Before an Inspection Begins

-Please ask your agent/home owner to be sure that all home utilities, such as gas, water, electric, are on and operational before the home inspection begins. A second trip fee will apply if utilities are not on when I arrive. Any utility being off can be an indication of a major system failure. It is recommended highly if the home is vacant that all utilities be left on; run A/C units during summer even if home is not occupied; set hot water heater at vacation setting. If owner is concerned about leaving the home empty, turn off water supply at incoming water cut-off and make note of the valve location; leave the information in kitchen area. Set A/C unit to 80 degrees in summer. Set furnace at 60 degrees in winter. Home owners, realtors, and inspectors are always concerned for home utilities that are left off for extended periods of time, due to concerns of mold and moisture. Timers can be used at small lamps at some rooms for lighting at evening hours for security reasons. Leave notes at timers so realtors and shoppers will not accidentally turn off the light. Any electrical breaker that is off can, and usually is, an indication of a failure of that circuit. Turning on breakers that are off can be a danger to me and clients.

-Home water systems that have been winterized should be on and operational before the inspection begins. Issues/leaks may arise at the inspection that are out of my control. I cannot turn on water at main water/meter valves if the water is off due to winterization. Gas pilots should be on and operational. Pilot lights that are off may be an indication of appliance failure. I will not light gas pilots, open water valves, activate electrical systems that have been turned off, or cut locks open. The client/buyer agent must ensure that all utilites are turned on, operational, that breakers are turned on, that water and fuel valves are on and open, that pilot lights are lit, that all rooms, doors, crawl spaces, etc. are unlocked and/or keys available, and that components such as attic panels and electrical panels are accessable prior to the inspection time. Return visits due to utilities being off, doors locked, etc. all as stated will be subject to an additional return/travel fees.

-Try to suggest to the occupied home owner to move furniture, clothing, vehicles, etc. from attic access points, walls, and electrical panel/outlet areas. I will not move heavy and/or personal items to inspect inaccessible areas. Unused home items can be moved to storage. Suggest to the home owner to cover clothing in attic access closets. Damage of clothing or boxes may occur if personal items are moved. Computers, phones, VCR's should be off. Data on electronic devices can be affected when I check breakers or GFCI outlets for proper operation. If the home owner is still living in the home when the inspection is performed, a walk-through of the home after the owner moves out, before closing, is suggested. Defects can be revealed when furniture, wall decorations, storage boxes, etc. are removed. Consider limiting the amount of people attending the inspection. This will be someone else's home that we will be walking around in.

-Suggest to the home owner the removal or boarding of pets during inspections or potential buyer visits. It is less stressful on the pets and the people involved in the home visit. Home owners that stay in the home during visits or home inspections can cause stress to all involved during the visit. Suggest to the home owner to go shopping or run errands for a few hours. However, the owner should be accessible, perhaps by phone, during the visit if any questions arise. Tubs, sinks, basins should all be emptied to allow for proper inspection. Pictures of the inside of the home will be taken of defects, and where access is limited, or not at all, for informational purposes.

I can counsel current home owners on home staging, safety tips and security concerns of a home when shoppers walk through their home that is for sale, for a small minimal fee. This includes home staging tips for a home inspection; some of which are listed above. More information about this subject can also be found by clicking on the "presale inspections" tab at left.