What is a Home Inspection?

A professional home inspection is an objective, trained and impartial visual examination of the physical structure and systems of a home, from roof to foundation. The home inspector's report includes observations and evaluation of 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 crawlspaces, and visible structure; and built-in appliances.

Having a home inspected is like giving it a physical checkup. If problems or symptoms are found, recommendations will be made for further evaluation. A good inspector will not recommend any particular tradesperson or company, thus avoiding any conflict of interest or alliance.

Why do I need a Home Inspection?

A home inspection is an excellent tool for you, the home buyer, to help determine not only the condition of the home, but to also help foresee any immediate unnecessary additional cost that may go unnoticed without the help of a home inspection. Home inspections are not a prediction of future performance, but can pinpoint existing problem areas.

Since the purchase of a home is probably the largest single investment most people 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 will also point 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, and will be able to make a confident buying decision.

In addition, home sellers may opt for having an inspection prior to placing the home on the market to provide an opportunity to make repairs that will put the house in better selling condition. This is a Pre-Listing Inspection.

Do I need to be present for the Inspection?

We strongly recommend that you be present from start to finish in order to receive the greatest value. By following the home inspector around the house, by observing and asking questions, you will learn a great deal about the condition of the home, how its systems work, and how to maintain it. You will also find the written report easier to understand if you've seen the property first hand through the inspector's eyes.

How long will the Inspection take?

Most Home Inspections take about three to four hours. These times may vary depending on the size, age and condition of the home. The investment of time assures you of the highest quality inspection.

What does an Inspection include?

The scope of the home inspection is defined by an agreement, required by Maryland Law, that is signed prior to the inspection. The agreement represents a contract between you and the inspection company and will describe such things as terms and conditions, services, standards, exclusions and limitations, exceptions and fee schedule. There are no warranties expressed in the contract. The Home Inspection Report is a summation or an impartial opinion by a trained professional regarding visual problem observed on the time of inspection. The Inspector may not find every little problem in the home during his visit, as it is impossible to view all areas or experience seasonal changes. The Inspector is not required to move furniture, move stored goods, enter hazardous areas, perform destructive testing, dismantle anything or climb on the roof.

Our Home Inspections are performed in accordance with the Standards of Practice of the American Society of Home Inspectors (ASHI) and the Maryland Area Capital Chapter (MAC-ASHI). The following areas are inspected:

• Structural components
• Exterior
• Roofing
• Electrical
• Plumbing
• Heating
• Central Air Conditioning
• Interiors
• Insulation and Ventilation

What will a Home Inspection Cost?

The inspection fee will vary depending upon the type of the house (Condo, Townhouse, Detached, etc.), particular features of the house, and possible additional services, such as crawl spaces, Radon testing, Water testing, Mold surveys, etc. Partial inspections addressing only one or two components such as FRT plywood sheathing or wet basements, are also available. 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 an inspection is well worth the cost, and may save thousands later. Avoid quick and inexpensive (possibly incomplete) mini-inspections. This can only lead to problematic situations. Call us, and with a couple of questions about the home to be inspected, we can quote a reasonable cost.

Can’t I do it myself?

Yes, you can if you feel comfortable with the task. However, even the most experienced home owner lacks the knowledge and expertise of a professional home inspector who has undergone specialized training and inspected many homes. An inspector is familiar with all the elements of home construction and their proper installation and maintenance. The inspector understands how the home's systems and components are intended to function together, as well as how and why they fail.

Most buyers 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 picture, it is best to obtain an impartial opinion by an expert in the field of home inspection.

If the house proves to be in good condition, did I really need an Inspection?

Definitely. Now you can complete your home purchase with peace of mind about the condition of the property and all its equipment and systems. You will also have learned a few things about maintaining your new home from the inspector's report, what to budget for replacement in three to five years, and will want to keep that information for future reference. You can feel assured that you are making a well-informed purchase decision.

Can a house fail an Inspection?

There is no pass or fail grade! 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 for new construction. A home inspector will not pass or fail a house, but rather describe its physical condition, indicate what may need repair or replacement, and provide guidance on routine maintenance for your new home.

What if the Inspector discovers problems?

There WILL be some problems, even in new homes. No house, builder or homeowner is perfect. If the inspector finds problems, it doesn't necessarily mean you shouldn't buy the house, only that you will know in advance what to expect, and you will better understand your new home and how to maintain it. A seller may be flexible with the purchase price or contract terms if major problems are found. If your budget is very tight, or if you don't wish to become involved in future repair work, this information will be extremely important to you.

To whom is the Report submitted?

The report is intended only for the buyer (who paid for the inspection). Your Agent often wants a copy of the report for their use, and it is up to the buyer to authorize this.

Will you fix problems found during the Inspection?

NO! If any inspector says "yes" -- BEWARE! They may have a vested interest in the outcome of their report. Professional Home Inspectors have a strict Code of Ethics that forbids any actions that could be interpreted as a conflict of interest. If you need repair estimates they can be provided.

What if I have questions after the Inspection?

We are always available for telephone consultations or any questions you may have regarding your inspection report.

What are the most common problems that Home Inspectors encounter?

In homes 20 years and older, roof shingles, foundation cracks, wood destroying insect damage, electrical wiring, and surface water drainage systems are the items most commonly cited on inspection reports as needing repair or modification.

In new construction, inspections frequently report poor landscaping drainage, inadequate attic ventilation, poor roof construction, and substandard masonry and finish work. Sometimes the problems are related to poor initial design problems such as venerable areas of the roof structure, and unwise location of utility rooms (such as located on the 2nd floor or at an interior wall rather than exterior wall where there is a direct exterior vent for the dryer.)

Properties that are currently or have been rental property are generally in poor repair. "Investment properties" can also be problematic. These are usually houses that were purchased at a low price and have had recent (sometimes substandard) improvements, to be resold at generally a much higher price. Thus these houses are often older and may have had past problems that forced it to be sold at one time at a "bargain" price. Sometimes the repairs are well done but often they reflect "handyman" workmanship that falls below generally accepted building standards.

Are there any environmental hazards present in a home?

There is a growing awareness of the dangers posed by certain substances, such as radon gas, asbestos fiber, lead in water, toxic molds, and others. Many consumers have special tests performed to make sure their new home doesn’t pose a health hazard to them and their family. Although a standard home inspection does not include environmental items, we offer environmental tests and surveys as an optional service, or recommend further evaluation.

Do you check for cosmetic items?

All homes show some degree of normal wear. Toilets will at times overflow thus causing a small stain in the grout. Varnish on a floor will wear thin in one area faster than another due to use. Roof coverings begin to show wear on the day they are installed. Even new homes show slight paint imperfections and flooring that has some mild evidence of normal traffic. Walls may show scuffmarks and paint color may vary within a room. These things do not affect the basic functionality of the house and thus they are not reported.

The criteria of wear is based on whether the item is performing as intended and possibly in need of some immediate repair. However, you may want to compile a list of cosmetic problems on your own, separate from the inspection report. An overly scrutinized property could produce a report that is not helpful in the long term or reflective of the general functional condition of the property.

Do you walk the Roof?

Some, but not all. The Inspector’s safety is our first concern. Many roofs should not be walked at all, such as Wooden Shake or Shingle, Slate, Clay, Cement or other tile roofs. Metal roofs or steeply pitched roofs are dangerous even for professional roofers, as well as any roof after precipitation. Roofs that are extremely hot or cold can easily be damaged by walking as well.

Regardless, every accessible roof gets a thorough examination by binoculars, from the eaves or ground. Most roofs, when they have problems, show tell-tale signs, which may be in the attic, under the eaves, or on the soffits or trims.