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Home Inspections for real estate transactions are regulated by state laws. Both WV and MD have "Standards of Practice" which dictate the minimum reporting requirements along with the general limitations and exclusions. An inspection which is performed under the state standards is known as a "Standard Home Inspection".
However, the state laws allow inspectors to do more than the standards and also allow them to do less than the standards, providing the inspector properly discloses the differences. House Detectives also offers "Structural Only" and "Structural and Mechanical" inspections. I will explain the difference shortly.
Before explaining the differences you need to understand the purpose and the scope of a Standard Home Inspection along with any limitations or exclusions. The following standards have been developed by industry experts and describe what the inspector is required to report. To view the standards for your state, click on the appropriate link below or view the abbreviated list further down this page.
The standards provide the details on what the inspector is required to inspect, but are rather lengthy and broad. In general a Home Inspection includes the following readily visible and accessible components or systems.
- Exterior-Walls, doors, windows, porches/decks.
- Site Elements-Walkways, driveway, patios, retaining walls.
- Roof System-Roof coverings, rain gutters and downspouts, chimneys, soffit and fascia.
- Attic-Roof framing, sheathing, ventilation provisions and insulation.
- Attached Garage- Roof, attic, framing, doors, floors and windows.
- Foundation-Foundation walls, framing, piers/columns and water penetration.
- Insulation and Ventilation--Examine ventilation of unconditioned spaces (attics and crawlspaces). Report on insulation of attic and crawlspaces.
- HVAC System—Heating and Cooling Systems and components.
- Plumbing—Supply and distribution piping, waste and drain piping.
- Electrical—Electrical service, grounding, distribution panel, wiring, representative sample of receptacles, switches and lights.
- Interiors—walls, ceiling, floors and a representative sample of doors, windows and installed cabinets.
- Bathrooms—Tub, sink, toilet, shower, surround, ventilation and cabinets.
- Kitchens—Sink, installed appliances, cabinets and countertops.
STANDARD HOME INSPECTION
Includes all items (1-13) from the above list and performed to State Standards. Most buyers choose the Standard Home Inspection.
STRUCTURAL ONLY Inspection
Includes the structural items of home only, items 1-7 of above list. Does NOT include, HVAC, Electrical, Plumbing, Interiors, Kitchen or Bathrooms. This inspection service is for the buyer who is only concerned about the structure of the home. Perhaps the utilites are not on to check the mechanical systems. (Plumbing, Electrical, HVAC)
STRUCTURAL and MECHANICAL Inspection
Includes all structural items and mechanical systems, items 1-10 of list. Does NOT include Interior, Bathrooms or Kitchens. This inspection is for those who are not concerned about the interior, the buyer may be planning to udpate the interior or have other reasons.
HUD/VA Foundation Inspections for manufactured homes
If you are purchasing a mobile or manufactured home your mortgage lender may require you to obtain a foundation inspection. This inspection requires a certificate from a Structural Engineer. House Detectives has partnered with Hayman Residential Engineering to provide foundation certifiates when required. These inspections are typically ordered by the mortgage company.
Tip: The best way to determine the quality of the inspectors work is to look at his reports. The inspector should have sample reports readily available for your evaluation. To view my work Click here or on the Sample Reports tab of the Navigation menu to the left.
OTHER INSPECTIONS
Buyers should also consider the following inspections:
Radon--All homes should be tested for Radon. Click the "Environmental Health" tab on navigation menu for much more information about Radon and it's health risks.
Mold--Buyers should test thier home for mold whenever family membrs have known respiratory problems or should the inspector find any "Red Flags" during the home inspection.
Water Quality--If the home's water supply is a well or private system you should have the water tested. I recommend a full test, bacteria, chemicals, lead and hardness. Typically, the seller pays for the water testing and many times only test for bacteria. Check the water test results to determine what has been tested. Or simply have House Detectives do your testing.
Termites--Buyers should have thier property inspected for Wood Destroying Insects (termites aren't the only insect that can damage your home) and for other pests ( Bats, racoons, squirrels, birds etc.). Again this inspection is typically paid for by the seller. House Detectives does not provide WDI inspections.
Septic--The typical test done for septic systems is the dye test. While the dye test may find problems with the drains fields, it is not a definitive test. In other words, it may find problems...it may not. And the dye test does not test the septic tank itself. The only way to test the tank is to have it pumped and inspected by septic company. House Detectives can perform a septic dye test for those who wish to have this service. You should also obtain the history and the last date of pumping from the owners.
Well Yield--Well yield is a relatively simple test. 75 gallons of water for each bathroom is run at a rate of 5 gal/min. Therefore for a three bathroom home, water would be run at a rate of 5 gal/min for 45 minutes for a total of 225 gallons. The home passes the test if it is able to deliver this amount of water.
Inspection Process Typically the client or buyer’s agent will schedule the inspection. The inspector will meet you (if attending) and your agent at the inspection. Your inspector will go over the inspection process and the Inspection Order Agreement (IOA). The IOA is the contract between you and House Detectives. Inspectors are required to provide you a contract detailing services to be performed for client and the fee for the services.
Once the agreement is signed, you are welcomed to follow the inspector around. The typical inspection takes 2-1/2 to 3-1/2 hours. Feel free to ask the inspector any questions you may have. The inspector can show and inform you where to turn off the water or gas, the HVAC filters and more.
House Detectives will print the report on site, complete with pictures. Your inspector will review the report with you and answer any questions. Your report will also be uploaded to the web site where you, your agent or others involved may access the report with a password controlled by you.
For those who cannot attend, your report will be uploaded to a web site. You may retrieve your report immediately once we have received a signed copy of the inspection order agreement and payment.
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