Typical homes take 2-3 hours to inspect. When the client arrives the inspector often presents a pre-inspection agreement to be signed followed by payment. A good inspector then gives the client an overview of the inspection process and invites the client to accompany him/her.

Though the order may vary the inspector should at least visually inspect the following:

• Interior (non-cosmetic)
• Foundation
• Framing / Structure
• Roof / Attic
• Chimney
• Kitchen / Appliances / Laundry / Bathrooms
• Plumbing System
• Electrical System
• Heating System
• Air Conditioning System
• Garage

Additional items such as pools, spas, barns & other outer structures, docks & sea walls, well flow, wood destroying insects, lawn sprinkler systems, fences & gates and EIFS (exterior insulation & finish systems) may be offered by the inspection company but may add to the fee. The inspection company may also offer environmental services such as:

• Water Testing
• Radon Testing
• Lead Testing
• Asbestos Testing
• Formaldehyde Testing
• Carbon Monoxide Testing
• Septic Inspection

Upon completion of the inspection the inspector should give the client a summary of what was discovered and an opportunity to ask questions. The client then receives a signed written report of the findings. The report is the client's property; no other party is entitled to see it.

The inspector's job is to inform the client of the condition of the home. He can describe any problems discovered, explain how and why they occurred, and even make repair recommendations. The inspector should not recommend contractors, estimate repair costs (unless the inspector is an active contractor in the particular field), recommend whether or not the client should purchase the home, comment on its market value, or benefit in any way from the repair or sale of the home.

The inspection is limited to the condition of the house at the time of inspection and what is visually accessible. It is important to understand that an inspection is not a warranty and that it is limited. Due to industry pressures, an inspection is expected to take no more than 2-3 hours. It is impossible for an inspector to inspect every one of the thousands of components that make up a home in this 2-3 hours. He must rely on his experience to optimize the time available and focus on the most important items. No two inspectors will make exactly the same report.

Why and When Have a Home Inspected?

1. What does your inspection cover?

The inspector should ensure that their inspection and inspection report will meet all applicable requirements in your state if applicable and will comply with a well-recognized standard of practice and code of ethics. You should be able to request and see a copy of these items ahead of time and ask any questions you may have. If there are any areas you want to make sure are inspected, be sure to identify them upfront.

2. How long have you been practicing in the home inspection profession and how many inspections have you completed?

The inspector should be able to provide his or her history in the profession and perhaps even a few names as referrals. Newer inspectors can be very qualified, and many work with a partner or have access to more experienced inspectors to assist them in the inspection.

3. Are you specifically experienced in residential inspection?

Related experience in construction or engineering is helpful, but is no substitute for training and experience in the unique discipline of home inspection. If the inspection is for a commercial property, then this should be asked about as well.

4. Do you offer to do repairs or improvements based on the inspection?

Some inspector associations and state regulations allow the inspector to perform repair work on problems uncovered in the inspection. Other associations and regulations strictly forbid this as a conflict of interest.

5. How long will the inspection take?

The average on-site inspection time for a single inspector is two to three hours for a typical single-family house; anything significantly less may not be enough time to perform a thorough inspection. Additional inspectors may be brought in for very large properties and buildings.

6. How much will it cost?

Costs vary dramatically, depending on the region, size and age of the house, scope of services and other factors. A typical range might be $300-$500, but consider the value of the home inspection in terms of the investment being made. Cost does not necessarily reflect quality. HUD Does not regulate home inspection fees.

7. What type of inspection report do you provide and how long will it take to receive the report?

Ask to see samples and determine whether or not you can understand the inspector's reporting style and if the time parameters fulfill your needs. Most inspectors provide their full report within 24 hours of the inspection.

8. Will I be able to attend the inspection?

This is a valuable educational opportunity, and an inspector's refusal to allow this should raise a red flag. Never pass up this opportunity to see your prospective home through the eyes of an expert.

9. Do you maintain membership in a professional home inspector association?

There are many state and national associations for home inspectors. Request to see their membership ID, and perform whatever due diligence you deem appropriate.

10. Do you participate in continuing education programs to keep your expertise up to date?

One can never know it all, and the inspector's commitment to continuing education is a good measure of his or her professionalism and service to the consumer. This is especially important in cases where the home is much older or includes unique elements requiring additional or updated training.