hazard. If the condition is hazardous, the paint will either need to be removed or sealed in such a manner as to eliminate the hazard.

Another common environmental concern with the home is radon. Radon is a radioactive gas that comes from the natural decay of uranium in the soil. Pretty much all homes have some radon present; tests can determine if the level present is higher than what is considered safe. If the level is too high, a radon reduction system will need to be installed.

In older homes built more than 30 years ago, asbestos was used in many types of insulation and other building materials. If the asbestos is releasing fibers into the air, it needs to be removed or repaired by a professional contractor specializing in asbestos cleanup. But if the asbestos material is in good repair, and not releasing fibers, it poses no hazard and can be left alone.

No house is perfect. Even the best built and best-maintained homes will always have a few items in less than perfect condition. Below are some of the items we most commonly find when inspecting a home:

Roofing Problems with roofing material are the single most common defect we find. Usually it doesn’t mean the roof needs replacing, simply that it is in need of maintenance or repair.

Ceiling stains. Caused by past or present leaks, ceiling stains are very common. It can be difficult to tell whether the stains are from leaks still present, or were caused by leaks which have since been repaired.

Electrical hazards. Most common in older homes, but often found in newer homes as well. Electrical hazards come in many forms, from ungrounded outlets to wiring done incorrectly by the homeowner.

Rotted wood. Caused by being wet for extended periods of time, most commonly found around tubs, showers and toilets inside, or roof eaves and trim outside.

Water heater installations. Many water heaters are not installed in full compliance with local plumbing code.

Gas furnace. Most gas furnaces seem to be in need of routine maintenance such as new filters or gas company certification at the least. Many have other issues such as faulty operation or inadequate fire clearance as well.

Plumbing defects. Plumbing issues commonly found include dripping faucets, leaking fixtures, slow drains etc… Even in brand new homes, it is common to identify minor plumbing defects.

Do I need a house inspection when my bank is having the house appraised?

Yes! A house appraisal is an independent evaluation of the current market value of a house or property. In general, the purpose of an appraisal is to set the current value of a house so that a lender may determine how much it can loan to the buyer. The appraiser looks at similar properties in the area and the prices at which they were sold to set the value of the house.

A house inspector conducts a thorough evaluation of the houses major systems and structural integrity. Whereas the appraiser is typically working for the bank, the house inspector is working for you.. The house inspector identifies items that need replacement or repair prior to closing, which can save you thousands of dollars.

U.S. Department Of Housing And Urban Development (HUD) requires buyers sign a Consumer Notice advising them to get a house inspection in addition to a house appraisal before purchasing a house with a FHA mortgage. Additionally, HUD now allows homebuyers to include the costs of appraisal and inspection in their FHA mortgage.

Termites and other wood-destroying insects such as carpenter ants can do massive damage to a home and greatly impact its value. In humid areas where termites are a problem, it’s not unusual to find many homes that have been virtually hollowed out, their wood siding turning to dust at a touch.

How do I prevent termite infestation?

There are many steps you can take toward preventing infestation if you know what termites look for and take steps to make your home less attractive to them.

Termites are ground insects that look for habitats that provide food, moisture and shelter close to the ground. Any place where wood meets ground qualifies, especially if the soil in that area stays moist. Correcting this situation may require re-grading to separate soil from any wood around your home. Since mulch and many other landscaping materials cause the soil to remain moist, you should make sure to minimize mulching around your foundation. Some experts recommend mulching no closer than a foot from your home’s foundation. You should also stack your firewood away from your home, preferably by several feet. Make sure that gutters and downspouts are in good condition and keep moisture from accumulating. You should also make sure to eliminate any moisture problems in and around your home, especially in basements and crawlspaces.

You can also hire professional termite exterminators to apply chemical treatments that protect your home. Be sure to find out how long the treatments last. The chemicals on the market today generally protect your home for up to five years.

How do I know if my home has termites?

It takes an expert to detect hidden termite damage. General home inspections do not typically include a termite inspection. It is highly recommended that you get a termite inspection in addition to your general home inspection.

If you suspect your home may have termites or if you would just like the peace of mind a professional inspection can offer, please contact us. Our office performs thorough inspections for termites and other wood-destroying organisms.

Asbestos is a tiny fiber that was used in the past primarily as insulation. It was also added to some building materials to provide added strength and flame resistance. The problem with asbestos is that it has been shown to cause lung cancer and mesothelioma in individuals that were exposed to large amounts of free-floating asbestos fibers in the air. These conditions typically did not become apparent until around 30 years after the exposure.Because of the health hazards of asbestos fibers, its use in insulation and paint was banned in the 1970’s. 

What you need to know about asbestos
Homes built prior to the 1970’s could contain asbestos in insulation, plumbing, paint, wall joint compound, and other building materials. However, as long as the materials are in good condition, they pose no danger. Asbestos is only a threat if the fibers are released into the air and can be inhaled.

Renovations or demolitions of materials containing asbestos can release the fibers into the air. Therefore, the National Emissions Standards for Hazardous Air Pollutants (NESHAP) requires the owner of any property containing asbestos building materials to get an asbestos inspection prior to any demolitions or renovations of that property.

How can asbestos be removed?
If your home contains asbestos, you have two options: removal of the material or sealing the material to prevent it from releasing fibers. Either option requires the help of a trained professional.

How do I know if my home contains asbestos?
If you suspect your home or a home you are considering buying may contain asbestos, it’s vital you get a thorough inspection by a qualified professional. Asbestos can only be detected by a special microscope. Our inspectors are trained in asbestos detection and will take samples from your home for further analysis. Please contact our office for further information.

The first thing to understand about mold is that there is a little mold everywhere–indoors and outdoors. It’s in the air and can be found on plants, foods, dry leaves, and other organic materials.

It’s very common to find mold in homes and buildings. After all, mold grows naturally indoors. And mold spores enter the home through doorways, windows, and heating and air conditioning systems. Spores also enter the home on animals, clothing, shoes, bags and people.

When mold spores drop where there is excessive moisture in your home, they will grow. Common problem sites include humidifiers, leaky roofs and pipes, overflowing sinks, bath tubs and plant pots, steam from cooking, wet clothes drying indoors, dryers exhausting indoors, or where there has been flooding.

Many of the building materials for homes provide suitable nutrients for mold, helping it to grow. Such materials include paper and paper products, cardboard, ceiling tiles, wood and wood products, dust, paints, wallpaper, insulation materials, drywall, carpet, fabric, and upholstery.

The importance of mold in the real estate market today

Much has been made of indoor mold in advertising and the media lately, so it’s a common concern for homeowners and buyers. It’s common to find mold even in new homes. Whether you’re selling your current home or looking into buying one, it’s vital to get a mold inspection. Presence of active mold can drastically affect the resale value of any home.

For homeowners, a mold inspection will either put your mind at rest or make you aware of any problems that could otherwise cause delays or deal breakers once you’ve entered negotiations with a buyer. A professional mold inspection will give you a signed report from an expert before you put the home up for sale. Imagine being able to show a “clean bill of health” to potential buyers that express concerns–they’ll be impressed by your thoroughness and commitment to your home.

For buyers, getting a mold inspection will ensure that you’re not surprised by costly clean up and the potential health hazards of mold. If any mold is found to be present and active in the home, the mold inspection will allow you to ask the seller to do the clean up prior to buying the home.

Exposure to mold

Everyone is exposed to some amount of mold on a daily basis, most without any apparent reaction. Generally mold spores can cause problems when they are present in large numbers and a person inhales large quantities of them. This occurs primarily when there is active mold growth.

For some people, a small exposure to mold spores can trigger an asthma attack or lead to other health problems. For others, symptoms may only occur when exposure levels are much higher.

The health effects of mold can vary. The production of allergens or irritants can cause mild allergic reactions and asthma attacks. The production of potentially toxic mycotoxins can cause more severe reactions, and in rare cases death.

Should I be concerned about mold in my home?

Yes. If indoor mold is extensive, those in your home can be exposed to very high and persistent airborne mold spores. It is possible to become sensitized to these mold spores and develop allergies or other health concerns, even if one is not normally sensitive to mold.

Left unchecked, mold growth can cause structural damage to your home as well as permanent damage to furnishings and carpet.

According to the Centers for Disease Control*, “It is not necessary, however, to determine what type of mold you may have. All molds should be treated the same with respect to potential health risks and removal.”

Can my home be tested for mold?

Yes. We offer thorough mold inspections that involve visual examinations of the most likely areas to harbor mold. We also take air samples indoors and out to determine whether the number of spores inside your home is significantly higher. If the indoor level is higher, it could mean that mold is growing inside your home.

How do I remove mold from my home?

First address the source of moisture that is allowing the mold to grow. Then take steps to clean up the contamination. Here are helpful links to lean more about cleaning up mold in your home.