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Understanding A Home Inspection
Sample inspections are available on request.
Purchasing a home "AS IS"? A foreclosed/vacant, or bank-owned property can have dozens of problems and defects, no sales disclosure, utility problems, etc. "AS IS" can also mean that the current owner/bank does not want to put any more money into the home, but you will. Something may be wrong with the home, the owner/bank did not disclose it, and they hope you won't notice. Banks/lenders that sell homes may give you a 24 to 48 hour contingency period for inspections; and they do that for a reason. Getting a full, complete Metro-Spec Inc. home inspection can save you thousands of dollars on needed home repairs.
I am a Certified Master InspectorTM, the highest designation in the industry. Out of hundreds of home inspectors in Missouri and Kansas, there are only 11 CMITM home inspectors; even fewer are full time and state licensed. I am PLI insured and GL insured through various companies. Being a CMITM, insured, educated and knowledgeable, I may charge more than other inspectors/companies.
Feel free to call me at anytime to answer any questions that you may have in hiring or suggesting any home inspector. Valuable home inspector guidelines and information can also be found by clicking here or here. Any home buyer should know some information about home inspection rules and procedures before the inspection begins. I follow the CMITM codes of ethics, the most stringent in the industry.
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Full Home Inspection Packages
Mechanical systems include plumbing, electrical, heating, cooling, and built-in kitchen appliances and appliance connections. 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. Defects found may be suggested to aquire further professional evaluation or correction before closing or the end of the contingency period. HVAC systems will be checked using normal operating controls, weather permitting. Electrical panels, ALL electrical outlets, light switches, faucets, drains, etc. will be checked where accessable.
Structural areas checked include roof, foundation, and all visible structural components such as doors, windows, stairs, floors, ceilings, walls, all attic concerns, fireplace and chimney areas, etc. all where accessible. Other areas of a visual inspection are exterior siding, trim, foundation walls were accessable, masonry areas, insulation, deck, landscaping, etc.
Inspection limitations
There are limitations to any home inspection. Some areas of the home may not be accessible due to dirt, fixed coverings, fixed walls, stored items, fixed panels, floor coverings, vegetation, furniture, etc. This inspector does not tear out walls and damage the home and put it back together; it is the owners home, and I respect their property. As with any inspector, I only can see and inspect what I have access to. Every effort will be made to visually inspect all areas of the home where possible. Inspections of fireplace inside chimney flues may be limited. I 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. 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 visually checked by the inspector. Air conditioning units cannot be properly checked if the outside air temperature is less than 60 degrees. Video scope of sewer drain lines is suggested by a professional plumber, especially if the home is older in age. 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. During full home inspections, this inspector will take a reading of the home's water pressure where possible, check all accessible doors, windows, outlets, etc. I am a generalist, not a specialist. Most doctors are general practitioners, and will refer you to a specialist when something serious is detected. I refer in somewhat the same way.
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Typical full inspection package procedures.
An inspection agreement may be presented and/or emailed to the buyer and/or buyer agent before the inspecton begins. At the inspection, I will generally start looking around the outside of the home, proceed to the kitchen area, then on through the main floor, and on to other areas of the home. I encourage all customers to follow me around, ask questions at any time, or take notes. As a Certified Master InspectorTM, I not only inspect the home for you, but I also teach you about home maintenace as we proceed. Feel free to be a part of the inspection of your new home. I may invite you to see the attic, crawl space, garage, electrical panel, operation of thermo windows, locate the main incoming water cut-off, etc. If a defect is seen, I may show you why it needs attention, and how to address it. You can work with me to investigate areas/items within the home that you have a concern about. If the home is occupied, some areas may not be accessible due to stored items, furniture, decorations, etc. After the owner moves out, this inspector suggests another "walk through" of the home by the home buyer and buyer agent before closing and/or end of the contingency period to check for unforseen defects. For a small fee, I can attend that walk-through with you. When the current owner moves out, removes furniture, stored items/boxes, etc. other defects can be revealed. See the Standards of Practice at the left tabs for more inspection procedures, or click at the following tab form more explanations and limitations of a home inspector.
My full home inspection 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 from the inspeciton, and I can perform those by request. I do not do radon mitigation, or termite treatments as to avoid conflicts of interest. It is up to the home buyer whether or not to negoitate to have the repairs made, negotiate the price, purchase the home "AS IS", or decide against the home purchase. Home inspectors are considered "deal killers" by some real estate agents. I simply inform the buyer of home defects/needed repairs, then the buyer decides how to procede. The buyer needs to know everything possible to make an informed home purchase decision.
Most every inspection report is printed and presented on site. All pictures taken during the inspection process are presented to you via laptop, and placed on a CD for your records. Longer inspection reports (larger homes) can be sent via email next day, sent regular mail, or dropped at the buyer's agent office the next day. I encourage buyers to take time and read all of the inspection reports and information given to them after completion of the inspection. The reports, article CD and maintenance pages will help you understand what you are buying, what the inspection entails, and can help maintain your home properly. I do 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 are a basic guideline for a home inspection, and are recommended to be read and studied before a home inspection begins. 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. Low cost inspectors may just perform inspections per the SOP's only. (See the "$200" home inspection offered on the pricing page of this site.) I will go above these standards on full home inspection packages. As in hiring anyone, feel free to ask questions at any time. Please read more comments about Kansas home inspections at the lower sections of this page.
Environmental inspections/testing for mold, lead paint, water quality, asbestos, wells, chemicals, septic, ponds, swimming pools, sewers, soil, indoor air, drugs, vermin, etc. are not performed by me or my 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 environmental 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, never occupied homes are also suggested. I have performed many inspections of brand new homes, and have 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 I have 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 comment by the builder should alert you that somethng in the new home may not be proper, or functional. Most all builders provide one year warranties, and having me inspect your 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 Regulation Information
Understand 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. Appraisers are also exempt from any Kansas home inspection law, rule, or regulation, insurance requirements, etc. To know for sure the overall condition of your new home, consider hiring me, and get a full, complete, third party non-biased home inspection.
Engineers are exempt from any state engineering rules, requirements, or engineering regulations in Kansas on any one and two family residential dwellings. Some FHA lenders are now requiring you to hire an engineer to do the home inspection in Kansas. Engineers are not required to be licensed as a home inspector, and therefore are not required to follow any rule or regulation, and may create a basic, false report. Use caution when hiring an engineer to do a home inspection. All engineers are specialists in one field; mechanical, industrial, civil, etc. If you have an engineer check a home foundation, or consider an engineer for a home inspection, ask the person about his/her qualifications in engineering or certifications in the home inspection industry.
This is likely the largest single purchase you may ever make in your lifetime. Make the best choice, for you and your family.
If you decide to have a plumber, electrician, foundation specialist, roofer, termite exterminator, or any other repair person/contractor give you a "free" system check, it may be free for a reason. Beware of contractors doing free home "checks", as they may be after revenue from performing the repairs, needed or not needed. 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. It is always left up to the consumer to do their homework before using/hiring any contractor, handyman, or other professional trades people to do home maintenance, repairs, or home upgrades. For a reptuable repair person, you can ask your agent, friend, relative, or you can contact www.kansascity.bbb.org for good repair persons.
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 such as the 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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