I have broken the FAQ's into categories. Just click on the links to skip down the page.
- Questions about the inspection
- What to look for when looking at homes
- Do I need a re-inspection?
Questions about the inspection
- Q: What does an inspection cost?
A: Our typical inspection fee is $445. This is for a home under 2000sf and built within the last 30 years or so. If the home is older, larger, has additions, etc, the cost may be more. Detached buildings are not included and are an additional fee. - Q: Is there a fee if I cancel my inspection?
A: If you cancel your inspection 24 hours or more prior to the start of the inspection, there is no fee. If we arrive on site and we find one or more of the utilities (water/gas/electric) to be off, there is a trip charge of $125 and we will have to reschedule the inspection. It is your realtor's responsibility to ensure all utilities are turned on and all appliances (furnace, water heater, etc) are ready for operation, prior to the start of the inspection. This can often be difficult if a vacant property has been winterized. We will not turn on breakers, open water or gas valves, or de-winterize the property upon our arrival.
Also, all attic and crawlspace areas should be accessible (storage
removed from closets, etc), prior to our arrival. - Q: Is a home inspection a guarantee?
A: No. You must understand that when you purchase a home, you are taking a risk. A home inspection is a step in the right direction when it comes to doing what you can to minimize that risk. - Q: Do I need an inspection on a new construction home?
A: Yes you do. When I (Wayne) was a young first time home buyer, I remember not even thinking about a home inspection. Now I wonder what I was thinking?! What you need to realize is that all houses, especially modern houses, are made by human beings. Most of these humans are in a hurry and are encouraged to move quickly and tirelessly in the interest of the company's bottom line. You would surprised at the conditions we have found lurking in new construction homes. One was so bad, the buyer decided not to buy it. So again, 'Yes!' We do recommend you have your new construction home inspected before you buy it...and again before your 1 year warranty expires. Ask your home inspector about a package deal.
What to look for when searching for homes
Through the Portland Housing Center, We are in front of a lot of first time home buyers. Inevitably, questions arise regarding what to look for when you are out and about, searching for your new home. Below is a 'Work in Progress' where we attempt to provide you with some guidance in this area. The list is really for existing homes as new construction is a whole other ball of wax. Also, keep in mind that there are exceptions.
NUMBER 1: Water is your new WORST enemy!
When you pull up in front of a home, ask yourself, "Where does the water go?"
Water should be going away from your home, or at the very least, around it. If you are looking at a home that is built on the low spot on the block, all of your neighbor's water ends up under your home. As you walk around the home, pay attention. Are the homes on every side higher than yours? When a home is the water collection point for the area, it is much more common to find a wet basement or crawlspace. This moisture leads to a higher potential for foundation issues, rot, wood destroying insect infestation, soggy back yards, and the list goes on. I suspect these types of homes drive the owners crazy because there is always an issue to deal with.
The perfect home is the one that sits atop a nice little hill with it's foundation protruding proudly out of the soil where water runs away from it in all directions. Of course this home doesn't exist and if it did, I'm sure it has other problems. However, the home you are looking for will likely end up somewhere in between. Just remember that water is the major issue you will deal with as a home owner. In the Portland area it is common for at least some of the grade around your home to be directing water to the foundation. That's fine as long as you understand that the water needs to go around the home and continue on it's way down the street.
NUMBER 2: Can you see the foundation?
This one is kind of related to number 1 because the sunken home in number 1 usually fails this test as well. When I pull up in front of a home, one of the first things I notice, even before I'm out of my truck, is the foundation. When I can't see it, I know I'm in for a long day. Where the siding and the grade meet, rot and insects are having a party. When the foundation is actually some type of painted covering (sheet metal, etc), rot and insects are moving in. So what am I trying to say? I'm saying that, much like number 1 above, you want a home that is proudly sticking up out of the soil on a beautiful concrete foundation. That alone doesn't make it perfect but at least it's a good start.
When I come across a home with a sunken foundation, I often take the new home buyer for a walk up and down the street and I point out the houses that are proudly poking up out of the soil and I say, "See...now that's what we're looking for!". There are a lot of other potential problems with a foundation but that's for another story. For starters, just try to find one that is sticking up out of the dirt. And on a side note, it's not always because the home is on a low spot that this happens. Turn of the century homes are infamous for this as well as the foundations started low to begin with and a 100 years of owners and landscaping changes have typically conspired to bury them even further.
NUMBER 3: How about the age of a home?
This one is not as 'cut and dry' as the first 2 as this is completely related to personal preference but I thought I would offer my $.02 worth.
For me, the home building sweet-spot is the 1940's, 50's, and 60's. This seems to be the period when quality of craftsmanship, materials, and foundations came together to create a generation of rock solid homes. Of course there are always the exceptions and there are always compromises. For example, you may like the quality of these homes but they typically come with outdated electrical/mechanical services, may have buried oil tanks on the property, etc. Ah...it's never easy. The real question is where do your needs fit in all of this? Do you need all of the things that come with newer construction, both the good and the bad. Do you prefer the character and style of the turn of the century homes and are willing to deal with potentially crumbling foundations and musty basements? What are your skills and resources? Can you fix things or do you have the money to pay others to fix things? Usually, it is some combination of both. You should have a pretty good idea of what you want, the pros and cons of each building era, and your skills and resources as you search for your home.
NUMBER 4: The dreaded Re-Model
If you have been out looking at homes for a while, I'm sure you've heard it...,"The seller says the house was recently remodeled...Yeah!"
"Oh Darn!", is what I'm thinking. Instantly I hoist the RED FLAG. When I'm told my upcoming inspection was remodeled, I head to Portland Maps to see what they say. Are there any permits listed? Not usually. Does that mean the remodel is no good? Not sure, but we're not off to a great start.
I don't have the actual figures but I would say that about 75% of the remodeled homes I look at are a problem. They look good from the street but as the inspection begins and we start to peel back the layers, the picture becomes disappointingly clear. The home may or may not be a 'flip', there is no permit information available, etc, etc, etc. It's in these cases, as I tell the folks in the Portland Housing Center's 'First Time Home Buyer' class, I really am the destroyer of all dreams. Unfortunately, more often than not, remodel is a dirty word. Does it always have to be this way? Absolutely not. There are times when I do find the permit information on line or find it sitting on the dining room table during the inspection, and as I peel back the layers I find the work was performed by professionals. However, the cost of the home usually reflects this condition. In other words, if you come across a property advertising its' recent remodel, and the price seems too good to be true...there may be disappointment in your future. What's the old saying?..."Hope for the best, but expect the worst." In other words, prepare yourself.
Finally, here's a little anecdote for you...In a recent remodeled inspection, the seller actually left the permit section on the disclosure form blank! That's not a good sign.
NUMBER 5: Additions, additions! The math doesn't add up
If you are looking at a home that over it's life has had a bedroom added here, a bathroom added there, or a porch enclosed there and there...there are potential problems. Not only that, but you should expect to pay an increased price for the inspection. I looked at a home recently that started life off as a small square box. Over the next 80 or so years, someone had added to it 4 times. The result was a mess. I found a main basement with 4 separate crawlspaces attached and 4 more attics (hence the inspection price increase). None of the work was professional. It reminded me of when I built a couple dog houses as a kid. When I got to the more complicated parts, I just kept nailing things together until I was pretty sure it wasn't going to fall apart. Again, this is not always the case but in general, these are the things my inspection nightmares are made of.
NUMBER 6: Vegetation and general lack of maintenance
Sometimes I pull up in front of a home and I literally cannot see the forest for the trees. The home is buried in overgrown trees, vines, and shrubs. I exit my truck and immediately begin hoisting the RED FLAG. What in the wide, wide world of sports is going on here? I don't think there's much explanation needed here. The general thought is that there has been a severe lack of maintenance and the home is most likely suffering from it. I expect to find some rot, some insect activity, over-flowing gutters, water at the foundation, dirty old furnace, dangerous electrical, etc. I think you get the point. However, as always, there are exceptions. Just the other day I pulled up in front of a 1930's home which was barely visible from the curb. Upon further review I found a wonderful old home built with great materials and craftsmanship and was still fighting back the elements successfully. I really enjoyed inspecting that home. There are nuggets out there if you know what to look for.
NUMBER 7: What about permits?
The topic of permits comes up often. Although listed at #7, permits could easily be moved well up this list and they go hand in hand with the topic of additions and remodels.
Let me start by saying that permits save lives and protect the home owner from many potentially hidden dangers. Unfortunately, many of the homes I inspect which have been remodeled, have not been properly permitted. If you find a home you are interested in and you suspect work has been performed without proper permitting, make a trip down to the local building office, (link to Portland's office site) and ask for the file on that home. You can find some information on Portland Maps but this is not a complete source of information, so plan to make a trip to the office. If, in the end, you decide to purchase a home which has had non-permitted work performed, you become responsible for the work. It is now your problem. Your home inspector cannot protect you from this. I try to educate the home buyers I work with, regarding potential hazards and other problems which may come with the non-permitted work but I cannot see inside the walls or floors or ceilings to tell you what is lurking. I can simply tell you that all work which requires a permit should be properly permitted for many reasons. I often find 'shoddy' visible work in remodels. If we can 'see' problems, it is pretty much guaranteed there are also hidden problems. Do your research and remember...it is a 'buyer beware' world out there.
NUMBERS 8-10: In progress...
Please stay tuned...
Do I need a re-inspection?
Re-inspection is one of the dirty words in the home inspection business. Every home inspector dreads being asked (in many cases, required) to return to a home to pass or fail someone else's work. In many cases, much of the work is hidden within walls and is not visible, but yet, we are asked to give it a passing grade.
With all that said, re-inspections do have their place in some home purchases. Here's what I think you should know...
- 1. If significant repairs are being made in hard to access areas, like the attic and crawlspace, you may wish to have the repairs inspected.
- 2. For simple repairs like leaky faucets or leaky plastic drains, a re-inspection is not typically needed. You can verify these repairs yourself, when you walk-thru the home, prior
to closing.
- 3. ALWAYS, ALWAYS, ALWAYS, require all repairs to be made by licensed contractors. All contractor invoices should be collected and available for the re-inspection.
- 4. Most home inspectors do charge for a re-inspection, including myself. My typical charge is anywhere from $175 - $250. I typically create a simple report on my company letter head, describing
what we did and any open issues.
- 5. If you feel you may need a re-inspection, begin communicating with your home inspector as soon as you can regarding potential dates for a return to the property. The more advanced notice
I have, the easier I can fit the re-inspection into my schedule.
So that doesn't sound too bad...right? What's the big deal? Unfortunately, re-inspections are typically problematic. Here's how they typically go...
- 1. I receive a call asking me if I can return to the property to inspect the repairs. We schedule the re-inspection, typically within about 3 days.
- 2. I arrive on site to begin the inspection. Time is running short as the inspection period ends tomorrow or the next day.
- 3. I ask for copies of all invoices for the work I am about to inspect. I am informed there are none or only some of the work was performed by qualified contractors. Further questioning reveals
that the owner did some of the work and hired his brother-in-law (or other family member, or friend, or
acquaintance), who has a general contractors license, to do the rest. In the cases where invoices were provided, the cheapest contractor was
typically hired as the seller has no incentive to provide long lasting, quality type repairs.
- 4. I begin the inspection and quickly find that many repairs are incorrect, are of poor quality, or have not been addressed at all.
- 5. After the inspection, I consult with you, my home buyer, about the repairs and poor workmanship and everyone becomes worried and stressed. You write me a check for the home inspection fee.
- 6. I return to my office and create a report detailing the deficiencies and email the completed report to you and your realtor.
- 7. The whole process starts all over again. The seller takes another shot at the repairs and I am scheduled to return to the property again, only at this point, the seller is angry and so are any contractors or brother-in-laws which may have been involved. I have done as many as 4 return
visits to the property in several cases. Usually, somewhere along the way, the contractors begin showing up to ask me exactly what they should fix and how should they fix it. This really only happens
when folks are doing work they should not be doing. Believe it or not, it can get even worse when your loan requires me to issue you a 'Clear' or 'Clean' Pest and Dry Rot report. Each time, you write me
a check for another inspection (actually, I typically stop charging you and try to get the seller to pay me. Your realtor is the one who has to push this responsibility to the sellers).
So what is the moral of the story? That's a great question. Here are my recommendations:
- 1. Start by asking your realtor how they handle re-inspections. Some of the realtors I work with never call me back for a re-inspection and others call me in for one on almost every
inspection. I'm not saying one is right or wrong, but they definitely approach it differently. One relies on insisting that all work be performed by qualified licensed contractors with invoices, while
the other relies on the home inspector to complete the process. I think you are better protected by having qualified contractors back up their own work. For starters, your home inspector is not the
expert when it comes to roofing (for example); your roofer is. It is far better to rely on your expert roofer to fix the roof and if it leaks after you move in, you have their phone number on an
invoice, along with a warranty(typically). They will likely return and make it right. If you rely on me, I will do the best I can but most of what I'm evaluating is covered or hidden and if I do not find the problem, I don't provide a warranty.
- 2. When you are looking for homes to buy, keep in mind that the more run-down, beat-up, or poorly maintained a home is, the more likely the inspection report is to be filled with
problem conditions and the more likely you are to need a re-inspection.
- 3. Remember your home inspector is not the expert. Qualified contractors are experts in particular fields, like electrical or roofing, for example. Insist that qualified roofers work
on the roof and qualified electricians work on the electrical. Another problem I run into is general contractors or handy-men work on all of the problems and are not experts in many or most of them.
- 4. Finally, please understand that in most re-inspections, work is done by non-qualified individuals, even though your realtor specifically stated, "All work to be performed by licensed contractors.".
Although I am an optimist by nature, my final words of warning are very pessimistic, but I think are realistic...."When it comes to your re-inspection, be prepared to be disappointed in the repairs made."