How do you find a professional home inspector? Word of mouth, the yellow pages, or an Internet search should provide recommendations. Try to find an inspector affiliated with the American Society of Home Inspectors (ASHI), which requires members to abide by its Standards of Practice and Code of Ethics.

How long does a home inspection take? The time will vary, of course, depending on the size and condition of your home. If possible, arrange to be there with the inspector so that you can answer questions and have various issues explained to you. You can ask the inspector how long it will take in advance, and he or she may be able to provide an estimated time frame.

How much does a home inspection cost? The cost depends on complexity of house structure, time required, community where the property is located, and problems that are identified. However, most inspectors can offer an estimated or firm price quote upon request, before being hired for the job. Additional tests, such as radon or well water, may be priced separately, so be sure to ask if you are interested in having these checked as well.

What does an inspector look for? A professional home inspector typically provides just a visual inspection of your home. This does not include areas behind walls, under floor boards, or other parts of your home that are not automatically visible. The inspector may start in the basement or the attic and work his or her way through the home. Using a checklist and notepad, the inspector will look at specific parts of your dwelling, such as electrical wiring, plumbing, heating and air conditioning, surface walls and floors, beams, etc. Moving outdoors, weather permitting, the inspector is likely to visually examine the roof and home exterior (siding, drain pipes, steps, etc.). Usually the inspector will not check landscape or outbuildings, but you can ask.

How is a home evaluated? A home inspection is not the same as an appraisal, which results in a market value dollar amount. A house cannot pass or fail an inspection; however, problem areas will be indicated on the inspector’s form and later be described in a report that the homeowner receives. Loose railings, out-of-date wiring, inadequate electrical outlets, leaky window frames, and observations of this nature are the kinds of issues that appear in a report. Peeling paint or out-of-date light fixtures are not included in the report.

When you receive the final written report a short time later, you will be in a better position to decide whether to make repairs before selling your house, or ask the seller to fix things before you buy a house. Sometimes the necessary repairs can be addressed financially in a sales contract.

A home inspection gives you important information about your home so that you can live safely and securely or make a fair market deal.

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There are five elements to a proper home inspection that you need to know in order to ensure you’re getting the quality you deserve.

#1 – Electrical Structure

Wiring retrofits and replacements can cost thousands of dollars, so it is vital for a home inspector to check the wiring throughout the home. Aluminum wiring, knob and tube wiring, and other old wiring can pose a fire hazard and will need to be replaced. It’s much better to find out ahead of time that your chosen home needs new wiring, rather than waiting for the fire marshal to tell you.

#2 – The Basement

Major basement and foundation repairs start at $5,000, with the most common price starting at $10,000. One of the new homeowner’s worst nightmares is finding out that the basement floods on a regular basis. Mildew, mold, and cracks in the foundation can be serious signs of a problem basement and foundation. A good home inspector knows how to check for cracks, evidence of improper ventilation and insulation, and other important interior problems.

#3 – The Roof & Attic

A very old roof will show obvious signs of decay, but most roofing problems are more subtle. A thorough home inspector will be able to get up into the attic and onto the roof to check for those defects that could cost you thousands. Additionally, the attic often has defects that an untrained eye would not detect until it was too late. Finding problems early is the key to saving money.

#4 – The HVAC System

Considering that repairs and replacements of an air-conditioning compressor typically start at $2,000-$5,000, this is one area that cannot be overlooked. Your home inspector should review the type of heating and cooling systems being used, whether or not they are out of date (which is a huge cost alone), and check for defects in the controls and emergency switches.

#5 – Evidence of Pests

Termites, rats, mice, and other pests love a good warm wall, and can destroy your new home in the process. Inspectors have been trained to look for evidence of these pests, past and present, and can tell you if they have caused structural damage to the home. This is especially true for termites. They can cause complete structural failure in a home. If your home inspector says that he or she “doesn’t need” to check for pests, keep looking for another home inspector.

This is the beginning of a good home inspection. These five elements to a home inspection are vital for saving you money in the long run. Invest in an inspector that looks for these key elements, and potentially save thousands on your home purchase.

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Nowadays, there are a lot of inspectors that offer to inspect your property for a flat rate of $100 to $200. The inspection can take an hour or two and may involve a certain number of equipment. At the end of it, you may be given a handwritten report. This type of quick inspection might miss significant damage to the property. So you may want to get a more detailed inspection. Even if you’re on a tight budget, getting better services is still recommended.

For a more thorough service, the home inspection cost can range anywhere from $200 to $900.Sometimes, it can a lot higher depending on the size of your property. The rate also varies according to the geographic area you live in. The detailed inspection will take 2-4 hours but expect it to take longer if your property is quite large. It can take up to 8 hours for thorough examination. Instead of a handwritten report, you’ll be given a computerized report of the identified problems and photos.

A thorough inspection will involve checking the home’s foundation (including the crawlspaces), roof, walls, gutters, flashing, gutters, attic, basement, garage, insulation, plumbing, air conditioning and heating, exteriors, and the general condition of the interior space. The home inspector will look for safety-related issues. The cosmetic part of the process is readily apparent and should not be the focus on the process.
If possible, make it a point to go there for the inspection. Talk to the inspector and make them aware of the issues you’re particularly concerned with. The hassle and the home inspection cost may look daunting but it is an investment that will be well worth it. You certainly don’t want to deal with large structural problems a few months after moving into the house.

Another factor you have to remember is that the home inspection cost may not cover everything. The house itself may be thoroughly inspected but if the house has outdoor landscaping, swimming pool, or any other additional features, an additional fee may be charged. Make sure to describe the property clearly to the inspector so you can get an accurate quote for the service.

For those who don’t know where to find a reliable home inspector, seek the advice of your friends who are into construction or real estate. The real estate agent you visit may also recommend their contractor but it would be wise to choose an independent inspector. Check whether the person or company has license, training, and experience. Basically, doing the legwork at this stage, before paying for the property, can save you a lot of headache in the future.

Get home inspection quotes now to find an affordable, quality inspection service for the purchase of your new home.

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There Are Multiple Methods of Determining Your Home Inspection Quotes

There are two primary reasons that there is such a large range in home inspection quotes – the method used to determine the rate and what services are included.  The most common ways to determine the rate include a flat fee, square footage of the living area, amount of time spent, and the price of the house.  If they are using the square footage of the houses living area, it could either be based upon the amount of space under the roof or upon the actual room dimensions.  If they are using the amount of time spent doing the inspection, it is not normally a reflection on the size of the house so much as it is the condition.  The worst condition the houses and, the longer the inspection will take.  One thing to double check is whether or not the garages included.  If the garage is separate from the house, some home inspectors counted towards the house, while others charge an additional amount because they are considered an out building.

What Does Your Home Inspection Quotes Include?

Home inspection quotes may include a wide variety of different things.  In most cases, a complete home inspection includes the roof, plumbing, condition in the attic, built-in appliances, the electrical, the foundation, the structure itself, the land surrounding the home, and the heating and air-conditioning.  Again, this will vary from inspector to inspector, so it is important to ask them specifically what their home inspection quotes include.  Some of the most common tests which may not be included in the home inspection quotes are water quality tests, mold inspection, radon levels, the septic system inspection, and possibly the existence of wood boring insects such as termites.  Many of these tests are considered very important, so make sure that they will be included, even if there is an additional fee.

Why Getting Multiple Home Inspection Quotes Is Essential

Getting multiple home inspection quotes should be considered an essential practice for a variety of reasons.  One of the most important reasons is because you will learn a lot about how the home inspector handles his business and potential clients.  The more professional they are with you, the better they likely are.  Additionally, when getting multiple quotes you should also find out exactly what you were getting in terms of information.  Quality home inspectors will include photos of their findings, paperwork that covers their overall findings as well as any specific problem areas.  Some will even include quotes for expected repairs.

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One thing that will make you realize the importance of a home inspection is the fact that you can use it as a contingency in the purchase offer. With this contingency, you can withdraw your offer within a specified time frame if the home inspector finds that the home has significant defects. If your withdrawal from the contract is approved, you are not required to pay any penalty. In order to gain approval, you have to prove that the defects can cause serious problems in the future.

Home inspectors may possess different inspection skills and levels of experience, and they may also vary in terms of thoroughness and professionalism. As such, it is important that you hire a reputable and reliable home inspector, even if it means that you have to pay a little more. Typically, the responsibilities of a home inspector include examining all the components of a home and producing a report to reveal his or her findings. Usually, the entire process of home inspection takes two to three hours. You have to be present when the inspection is being conducted, so that you can listen to the inspector’s explanations of the findings and ask questions. Being present during the inspection also allows you to see all the problems that are uncovered by the inspector. If you just look at the photos that are presented in the report, you may not be able to understand the severity of the defects that are found in the home.

By showing you all the defects in the home that you are planning to purchase, the home inspector can give you a clear idea of the amount of money that you need to spend on repairing the home. If there are major defects in the home, you may end up spending thousands or tens of thousands of dollars to repair them. Also, some defects can cost long-term problems, and they need regular maintenance. This will add to the overall cost of maintaining the home. If you take the defects into consideration, you may not be paying a fair price to acquire the home. By hiring a home inspector, you can show the results of the inspection to the seller and negotiate for a better price. In the end, a home inspection can save you a large amount of money, much more than the price you pay to hire an inspector.

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Accredited Home Inspection Course Programs

The American Society of Home Inspectors (ASHI) and the National Association of Home Inspectors (NAHI) are the membership groups that set the standards for practice. Membership is extended to those who have completed a home inspection course to their expectations and who agree to conform to a high standard of practice and code of ethics. They are professional memberships that are not-for-profit organizations who assist home inspectors with networking, conferences, and assure the community of their commitment to high quality.

Schools that offer a home inspection course or program should ensure that they meet the high standards of ASHI or NAHI—or both. Basically, these organizations are much like what the AMA is to physicians, or the APA and ACA are to psychologists and counselors—membership with them demonstrates the commitment to excellence and ethics to the broader community. The home inspection course that wants to prepare its students for membership in either of these associations must conform to their strict requirements.

States that Require Certification or Licensure

The following is a brief list of states that require either certification, licensure, or otherwise regulate their home inspectors. Any home inspection course in these states should not only comply with ASHI or NAHI regulations, but the states in which they practice, as well.

•    States requiring Licensure – Alabama, Alaska, Connecticut, Florida, Illinois, Indiana, Kentucky, Louisiana, Maryland, Massachusetts, Mississippi, New Hampshire, New Jersey, New York, North Carolina, Oklahoma, Rhode Island, South Carolina, South Dakota, Tennessee, Texas, and Washington.

•    States requiring Certification – Arizona, Nevada, Oregon, Virginia, West Virginia, and Wisconsin.

•    States requiring Registration or other Regulations – Arkansas, California, Georgia, Kansas, Montana, North Dakota, and Pennsylvania.

Further details by state can be found at the ASHI website.

Home Inspection Course Requirements
Home inspection course or program requirements typically entail a certain amount of class hours (typically around a minimum of 40 course hours) in any given curriculum. Though state requirements will differ, there is typically an agreement of coursework that follows the below nine areas:

•    HVAC (Heating, Ventilation, and Air Conditioning)
•    Plumbing
•    Garage Inspections
•    Exterior Inspections
•    Interior Inspections
•    Roofing
•    Electrical
•    Structural
•    Report Writing and Interpretation

These nine areas cover the basics of a home inspection course, and, during class hours, students are given the opportunity to learn the details of these areas. Some programs offer hands on training and apprenticeships, while others focus mainly on classroom work.

People who are interested in becoming home inspectors should seek out a home inspection course that is accredited by the ASHI or the NAHI (preferably both), and apply for certification or licensure according to the rules and regulations of their state.

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However, the home inspection cost should never be considered an extra. In fact, a good, thorough home inspection should be well worth the investment.

Cost Variance
A home inspection cost will vary from area to area, and even from inspector to inspector. They have different criteria for different settings, and some charge a base rate with additional fees for large homes. The home inspection cost can be set at a flat fee, but most inspectors will ask for the client to submit the criteria ahead of time to obtain a quote.

Variables for calculating a home inspection cost can include the following:

•    Square footage – either exterior or interior, or total square footage.
•    Mileage from their office to the inspection site.
•    Hourly rates – generally home inspectors charge a minimum of $100.00 per hour, though, as stated above, some charge a flat fee or a base rate.
•    Optional inspection charges, such as inspection of a sauna or pool.

Given the variables included in total home inspection costs, the range is, on average, anywhere from $300 to $700. Some, rarely, will wind up being as high as $1500, depending on what is being inspected, how large the house is, and mileage/extras/hourly rates.

About Hourly Rates
Most inspections take approximately 3 hours, though some (again, depending on the size of the house and the amount of components to be inspected) can take as long as 5 or 6 hours. Those who are charged an hourly rate can expect to pay roughly $100 per hour (although this rate may change from one area to another). However, it is often well worth paying even up to $800 for a home inspection if the inspector is thorough enough to find flaws and repairs that would cost thousands had they not been discovered prior to purchase. On the flip side, it is a fair price to pay should the inspector discover no defects in the home that require any attention at all.

Price Perspective
An additional word on price and home inspection cost—if a house is priced at $400,000, and the inspection fees total $800 for a thorough inspection, then the total home inspection cost would have been 0.2% of the total house price. This is well worth the cost considering commissions among real estate agents run as high as 6%.

Essentially, home inspection costs will vary depending on community, size of the property, and components to be inspected. Because of the multiple variables, it is best to check with each individual inspector to obtain quotes and pricing, and compare services prior to hiring.

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Frankly, when you are willing to spend hundreds of thousands of dollars on a new home, this is a drop in the ocean. This is especially the case when the inspection could save you thousands by uncovering a hidden structural problem. It can be a confusing process so here is a short list of what a home inspector will be looking at.

The Important Areas
The wall and floor coverings, mod cons and other items are important but do not compare to the property’s mechanical, electrical and structural condition. These are where the major problems often lie and are also the most expensive areas to repair. This is why home inspectors focus their inspection on a home’s structure first. It should be noted that a home inspection is not a foolproof system of finding all a home’s flaws but it does do an excellent job. When performed by a competent, experienced inspector, it is a rare occasion indeed when anything escapes his notice.

Exterior
Expect the home inspector to begin by comparing the property to one of a similar age. The inspection will begin in earnest with the inspector working his way around the property’s exterior working from the top down. This inspection takes into account the condition of the chimneys, roof, gutters and windows among other things. Coverings such as flowerbeds and driveways will be analyzed next with a final, closer examination made to ensure nothing is missed before moving inside.

Interior
The interior inspection begins in the basement before the walls, floors and ceiling are checked. Only then will the appliances in the property be inspected. The inspector will often go from room to room, always moving in the same direction. No room will be overlooked. Other interior items to be checked include the furnace, plumbing system, electrical panel and hot water heater.

Checklist
A checklist which shows the individual parts of the property followed by the potential problems associated with it is an essential part of a home inspector’s arsenal. An example of this might be:

• Roof: Is there any sign of sagging or deterioration?
• Chimney: Are there are bricks or mortar missing?
• Foundations: Look out for various cracks or damage to masonry. Is the mortar soft?
• Basement: Check for signs of mildew
• Electro-Mechanical: How old are the systems? When was their last service/inspection?

The above is just a small sample of what a home inspector’s checklist will look like. If you are hiring a home inspector and they claim the inspection will last less than 2 hours, walk away. As you can see, inspecting a home is a lengthy and thorough process which may take 3 hours or more before the inspector writes a detailed report.

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Varying Costs
So how much should a home inspection cost? It is impossible to definitively answer this question because there is no absolute price. A home inspector’s charge varies based on factors such as the size of the home, whether they charge a flat rate or by square foot, the length of the inspection and even how far the inspector has to travel. It is also important to take into account a home inspector’s experience. One thing is for sure, do not quibble over a few dollars. You need the best person for the job given the size of the investment you are about to make.

Cost Estimate
You will obviously know the size of your property in square feet. Use this information to calculate the cost of reputable companies who charge per square foot and compare this with organizations that charge a flat fee. Prices for home inspections range from $150-$750. However, it is very important to be wary of cut price inspections. A house inspection should take between 2-3 hours with the inspector thoroughly analyzing every corner of the house, making notes and taking photographs. It should then take another 3 hours or more to draft up a detailed report. Most home inspectors that charge $150 perform up to 3 inspections a day. This indicates that their inspection is less than thorough.

The Process
Beware inspectors that hand you detailed reports which you cannot understand. This is a common trick amongst home inspectors who are trying to con you. The best quality home inspectors will type up an easily understood report, complete with pictures and descriptions of each part of the home. In general, the average cost of a home inspection is $100 per hour. As the whole process may take 5 to 6 hours, a home inspection that costs between $500-$600 should be about standard. However, the factors mentioned above can cause this price to fluctuate.

$500 is a lot of money and perhaps it is understandable that some people would be hesitant when it comes to paying it. Yet the bottom line is, $500 is 0.1% the cost of a $500,000 home and 2% the cost of $25,000 in repairs if the house is seriously damaged. It is also a fraction of the cost of a real estate agent’s fees. If one person is willing to pay someone $15,000-$20,000 to sell their home, surely it makes sense to pay $500 to ensure the home you buy is not riddled with damage. A top class home inspection can be had for around the $500-$600 mark and it would be foolish not to use it.

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3220 N Street NW #138, Washington D.C., DC 20007
(301) 970-1911

The inspection is intended to assist in evaluation of the overall condition of the house. They have friendly and competent inspectors.

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