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Understanding A Home Inspection
Sample inspections are available on request.
Purchasing a home "AS IS"? That, alone, is buyer beware. Getting a full, complete home inspection can save you thousands of dollars on needed home repairs. Know before you purchase. We have been told that the maintenance tips and suggestions included with a full priced home inspection are alone worth the price of the inspection.
Feel free to call me at anytime to answer any questions that you, the buyer, may have in hiring any home inspector. Valuable home inspector guidelines and information can also be found by clicking here or here. You, as a home buyer, should know some information about home inspection rules and procedures before an inspection begins. I follow the CMITM codes of ethics, the most stringent in the industry.
Mechanical systems include plumbing, electrical, heating, cooling, and most built-in kitchen appliances, per new Kansas state law. All of these mechanical items should function as intended. If flaws or defects in these systems are found, they will be noted on the report. More serious defects found may require further professional evaluation or repair before closing or the end of the contingency period. HVAC systems will be checked, weather permitting. Electrical panels, ALL electrical outlets, light switches, faucets, drains, etc. will be checked where accessable. Inspections of in-ground sprinkler systems, swimming pools, hot tubs, audio-visual equipment and wiring, phone lines, water softeners, security systems, gas grills, solar panels, water tanks/wells/septic, etc. have hidden lines/wiring, and cannot be checked by the inspector. Air conditioning units cannot be properly checked if the outside air temperature is less than 65 degrees. Video scope of sewer drain lines is suggested by a professional plumber, especially if the home is older in age. These hidden/underground lines are not visually accessible by the inspector. See the standards of practice for Missouri at the link below for more information and/or limitations of a home inspection. See the tab at left for Kansas SOP info. This inspector will take a reading of the home's water pressure where possible.
Structural areas checked include roof, foundation, and all structural components such as doors, windows, stairs, floors, ceilings, walls, all attic concerns, fireplace and chimney areas all where accessible. Other areas of a visual inspection are exterior siding, foundation walls were accessable, masonry areas, insulation, deck, landscaping, etc. All visual/accessible areas will be inspected. Some areas of the home may not be accessible due to dirt coverings, fixed walls, stored items, fixed panels, floor coverings, vegetation, furniture, etc. We do not tear out walls and damage the home and put it back together; it is the owners home, and we respect their property. We only can see and inspect what we have access to. Every effort will be made to visually inspect all areas of the home where possible. Inspections of fireplace chimney flue areas may be limited. The inspector may suggest professional chimney cleaning and scope, especially if the chimney is older than 20 years of age. Interior cosmetic items, such as window shades, paint, wallpaper, furniture, carpet, decorations, etc. are not part of the inspection process. See the standards of practice of a home inspection at the link below.
An inspection agreement may be presented to the buyer at, or before the inspecton begins, per state law, if any. The inspector will generally start outside the home, proceed to the kitchen area, then on through the main floor, and on to other areas of the home. We encourage all customers to follow the inspector around, ask questions at any time, or take notes. Feel free to be a part of the inspection of your new home. The inspector may invite you to see the attic, crawl space, garage, electrical panel, operate windows, locate the main incoming water cut-off, etc. If a defect is seen, he may show you why it needs attention, and how to address it. Some areas of the home may/will be inaccessible due to furniture, stored items, etc. People live uniquely in their homes, and issues can arrise after move in. You can work with the inspector to investigate areas/items within the home that you have a concern about. If the home is occupied, some areas may not be accessible. After the owner moves out, this inspector suggests another "walk through" of the home before closing to check for unforseen defects. When the current owner moves out, removes furniture, stored items/boxes, etc. other defects can be revealed. See the Standards of Practice at web sites below. There are limitations to a home inspection.
A home inspection by Metro-Spec Property Inspection Services takes approximately three hours. The size of the home, number of issues and outbuildings all determine the length of the inspection. Radon testing and termite inspections are seperate tests, and can be performed by this company. We do not do radon mitigation, or termite treatments as to avoid conflicts of interest.
Most all inspection reports are printed and presented on site. Longer inspection reports (larger homes) can be e-mailed by next day or dropped at the buyer's agent office the next day. As a professional home inspector, I not only inspect, but teach the prospective buyer how to care for their home. I encourage buyers to read all of the inspection reports and information given to them after the inspection. These pages will help you understand what you are buying, what the inspection entails, and can help maintain your home properly. The inspector does not make recommendations to anyone advising them to buy or not to buy the property. The reports can be helpful in writing the "unacceptable conditions report" for the seller.
Missouri Standards of Practice of home inspections are found at this link. It is a list of what most all home inspectors can, and cannot inspect due to limitations as stated. These Standards of Practice should be read and understood before a home inspection begins. These standards are a basic guideline for a home inspection. There may be some exceptions, and can be expained to the buyer/client at the inspection. Kansas SOP are slightly different, and can be found at the tab at the left.
Environmental inspections/testing for mold, lead paint, water quality, asbestos, wells, chemical, septic, ponds, swimming pools, sewers, soil, indoor air, drugs, vermin, etc. are not performed by this company and are not part of the report. Nevertheless, inasmuch as health is a truly personal responsibility, we recommend that you have the indoor air quality tested as a prudent investment in enviromental hygiene, and particularly if you or any member of your family suffers from allergies or asthma.
You will receive a report describing the visual conditions of:
| Attic |
Ceilings |
| Insulation |
Floors |
| Ventiliation |
Walls |
| Roof & Flashings |
Doors & Windows |
| Gutters |
Chimney |
| Basement |
Fireplace |
| Crawlspace |
Built-In Appliances |
| Foundation |
Electrical System |
| Grading |
Water Heater |
| Retaining Walls |
Plumbing System |
| Siding & Trim |
Air Conditioning |
| Driveways & Walks |
Heating |
Home inspections of brand new homes are also suggested. This company has performed many inspections of brand new homes, and has noted several issues that have been missed by the home builder/contractor, or in need of finishing and repair. It can be frustrating to a new home buyer to move into a brand new home, and find things that need repair that day. Moving into any home is stressfull enough, let alone finding issues in a home the day of move in. Electrical outlets that have no power, appliances not connected, drain and water line leaks are just some of the issues that have been found during brand new home inspections. If builders do not approve of home inspections, and do not allow them before contract closing, you can get one right after you close or move in. This should alert you that somethng in the new home may not be proper, or functional. Most all builders provide one year warranties, and inspecting a brand new home by the end of the first year can help you realize needed new home repairs before the end of the warranty period.
Kansas Home Inspection Information
I would like all home buyers to note that an appraisal is not a home inspection. An appraiser is not a home inspector. However, some appraisers will note home defects to a lender, mortgage company or bank; whomever he/she is working for. To know for sure about anything about a home, get a full, complete, third party non-biased home inspection. I am a Certified Master InspectorTM, the highest designation in the industry.
I have recently met some home inspectors who are real estate agents and real estate agents who do "home courtesy checks". In Kansas, realtors are exempt from any home inspection laws. So, if an agent says that they "check home areas", and vice versa, they may not abide by any rules, regulations, have any insurance, and may not give you a full, complete honest third party opinion of the home you are purchasing.
Engineers are also exempt from any home inspection rules, regulations, etc. Use caution when hiring an engineer to do a home inspection. All engineers are specialists in one field; mechanical, industurial, civil, etc. Most do not know about houses since they are also exempt from any engineering procedures for one to two family dewelings. Most engineers are all taught about commercial buildings and structures used by the general public, and not residential properties. If you have an engineer check a home foundation, that person is not bound by any rules or reguations in any field. Ask the person about his/her qualifications in engineering.
If you decide to have a plumber, electrician, foundation specialist, roofer, or any other repair person/contractor give you a "free" system check, it may be free for a reason. Beware of these contractors, as they are after performing the repairs, needed or not needed, for fees from you, the home buyer, or for fees from the seller of the home. This inspector does not perform home repairs or estimate work to be done as to avoid these conflicts of interest. The inspector works for the client, and informs him/her on suggested home repairs and/or defects. It is then up to the home buyer to decide whether or not to purchase the property, or to have the defects/repairs repaired, if any.
Top 10 Issues Found at Most Home Inspections
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Terracing; negative ground slope toward foundations; poor water drainage away from home foundation; lack of dirt at foundation for proper water drainage.
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Guttering and downspouts; gutters clogged with debris; improper gutter positioning resulting in standing water in gutters; loose gutter spikes; gutter rust; improper set and/or lack of ground splash blocks; missing gutter downspout elbows; missing guttering.
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Roof age/damage; brittle composition shingles; missing shingles; exposed backing; splits and holes noted at wood shingle roofs; missing and damage wood shingles; separated wood shingle ridge row caps, cracked roof vent seals/flashings.
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Plumbing; leaking faucets; faucet back leaks when faucets are on; leaking water lines and p-traps; seeping water cut-off valves; lack of caulking at shower and tub areas.
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Stuck windows; panels that will not open; missing window locks; broken/cracked window panes; lack of exterior window trim caulking; exterior window trim rot; sill rot.
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Improper electrical panel wiring; double-lugging; double-pig tails; over-rated fuses; improper grounding of panel; missing electrical/switch cover plates; broken electrical outlets; broken switches. No ground fault circuit interrupter (GFCI) outlets at accessible water areas; kitchen sinks, bath sinks, garage, exterior areas.
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Masonry cracks; foundation, driveways, walkways, patios, chimney, fireplace, hearth.
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Siding; improper caulking; trim and siding peeling paint; soft siding bottom edges.
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Deck; not lag-bolted to home; lack of metal joist hangers; exposed nails; loose railings and boards; missing railings; lack of deck stain; age.
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Dense vegetation in contact with home and roof; trees, ivy and bushes need trimmed.
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