Here is a list of most frequently asked questions about home inspections
Q. How much does a home inspection cost?
A. Our full price list is available right on our website.
Q. How long does an inspection take?
A. A typical home inspection takes 2 1/2 to 3 1/2 hours. Houses in poor condition, and larger houses over 4,000 square feet may take longer due to more documentation.
Q. Why do you charge an extra fee for old houses?
A. Old houses take a lot more work, even if they are small. These houses likely have many upgrades. It is particularly important to check upgraded electrical, heating and plumbing systems. Also, crawlspaces take extra time. This is where many problems are identified at plumbing and structural systems, and is a critical part of an inspection.
Q. Is mold testing part of your inspection?
A. No. Home inspectors do not take any samples for further testing. Identifying or testing for these items requires special equipment and certification. Testing for environmental contaminants is specifically outside the scope of a home inspection. Please review the Standards of Practice which every home inspector should post on their website.
Q. Do you check for Radon?
A. No. Radon gas levels in San Diego are very low. San Diego is in Zone 3 with predicted indoor Radon levels of less than 2 pCi/L. The EPA has identified Radon levels of 4 pCi/L or more as a health hazard. You can view the California Radon Map along with links to get free or low costs radon test kits.
Q. Why do the utilities have to be on for an inspection?
A. It is critically important for the utilities to be on for a full evaluation of the house. Without utilities, we cannot test the appliances, heating or AC systems, electrical system, or plumbing system for leaks. Additional re-inspection fees will be charged for return visits to a house.
Q. Why is there a charge for the inspector to come back out to the property?
A. Our home inspectors are paid for their time just like other professionals. The inspection fee covers one inspection appointment. If we have to return to a property it takes up another inspection time slot. Most of the time a home inspection cannot be completed due to poor planning, and no utilities. Please confirm that the utilites are on for the inspection.
Q. What’s the difference between a Condo and a Townhouse? And why do Townhouse inspections cost more ?
A. Simply put, a condo has a unit number (i.e. 123 Pine St. #9) and can have adjoining units above, below and to the sides. A Townhouse has a unique address, an attached garage, and usually no units above or below. Townhouse inspections cover more items than a condo including garage, individual HVAC system, water heater, attic, and exterior doors.
Q. Do you inspect the foundation?
A. A home inspection is limited to the “visible and accessible” portions of the home. Home inspectors cannot lift flooring materials which prevents them from viewing the slab. The foundation stem wall is also difficult to see in many houses unless there is a crawlspace. Again, the visible sections of the foundation stem wall are reviewed. Evidence of cracking or settlement are reported. Evidence can include cracks in the siding material, doors and windows that are no longer square, and noticably sloping floors.
Q. Are you insured?
A. Yes, we carry E&O and General Liability insurance.
Q. Do you carry Worker’s Compensation Insurance for your employees?
A. Yes, we carry worker’s compensation insurance as required by law. Our inspectors are employees, not sub-contractors.
Q. Do your inspectors use Infrared Thermal Imaging at every inspection?
A. Yes, each of our home inspectors is equipped with an infrared thermal imaging camera and it is used at every inspection.
Q. Is the Infrared Camera like X-ray vision?
A. NO! The Infrared Camera (IR Camera) shows the inspector the surface temperatures of a material. We use the IR Camera to find these differences in temperature which can indicate the location of an anomaly such as moisture, missing insulation, over-heated circuit breakers, broken ducts, etc. Wet areas emit heat differently than dry areas. The IR Camera helps the inspector find these areas which may otherwise go unseen. Please read the detailed description of how this technology works on our Thermal Imaging page.
Q. Can the Infrared Camera predict leaks?
A. The Infrared can only show the inspector the conditions on the day of the inspection, with the conditions that exist on that day. If there was a roof leak, but the inspection takes place in the middle of summer when the leak has long-since dried, it will not detect the old leak. Likewise, a small leak in the plumbing may not be detectable if a vacant house has had the utilites shut off. There just might not be enough moisture present during the relatively short inspection time.
Q. A lot of houses built in the 1980′s and early 1990′s have polybutylene plumbing also known as PBT or Qwest. Do you report on the presence of PBT plumbing?
A. Yes, where it is visible. In some houses the plumbing is routed through the walls and in the floor between the first and second floors. It is sometimes not possible to confirm the type of plumbing in a house. Sometimes only a portion of this type of plumbing as been replaced but not all of it. Occasionally we have to recommend that you get a licensed plumber to confirm the material used throughout the entire plumbing system.
Q. Is a home inspection the only inspection I need before deciding to buy a house?
A. Most of the time, yes. However a home inspection should not be considered an exhaustive test of every component of a house. For example, a home inspector is not an engineer and cannot perform a soils stability test, or provide load calculations. A home inspector does not “water test” the roof, windows or doors. This would involve the use of special spray equipment which is beyond the scope of a home inspection. A home inspector looks for evidence of defects (staining, noises, uneven surfaces, cracks, odors, etc) and based on the evidence, may recommend further evaluation by a professional who is licensed in that particular trade (plumber, electrician, roofer, etc.).
A very important concept for clients to understand is that a home inspector can only report what he sees. This includes defects that are directly observable such as bad wiring or a furnace that does not work. An inspector will also report on any evidence that may indicate problems that are not directly observable. This would include stains on a ceiling or wall which may indicate a leak exists under certain conditions.
Q. How important is it to take action on the recommendations in the report?
A. It is essential that you take action on the recommendations. If your report has a recommendation for further evaluation by a licensed professional, do it BEFORE the end of your contingency period. For example, if there is a recommendation to have something repaired or evaluated by a licensed plumber, you should forward your report to a licensed plumber immediately to get their opinion. They can provide you with an estimate for the cost of repairs, or estimated life remaining of a component. IF YOU DO NOT ACT BEFORE THE END OF YOUR CONTINGENCY PERIOD AND BUY THE HOUSE, YOU WILL BE STUCK WITH THE COST TO REPAIR THESE ITEMS WHICH MAY BE SUBSTANTIAL.
Q. Do home inspectors provide quotations, or estimate the cost to repair something?
A. No. Home inspectors are forbidden by law (in California) from performing repairs on a house they inspect. Unless your home inspector happens to be a licensed contractor for a particular trade, they cannot estimate what someone else would charge for something. For example, if your roof requires repair or replacement, you should contact someone who will actually do the work for an estimate. That’s why it is very important for you to act on the recommendations of your inspector. You don’t want to be surprised by the cost to repair something.
Q. Will the inspector come back out to confirm that repairs were done and done correctly?
A. In most cases no. We always recommend that repairs should be performed by a licensed professional. We suggest that you should ask for licensed professionals to do the repairs in your Request For Repairs to the seller. The licensed contractor will be responsible for the repairs. If the home seller performs the repairs himself, there is no guarantee, and we do not want to guarantee those repairs.
Q. I’m buying the house “As-Is”. What good is a home inspection if the bank won’t be making repairs?
A. Even though you are buying a house As-Is, you should still know what that means. Are you getting a good deal? Or are you buying an inexpensive house with a lot of expensive problems? A home inspection will help you determine how much work lies ahead.
Q. Should I get a home warranty?
A. Yes! Especially if you are buying a house that is more than 10 years old. A home inspection is not a guarantee of any kind. So get a good home warranty. You should also read the fine print because many items are NOT included in the coverage. Items that are not included in a basic home warranty include the roof, air conditioner, pool equipment, and higher end appliances. READ THE COVERAGE and make sure that it suits your needs for the house you are buying!!!
Q. More to come….
If you have additional questions that were not addressed here, please call us or contact us through our website for a quick response.
