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HOME INSPECTION 101

Our Home Inspection 101 course outlines what you should expect to be covered in your Arkansas Home Inspection.

The purpose of this course is to educate anyone considering the purchase of a home inspection in Arkansas as to the scope and intent of a Home Inspection.  All real estate inspections of homes or multi-family domiciles of four or less units are governed and regulated by an agency of The State of Arkansas.  The Arkansas Home Inspection Regristration Board  is the agency that was created by the action of the 84th General Assembly in 2003 with the passage of Act 1328.  This agency is charged to administer and enforce the laws that govern the activities of people performing fee-paid Home Inspections within The State of Arkansas.  The Standards of Practice and the Code of Ethics of The American Society of Home Inspectors were adopted and are to be adhered to by anyone performing Home Inspections.

A HOME INSPECTION IS:

A visual, non-destructive assessment of the major systems and components of a home.

A HOME INSPECTION INCLUDES:

PURPOSE:

The PURPOSE of a Home Inspection is to help buyers and sellers make real estate transaction decisions based on accurate and objective information.

INTENT:

The INTENT of a written Inspection Report is to provide the client with objective information regarding the condition of the systems and components of the home as inspected at the time of the home inspection.

In order to provide such wide ranging and encompassing investigations, the inspectors of Mobley Home Inspections call upon their extensive course work and experience.  Our professional inspectors have developed high skill levels and competency over a broad range of topics in order to accurately report the condition of the systems and components in your home.

OVERVIEW:

Your home inspector can be thought of as a generalist rather than a specialist. This is similar to your family doctor or general practitioner.  Your Family Practice Doctor has a very large and broad understanding of a great many subjects, but he or she is not an expert in all areas.  Just as your family doctor will refer you to a specialist when conditions warrant, so too, will we recommend a building specialist when conditions warrant.  Mobley Home Inspections is licensed to perform home inspections.  We are proficient in all the areas included in your inspection; however, we are not an expert in all areas. We do not hold a plumbers’, electricians’, or an HVAC license, etcetera.

This leads to several conditions that limit a home inspection.  A home inspection is limited to what is observable and to conclusions that are derived from observable data and the operation of the normal home’s operator controls.  Home Inspectors do not dismantle equipment or determine adequacy of any system or component.

WHAT IS INCLUDED IN A HOME INSPECTION?

A Home inspection is a visual, non-destructive examination of the systems and components of a building using the normal home’s operating controls and opening readily openable access panels.

Structural Components

Inspect:         The structural components including the foundation and framing.  2. by probing a representative number of  structural components where deterioration is suspected or where clear indications of possible deterioration exist.  Probing is NOT required when probing would damage any finished surface or where no deterioration is visible or presumed to exist.

Describe:        The methods used to inspect under-floor crawl spaces and attics, the foundation, the floor structure, the wall structure, the ceiling structur. the roof structure.

Exterior:

Inspect:         siding, flashing and trim, all exterior doors, attached or adjacent decks, balconies, stoops, steps, porches,  and their associated railings, eaves, soffits, and fascias where accessible from the ground level, vegetation, grading, surface drainage, and retaining walls that are likely to adversely affect the building, adjacent or entryway walkways, patios, and driveways

Describe:     siding

Roofing:

Inspect:       roofing materials, roof drainage systems, flashing, skylights, chimneys, and roof penetrations

Describe:     roofing materials, methods used to inspect the roofing

Plumbing:

Inspect:     interior water supply and distribution systems including all fixtures and faucets, drain, waste, and vent systems including all fixtures, water heating equipment and hot water supply system, vent systems, flues, chimneys, fuel storage, fuel distribution systems, drainage sumps, sump pumps, and related piping

Describe:     water supply, drain, waste and vent piping materials, water heating equipment including energy source(s), location of main water and fuel shut-off valves

Electrical:

Inspect:     service drop, service entrance conductors, cables and raceways, service equipment and main disconnects, service grounding, interior components of service panels and subpanels, conductors, overcurrent protection devices, a representative number of installed lighting fixtures, switches, receptacles, ground fault circuit interrupters

Describe:     amperage and voltage rating of the service, location of main disconnect(s) and subpanels, presence of solid conductor aluminum branch circuit wiring, presence or absence of smoke detectors, wiring methods

Heating & Air Conditioning:

Inspect:     readily openable access panels, installed heating and cooling equipment, vent systems, flues and chimneys, central and through-wall equipment, distribution systems

Describe:     energy source(s), heating systems, and cooling systems

Interiors:

Inspect:     walls, ceilings, floors, steps, stairways, railings, countertops and a representative number of installed cabinets, a representative number of doors and windows, garage doors and garage door operators

Insulation & Ventilation:

Inspect:     insulation and vapor retarders in unfinished spaces, ventilation of attics and foundation areas, mechanical ventilation systems

Describe:     insulation and vapor retarders in unfinished spaces, absence of insulation in unfinished spaces at conditioned surfaces

Fireplaces & Solid Fuel Burning Appliances:

Inspect:     system components, chimney and vents

Describe:     fireplaces and solid fuel burning appliances, chimneys and vents

WHAT IS EXCLUDED FROM A HOME INSPECTION?

A home inspection does not cover nonstructural, cosmetic, or decorative portions of the home. Nor is it to provide any engineering or architectural services or analysis.  It is not intended to offer an opinion as to the adequacy of any structural system or component.  Home inspections are not technically exhaustive.  Home inspections do not identify any concealed conditions, latent defects, or consequential damage(s).

Commonly Excluded Items Include:       

screening, shutters, awnings and similar seasonal accessories, fences, geological and/or soil conditions, recreational facilities, spas, saunas, steam baths, swimming pools, exercise, entertainment, athletic, playground or other similar equipment and associated accessories, outbuildings other than garages and carports, seawalls, break-walls, docks, erosion control and earth stabilization measures, antennae, interiors of flues or chimneys that are not readily accessible, installed accessories on roof, clothes washing machine connections, wells, well pumps, water storage related equipment, water conditioning systems, solar water heating systems, fire and lawn sprinkler systems, private waste disposal systems, heat exchangers, humidifiers or dehumidifiers, electronic air filters, remote control devices, alarm systems and components, low voltage wiring systems and components, ancillary wiring systems and components not a part of the primary electrical power distribution system, paint, wallpaper and other finish treatments, carpeting, window treatments, central vacuum systems, household appliances, window air conditioning units, underground items including, but not limited to, underground storage tanks or other underground equipment, indications of their presence, whether abandoned or active, items that are not installed, or installed decorative items

A Home Inspection Is Not Required To Determine:

whether water supply and waste disposal systems are public or private, water supply quantity or quality, amperage, voltage, impedance, heat or cooling supply adequacy or distribution balance, conditions of systems or components that are not readily accessible, remaining life expectancy of any system or component, strength, adequacy, effectiveness, or efficiency of any system or component, causes of any condition or deficiency, methods, materials, or costs of corrections, future conditions including, but not limited to, failure of systems and components, suitability of the property for any specialized use, presence of potentially hazardous plants or animals including, but not limited to, wood-destroying organisms or diseases harmful to humans including molds or mold-like substances, presence of any environmental hazards including, but not limited to, toxins, carcinogens, noise, and contaminants in soil, water, and air

A Home Inspection Does Not Require The Inspector To Operate:

Any system or component that is shut down or otherwise inoperable, any system or component that does not respond to normal operating controls, shut-off valves or manual stop valves, or automatic safety controls

A Home Inspector Is Not Required To:

• Enter any area that will, in the opinion of the inspector, likely be dangerous to the Inspector or other persons or damage the property or its systems or components, such as under-floor crawl spaces or attics that are not readily accessible.
• Move any personal property, furniture, equipment, plants, soil, snow, ice, or debris.
• Dismantle any system or component, except as explicitly required by the Standards of Practice. To dismantle is to take apart or remove any component, device, or piece of equipment that would not be taken apart or removed by a homeowner in the course of normal maintenance.
• Inspect any portion of the structure that is not readily accessible. Readily accessible means an area is available for visual inspection without requiring moving of personal property, or dismantling property, or destructive measures, or any action that will likely involve risk to persons or property; for example, a readily openable access panel is a panel provided for homeowner inspection and maintenance that is readily accessible, within normal reach, can be removed by one person, and is not sealed in place.

This course is not intended to be all-encompassing.  For additional information, please follow the links below to ASHI website for more information.

Standards of Practice

Code of Ethics

The laws governing the Home Inspection Industry in Arkansas are found at:

Arkansas Home Inspector Registration Board

Arkansas State Law Regulating Home Inspectors

Board Rules and Regulations

What is a home inspection?
A home inspection is an objective visual examination of the physical structure and systems of a house, from the roof to the foundation.

What does a home inspection include?
The standard home inspector’s report will cover the condition of the home’s heating system; central air conditioning system (temperature permitting); interior plumbing and electrical systems; the roof, attic and visible insulation; walls, ceilings, floors, windows and doors; the foundation, basement and structural components.

The American Society of Home Inspectors (ASHI) publishes a Standards of Practice and Code of Ethics that outlines what you should expect to be covered in your home inspection report.

Why do I need a home inspection?
Buying a home could be the largest single investment you will ever make. To minimize unpleasant surprises and unexpected difficulties, you’ll want to learn as much as you can about the newly constructed or existing house before you buy it. A home inspection may identify the need for major repairs or builder oversights, as well as the need for maintenance to keep it in good shape. After the inspection, you will know more about the house, which will allow you to make decisions with confidence.

If you already are a homeowner, a home inspection can identify problems in the making and suggest preventive measures that might help you avoid costly future repairs.

If you are planning to sell your home, a home inspection can give you the opportunity to make repairs that will put the house in better selling condition.

What will it cost?
The inspection fee for a typical one-family house varies geographically, as does the cost of housing. Similarly, within a given area, the inspection fee may vary depending on a number of factors such as the size of the house, its age and possible optional services such as septic, well or radon testing.
Do not let cost be a factor in deciding whether or not to have a home inspection or in the selection of your home inspector. The sense of security and knowledge gained from an inspection is well worth the cost, and the lowest-priced inspection is not necessarily a bargain. Use the inspector’s qualifications, including experience, training, compliance with your state’s regulations, if any, and professional affiliations as a guide.

Why can’t I do it myself?
Even the most experienced homeowner lacks the knowledge and expertise of a professional home inspector. An inspector is familiar with the elements of home construction, proper installation, maintenance and home safety. He or she knows how the home’s systems and components are intended to function together, as well as why they fail.

Above all, most buyers find it difficult to remain completely objective and unemotional about the house they really want, and this may have an effect on their judgment. For accurate information, it is best to obtain an impartial, third-party opinion by a professional in the field of home inspection.

Can a house fail a home inspection?
No. A professional home inspection is an examination of the current condition of a house. It is not an appraisal, which determines market value. It is not a municipal inspection, which verifies local code compliance. A home inspector, therefore, will not pass or fail a house, but rather describe its physical condition and indicate what components and systems may need major repair or replacement.

How do I find a home inspector?
You can ask friends or business acquaintances to recommend a home inspector they have used. Or, you can use the Find An Inspector search tool for a list of home inspectors in your area who belong to the non-profit professional organization. To have a list mailed to you, call 1-800-743-ASHI (2744). Also, real estate agents and brokers are familiar with the service and may be able to provide you with a list of names from which to choose.
Whatever your referral source, you can be assured of your home inspector’s commitment to professional standards and business ethics by choosing one who has membership in ASHI.

What is ASHI?
Since 1976, ASHI has worked to build consumer awareness of home inspection and to enhance the professionalism of its membership. The ASHI Standards of Practice and Code of Ethics serves as a performance guideline for home inspectors, and is universally recognized and accepted by many professional and governmental bodies.

Who belongs to ASHI?
ASHI is an organization of independent, professional home inspectors who are required to make a commitment, from the day they join as ASHI Associates, to conduct inspections in accordance with the ASHI Standards of Practice and Code of Ethics, which prohibits engaging in conflict-of-interest activities that might compromise their objectivity. ASHI Associates work their way to ASHI Certified Inspector status as they meet rigorous requirements, including passing a comprehensive, written technical exam and performing a minimum of 250 professional, fee-paid home inspections conducted in accordance with the ASHI Standards of Practice and Code of Ethics. Mandatory continuing education helps the membership stay current with the latest in technology, materials and professional skills.

When do I call a home inspector?
Typically, a home inspector is contacted immediately after the contract or purchase agreement has been signed. Before you sign, be sure there is an inspection clause in the sales contract, making your final purchase obligation contingent on the findings of a professional home inspection. This clause should specify the terms and conditions to which both the buyer and seller are obligated.

Do I have to be there?
While it’s not required that you be present for the inspection, it is highly recommended. You will be able to observe the inspector and ask questions as you learn about the condition of the home and how to maintain it.

What if the report reveals problems?
No house is perfect. If the inspector identifies problems, it doesn’t mean you should or shouldn’t buy the house, only that you will know in advance what to expect. If your budget is tight, or if you don’t want to become involved in future repair work, this information will be important to you. If major problems are found, a seller may agree to make repairs.

If the house proves to be in good condition, did I really need an inspection?
Definitely. Now you can complete your home purchase with confidence. You’ll have learned many things about your new home from the inspector’s written report, and will have that information for future reference.

Reprinted by Permission; Copyright © 2009 American Society of Home Inspectors ®, Inc.

How to choose a Home Inspector?  Very carefully!

Ask others:

 One of the best ways to find a Quality Home Inspection Company is to ask friends, relatives, or co-workers for their recommendations.  Someone may have recently had an inspection performed.  Ask them who they used and how their experience was.  Would they recommend that inspector or suggest you look elsewhere?  Your real estate agent may provide you with a list of inspectors. 

Additional resources:

 These might include Facebook and Twitter, Angie’s List, the Better Business Bureau, The American Society of Home Inspectors (ASHI), and other online reviews and consumer protection organizations.

Now you have a list of candidates.  What next?

 Interview Them:

Your are hiring an inspection company to do a job for you.  You Are The Boss. A job interview just makes good sense.

While you are asking your questions, I suggest asking yourself this question as they give their answers.  “Who is the inspector working for?”  You are the client.  As their client, the service provider has a moral and legal obligation to watch out for your best interests.  You are relying on them to protect your interest.  Unfortunately, I don’t know of any good questions to ask a potential inspector to get this information.  It will be more of an impression growing out of the conversation.  It is important to make certain that your inspector is working for you, with no hidden agenda.  An inspection company who understands and vocalizes the principle-agent relationship that will exist between you within their answers is always a good sign.

What Questions Should I Be Asking a Home Inspection Company

Before I Hire Them?

Do you want to know how to choose a Home Inspector?

Here are 11 suggested questions to ask:

Can you provide references of inspections you have done in the past?

 Ask your potential inspection company for a list of references or client testimonials.  Contacting past clients can be a gold mine of information.  Contacts with a little age to them may give a clue to the long-term durability and accuracy of the findings of the report.

Are You licensed?

Before you hire a home inspector, make sure that they are properly licensed.  You want to make sure that the license is in good standing and the inspector has met all of the educational and insurance requirements to maintain their license. 

Are you fully insured?

 Find out what type of insurance and the carrier.  What is the minimum required?  How much do they carry?

What are your Experience, Background and Education?

Ask prospective inspectors about their experience when you are interviewing them.  Direct, “hands-on” experience in building is one of the most important criteria to look for.  It is important to choose an inspector who has home construction experience from the ground up.  Experience and involved in all facets of the installation, maintenance and layout of the systems and components that they will be inspecting give that inspector an edge you want and need.

How long does it take you to inspect a home?

 Duration of the inspection speaks volumes.  A rushed home inspection is probably less than thorough.  Ask the inspector about the average duration of their inspections.  A question to ask yourself is, “Do they just do the minimum required to meet the standards?”  A thorough inspection takes time.  Many inspectors will do an outstanding job and go above and beyond the standards in order to protect the interests of their clients.   

Can I attend the Inspection?  

It is a good sign when your inspector encourages you to be there for the inspection.  There is no substitute for the information and insight that you may gain from an on sight discussion of the home.  This is above and beyond the standards.  In addition, it often adds significant value and protection for you.

Can I call you if I have any questions after the inspection or after I receive my report?

This is another closely related customer service question that is very important. Again, this is above and beyond the standards.  Moreover, it adds significant your peace of mind.

What professional associations are you involved in?

 It is a good sign when an inspection company is actively involved in nationally recognized professional organizations that promote customer protection, sound business ethics, and excellence of service.

Can I see a sample home inspection Report?

 The Level of detail offered in the report is very important.  It needs to be easy to read and understand.  Request a link to or a copy of a sample report to make sure it is detailed and easily understood.  Many quality inspection companies have a sample report that you can view online.

As a general rule checklist style home inspection reports are not as detailed and may not provide adequate information to make an informed decision.  A detailed narrative report with pictures allows for greater detail about the conditions that exist in the home. 

When and how can I expect the Report to be delivered?

Be sure the delivery mode and timing meets your needs.  Many quality inspection companies offer online web based delivery options.  Look for reports that are be able to be quickly and easily send it to all parties involved.  

How much do you charge for your services?

This question is the last on the list for a reason.  It is a very valid question. However, it is possibly the least important one.  The national average fee for a home inspection is about $350-$500.  However, the information you received from a premium quality inspector is priceless.  In Arkansas, we have seen slightly lower rates than this.

Are you bargain hunting for the Home Inspection service?  Do you really want someone who will do the job for the least amount of money?  Is this the wisest investment of your money?  Usually, the best inspectors are not the cheapest.  Do you want to save money?  The cheapest inspector may not be the best way to go.  A thorough, comprehensive and experienced home inspection service is the best value for your money.  The best companies usually charge more for their services.  Just Think About It.  Is a premium quality inspection worth more?  You may find that many of the better inspection companies charge more for their service now… but, in the end, they usually up costing you less… later!  Most of the time You get what you pay for.  It just doesn’t make sense to skimp on the inspection in order to save a few dollars.

Additional Considerations:

In addition to the above question to ask the inspector during your How to choose a Home Inspector interview, there are other thing to look at and consider.

Review their advertizing:

Watch out for potential conflict of interests.   If your inspector was referred to you by a real estate agent, then look at their other advertizing.  Is the company investing in reaching potential clients through other advertizing media?  Not investing in their business advertizing may be a red flag.

Other articles:

There are a few links to other articles for your consideration are:

How To Choose A Home Inspector ChicagoNow

Ten Important Questions to Ask Your Home Inspector U.S. Department of Housing and Urban Development

How to Choose a Home Inspector eHow

How a Bad Home Inspector Can Jeopardize Your Sale About.com

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