1.  WHAT IS A HOME INSPECTION?

A home inspection is a relatively new service, started in the 1980's, and which has progressed into a "must have" service during today's real estate transactions. 

In the metro Atlanta area, it is estimated that over 90% of home buyers choose to have their new home inspected by a professional home inspector.  The home inspector is one of the few participants in the real estate transaction that is totally unbiased and is dedicated to serving the client.  

In terms of overall cost, the home inspection is one of the real bargains in the home buying process by protecting the buyer from expensive repairs or potential problems.   Many issues, when properly disclosed or identified in an inspection report, can be successfully negotiated and resolved prior to final closing.

The inspection procedure consists of a visual analysis of a home's structure and systems using a trained eye.  Specialty inspection tools such as moisture meters, gas leak detectors, digital air thermometers and pressure gauges help provide reliable and professional inspection results.

A professional home inspection will help identify the areas of a home that are not performing properly, as well as items that are beyond their useful life or that may be unsafe. 

Components inspected include the major systems such as Roof and Foundation, Electrical, Heating and Air Conditioning, Plumbing, and Appliances.   Other areas covered by Atlanta Property Inspections include homeowner maintenance, safety items (fire safety, electrical safety and child safety), energy efficiency issues, water conservation, and replacement risks and costs regarding older, outdated systems.  It should be noted that a home inspection is a visual inspection of the readily accessible areas at the time of the inspection.

2.  WHY DO I NEED A HOME INSPECTION?

Every home buyer needs a professional home inspection - not a brother-in-law or co-worker who knows a little about houses.  The purchase of a home is one of the largest investments you will ever make. It is important that you know as much as possible about this purchase. A professional home inspector is trained to be able to evaluate the home in detail and give you a comprehensive report that will allow you to make an informed decision about purchasing the home.

An inspection report should describe the home in detail and  highlight the areas that are concerns.  Most buyers use the inspection report to negotiate repairs with the home seller.  In most cases the home inspection can save the buyer money by identifying defects up front and allowing good faith negotiations to take place discussing the repair needs.

Home sellers can also benefit from a professional home inspection. We all get physical checkups - why not give your home a checkup? Many homeowners are living in homes that have serious problems that if identified early can save considerable repair costs. Water leaks can cause serious and costly problems, including mold, but if they are caught early they can be repaired at less cost.  Home sellers benefit by having more control over the repair and negotiation process so that buyer's concerns and repair requests are reduced. Instead of last minute discoveries, negotiations and repair quotes, the seller has more control over the repair process - often times saving time, money and a lot of stress.

3.  WHAT TO LOOK FOR IN A PROFESSIONAL HOME INSPECTOR

Experience:

Find out how much experience a potential inspector has. If an inspector has not been performing inspections very long, that may translate into a lack of experience and missed defects that you need to know about.  Do not settle for a inexperienced home inspector just because they quoted you a lower price.  Don't forget - home inspectors are not all the same, experience and professional credentials will vary from inspector to inspector.

Home Inspection Training:

Has the inspector gone through any extensive training in home inspection? What type of continuing education does he or she  participate in?  Also, you may ask what other related experience the inspector has. Many inspectors have been in the building trades for several years and have considerable knowledge of home construction.  Unfortunately, there are many individuals who think the home inspection business is an easy way to make some quick money, either full or part time. Make sure you don't hire someone who is unqualified.

Professional Association Membership:

Is the inspector a member of a professional Home Inspection organization such as ASHI, GAHI, NAHI or NACHI?  These are professional organizations committed to improving the quality of the home inspection process through education and training.  Home inspectors that are affiliated with professional organizations are serious about what they do, and they want to keep up with the latest developments in their fields. They are continually informed about changes in the building codes, product installations, home health risks, repair options and many other issues that will often lead to a higher level of service than a non-member. 

National and Local Home Inspection organizations include:

• American Society of Home Inspectors (ASHI)
• ASHI Georgia - Georgia Chapter of ASHI
• Georgia Association of Home Inspectors (GAHI)
• National Association of Home Inspectors (NAHI)
• National Association of Certified Home Inspctors (NACHI)
  

It is important that the inspectors belong to a professional association and abide by a set of standards, guidelines, and a code of ethics that promotes professionalism in the industry.

Liability Insurance:

Does the inspector carry Professional Liability Insurance (Errors and Omissions Insurance)? Make sure you ask for a copy of their liability insurance policy. Many new home builders will require that your inspector meet certain insurance requirements before he or she will be allowed onsite.   An inspector without insurance my not be able to pay your claim if a problem arises after the inspection.

4.  WHAT WILL A TYPICAL

HOME INSPECTION COST?

Each home inspection company has their own pricing structure. Inspection fees vary based on the size of the home, the type of foundation, the number of HVAC units, etc.  Larger homes with more ammenities take longer to inspect and document, and are priced accordingly.  Most inspectors will charge extra for services such as radon testing, termite inspections, mold sampling, etc. 

A typical inspection fee for a 1,500 to 2,000 square foot home varies from $295 to $400 depending on many factors.  Inspection fees for large executive homes with more square footage and additional home features will take longer to inspect and will be proced accordingly - please call our office for a price quote. 

It is important to not let the cost of the inspection be the only criteria for hiring an inspector. A professional home inspector and a detailed inspection report can provide invaluable information about the home and can be a real benefit to the home buyer.   A bargain inspector or inexperienced inspector may provide an inferior report and could miss important and costly problems. Once the home has been purchased, it may be expensive to repair problems that were omitted from the inspection report.

5.  WHAT OTHER SERVICES ARE AVAILABLE?

We Offer Additional Services such as:

• Radon testing: Find out if Radon is present in your new home.  We follow the US EPA Protocols for testing.  Please see our Radon page on this site.
  
• Mold Sampling:  If mold is found during the home inspection, samples can be collected and sent over-night to an accredited lab for analysis.  Please see our mold page on this site

6.  CAN I DO AN INSPECTION MYSELF?

The answer is an resounding NO!

You need a trained professional, experienced in identifying defects in residential construction.  The prospective home buyer of family member are not able to look at the home with the trained, unbiased and critical eye of a professional home inspector. Even a home buyer with construction experience does not have the knowledge and specialized tools of a home inspector. A good inspector is trained and experienced in finding the clues in a home that may be an indication of problems. These clues are sometimes very subtle and hard to identify. Most inspectors use specialty tools and take advantage of years of specialized knowledge that helps them identify and evaluate potential problems that others can't. 

When purchasing a home you will want to have the home inspected within a few days after the purchase agreement is signed - don't wait until you are at the end of your contractual right to an inspection.  You want to make sure you have a clause in your purchase agreement that allows you to have an inspection and that you have the right to terminate the agreement if you find the home in unsatisfactory condition. This clause should specify the terms to which both the buyer and seller are obligated.

8.  SHOULD I ATTEND THE INSPECTION?

Yes; we recommend that you be present at the inspection if possible.  We encourage you to be there and ask questions during the inter-active inspection process. We will take the  time to point out the areas that are potential problems. This is important because you will be able to see for yourself the extent of problems that are sometimes hard for an inspector to convey in a written report. We will also show you how the heating system works, where to change the filter, how to maintan your water heater and many other useful recommendations that will help you to maintain your new home and keep it in good working condition.

9.  WHAT IF THE INSPECTION REPORT REVEALS PROBLEMS?

Almost all homes will have some level of repair needs or recommendations - there is no such thing as a perfect house.
We identify those areas of concerns and document them in the written inspection report with photos.  We hope that your home will have only minor repair issues that are easy and inexpensive to address.  In some cases there are more significant repair concerns that can get expensive and may become difficult to negotiate those issues successfully.  Most home sellers will work with the buyer in an effort to resolve those concerns. 

Even newly constructed homes will have problems noted on most professional home inspection reports. The reality is that the municipal inspectors do not have the benefit of time and may be visiting many homes during a single day, often for only 15 minutes eachvisit  - they simply can't catch everything that is wrong with the home.  This is why many new home buyers are choosing to have their new home professionally inspected by an independent home inspector.  Because our inspections take somewhere between 3 and 4 hours, we can document many more items for you and give you a more complete evaluation of the home. 

IF YOU HAVE ANY QUESTIONS THAT WERE NOT ANSWERED HERE, PLEASE CALL OUR FRIENDLY OFFICE STAFF; WE'LL BE GLAD TO HELP.

770.932.8634