Frequently Asked Questions
What is a home inspection? - A home inspection is an objective visual examination of the physical structure and systems of a home, from the roof to the foundation. Having a home inspected is like giving it a physical check-up. If problems or symptoms are found, the inspector may recommend further evaluation.
What does an inspection include? - The standard home inspector's report will review the condition of the home's heating system, central air conditioning system (temperature permitting), interior plumbing and electrical systems; the roof, attic, and visible insulation; walls, ceilings, floors, windows and doors; the foundation, basement, and visible structure.
Why do I need a home inspection? - The purchase of a home is probably the largest single investment you will ever make. You should learn as much as you can about the condition of the property and the need for any major repairs before you buy, so that you can minimize unpleasant surprises and difficulties afterwards. Of course, a home inspection also points out the positive aspects of a home, as well as the maintenance that will be necessary to keep it in good shape. After the inspection, you will have a much clearer understanding of the property you are about to purchase.
If you are already a home owner, a home inspection may be used to identify problems in the making and to learn preventive measures which might avoid costly future repairs. If you are planning to sell your home, you may wish to have an inspection prior to placing your home on the market. This will give you a better understanding of conditions which may be discovered by the buyer's inspector, and an opportunity to make repairs that will put the house in better selling condition.
What does a home inspection cost? - The inspection fee for a typical one-family house varies geographically, as does the cost of housing. Similarly, within a given area, the inspection fee may vary depending upon the size of the house, particular features of the house, its age, and possible additional services, such as inspection of a swimming pool, spa, or additional secondary structures. It is a good idea to check local prices on your own.
However, do not let cost be a factor in deciding whether or not to have a home inspection, or in the selection of your home inspector. The knowledge gained from a professional inspector is well worth the premium fee that he or she will command over other inspectors. The type of inspection report that your home inspector provides is also an important consideration.
Ultimately, it is the inspector's qualifications, including his or her experience, training, and professional affiliations, and the type of report that he/she provides that should be the most important considerations, not the fee that is charged. In the end, you will get what you pay for.
Can't I do it myself? - Even the most experienced home owner lacks the knowledge and expertise of a professional home inspector who has inspected thousands of homes in his or her career. An inspector is familiar with the many elements of home construction, their proper installation, and maintenance. He understands how the home's systems and components are intended to function together, as well as how and why they fail. In addition, most homebuyers find it very difficult to remain completely objective and unemotional about the house they really want, and this may affect their judgment. For the most accurate information, it is best to obtain an impartial third-party opinion by an expert in the field of home inspection.
Can a house fail an inspection? - No. A professional home inspection is an examination of the current condition of your prospective home. It is not an appraisal, which determines market value, or a municipal inspection, which verifies local code compliance. A home inspector, therefore, will not pass or fail a house, but rather describe its physical condition and indicate what may need repair or replacement.
How do I find a home inspector? - These days, the best source is via the Internet, using a popular search engine such as Google. However, the names of local inspectors can also be found in the Yellow Pages under the heading of "Home Inspection Services". Real estate agents are also generally familiar with the service, and should be able to provide you with a list of inspectors in your area from which to choose.
There are water droplets under the plastic in my crawl space? Should I roll back the plastic to let the water out? - Please do NOT roll the ground cover back or remove it to let the water out. The plastic is there to keep the water out of the crawl space. If the water drops are under the plastic, it means the plastic is doing its job, just like shingles keep rain water out of the attic. If there are puddles of water under the plastic ground cover, you may want to consider some kind of ditching or piping to direct this liquid water out of the crawl space. These ditches should also be covered with plastic though. Also look at keeping roof and yard water out of the crawl space.
My hardwood floors cup in the summer. What should I do? - Hardwood floors cup because the upper side of the wood is dryer than the bottom side. Wood changes size relative to its moisture content. And the wood moisture content depends on the relative humidity of the air. So when wood cups, it usually means that the crawl space is damper than the air in the house. Adding crawl space vents will NOT solve this problem. Fix the moisture imbalance before you consider sanding the floors.
Are replacement windows a cost-effective way to lower my energy bills? Some companies are claiming that my energy bills will be up to 49% lower. - In most situations, replacement windows are NOT cost effective from an energy standpoint. From analysis of several houses using energy auditing software, I see realistic savings closer to $50-$100 per year. In one recent house with a replacement window estimate of well over $10,000, the savings were estimated at $52 per year. You'd be better off putting the money in the bank and drawing 1% interest. I do see a couple reasons for considering replacement windows: 1) You can't see through the old ones, 2) The old ones won't open, 3) The old ones are rotten, falling apart, or expensive to maintain, 4) Personal belongings are subject to fading, or 5) You have a lot of unshaded windows facing east, south or west. Be aware of a couple items. The glass in replacement windows will probably be smaller than in the old windows. The light coming in may be less, especially with Low-E coatings. Air infiltration may change significantly, which may cause some borderline situation to become problems.
Should I use compact fluorescent light bulbs? - Yes. Compact Fluorescent Lights will not only save you money on lighting, but they produce less heat so your air conditioner will run less. CFL's are one of the easiest, most cost-effective energy savings steps you can make. Start by replacing bulbs in lights that you use the most.
Should I have my ducts cleaned? - How did the dirt get in there? If you can't find out how or where the dirt is getting into the ducts, cleaning them is only a temporary step. I believe that duct cleaning ought to be combined with duct sealing. In other words, keep the dirt from getting back in there. Otherwise you'll end up with dirty ducts again shortly. You can clean some of the ducts yourself. Remove the supply registers from the floor and vacuum out everything you can reach. The air handler can be cleaned when the unit is serviced. Keep your filter clean and in place.