* Service fees and availability may vary by location. *
[ Home Inspections ]
The inspection process:
When a client makes an offer on a home they are recommended to write into the agreement to make it subject an acceptable home inspection. It is common practice to allow 5-10 days to have this performed. After acceptance of your offer, schedule the inspection to be completed. We highly recommend that you attend the entire inspection. Too often
customers experience issues after moving into their homes and assume that something was not testing or inspected by their inspector and then expect the inspection firm to repair or replace something that was inspected but failed since the inspection or was reported on as in need of repair or replacement. It is very important for us to have our clients attend the inspection for them to understand the detail of our inspection. If attending the entire inspection is not an option it is then recommended to attend the walk through at the completion of the inspection to learn about the home and potential issues.
If it is not possible for the client to attend any part of the inspection, we can email the report and the photos to our client and then to have a phone conversation to go over the findings of the inspection. The more involved the client with the inspection, the less apt they are to come across issues they weren't aware of or understand.
A detailed home inspection is like a "snap shot" of your new home on the day of the inspection. AmeriSpec will spend on average 2 ½ -3 hours reviewing almost every area of your new home. We will test all accessible components and view all accessible areas keeping in mind the age of the home. This is important because a home built in 1930 will be much different with different expectations than that of a home built in 2005. Helping a consumer to understand such things as windows in older homes versus windows in todays homes are what we do. When our inspectors test an item and it operates properly we will note it as "serviceable". Serviceable indicates that an item operated properly for it's age and type. If our home inspector cannot see something or cannot test an item, they cannot report on it. When this conditions exist and are reported in your report, please be informed that you should consult with the sellers regarding that area or item. Similar situations such as determining roof leaks is limited without it raining at the time of the inspection. Be sure to
thoroughly review the sellers's disclosure statement regarding any known conditions that are important for potential buyers to be aware of.
By attending the inspection, clients can see much of what the inspector sees at the inspection and how we go about testing and reporting on various conditions and components. A home inspection is NOT a home warranty, this is important for clients to understand. It's important for home buyers to understand the difference between home inspections and home warranties. A home inspection is designed to make you aware of existing issues with almost every area of your home from the foundation to the roof and home warranties are designed to protect you against future failures of the mechanical systems only. Note that warranties do not cover many areas, such as foundations, roofs, exterior components, safety issues, etc. Warranties only cover mechanical components, and will not cover issues that are in dis-repair or would be considered a pre-existing issue. A home inspection will make you aware of the current conditions of the mechanical systems. At AmeriSpec, we recommend that all home buyers purchase a home warranty to protect against future failures that home inspections cannot predict.
When the inspection is complete we will put all of the information into our software system. You will receive the report findings in a detailed computerized report with digital photos that show potential issues and the areas of the home that are not easily accessible by home buyers such as the roof and attic.
[ Roof ]
We report on roofing type and the condition of that material. We review the installation and the condition of other roof related components. Determining whether a roof leaks is often only possible if it is raining the day of the inspection.
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[ Attic ]
We will access the attic areas that we can get into. Vaulted areas are not accessible to inspectors and therefore are not inspected. Our report will include a report on the insulation type and depth, type of ventilation and adequacy of, whether there is evidence of leaking noted, framing, and electrical conditions in attic. Some areas of attics have limited access and are difficult to fully inspect.
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[ Electrical ]
Our inspection of the electrical system is to determine whether the accessible components are in safe condition.
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[ Radon ]
This inspection includes the placement of testing devices to measure the ongoing level of radon in the habitable areas of the home. These measurements evaluate the level of radon to determine if any form of improvement is required. The EPA document A Citizen's Guide To Radon (Third Edition) provides the basic information everyone should know about Radon. For more information on how to reduce your radon health risk,
call your state radon office for copies of these guides:
If you plan to make repairs yourself, be sure to contact your state radon office or visit our publications site for a current copy of EPA's technical guidance on radon mitigation, "Application of Radon Reduction Techniques for Detached Houses. "
Another great site for additional information
is www.howstuffworks.com/radon.htm.
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[ Carbon Monoxide ]
This service determines if the combustible appliances in the home are releasing harmful levels of carbon monoxide. Exposure to carbon monoxide reduces the blood's ability to carry oxygen. Often a person or an entire family may not recognize that carbon monoxide is poisoning them. The chemical is odorless and some of the symptoms are similar to common illnesses. This can be particularly dangerous because carbon
monoxide's deadly effects are rarely recognized until it is too late to take action against them. For more information visit:
Sources of Information on Indoor Air Quality: Carbon Monoxide(CO)
This page provides information about carbon monoxide.
URL: www.epa.gov/iaq/co.html
Protect Your Family and Yourself from Carbon Monoxide Poisoning
You can't see or smell carbon monoxide, but at high levels it can kill a person in minutes.
URL: www.epa.gov/iaq/pubs/coftsht.html
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[ Mold ]
This service determines whether harmful mold is present is a home. Exposure to bacteria and fungus in indoor air has emerged as a significant health problem in residential environments as well as in occupational settings. Molds and mildews are names given to thousands of species of filamentous fungi. The molds have clusters of spores that are located on the end of tiny stalks. The spores are the reproductive product of the mature mold. The web like body, or mycelium, attaches to porous surfaces. Mycelia and spores may contain chemical compounds, some of which can be poisonous and toxic to humans. They can also create a large range of health problems depending on the exposure and tolerance of the individual. Spores pose a larger health concern because they become airborne and can be inhaled. The health related problems associated with exposure to mold range from allergic reactions, to respiratory tract inflammation and infection. Some molds can be extremely dangerous such as legionella, which is the cause of Legionnaires Disease. For more information visit:
Sources of Information on Indoor Air Quality: Mold
This page provides information about Mold.
URL: www.epa.gov/iaq/pubs/moldresources.html
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[ Water ]
This inspection is a limited sampling of certain water systems and components using normal operating controls. The purpose of the Inspection is to provide you with information about the condition of quality of the water of the home at the time of the Inspection. The test will be performed in accordance with the Laboratory and/or manufacturers guidelines for the collection of water samples. For more information visit:
Lead in Drinking Water
Answers questions about dangers of lead in drinking water, gives techniques for reducing lead exposure.
URL: www.epa.gov/seahome/leaddw.html
Drinking Water Standards Program
Contains information on standards EPA has implemented on a number of topics related to Drinking Water.
URL: www.epa.gov/safewater/standards.html
Ground Water & Drinking Water Homepage
EPA's Office of Ground Water and Drinking Water protects public health and the environment by setting standards for drinking water contaminants and protecting sources of drinking water.
URL: www.epa.gov/safewater/
Local Drinking Water Information
Provides local drinking water information for each state.
URL: www.epa.gov/safewater/dwinfo.htm
Water on Tap: A Consumer`s Guide to the Nation`s Drinking Water
Report provides information about the quality of U.S. drinking water safety.
URL: www.epa.gov/safewater/wot/ontap.html
Drinking Water contaminants
These fact sheets are about chemicals that may be found in some public or private drinking water supplies.
URL: www.epa.gov/safewater/hfacts.html
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[ Septic ]
Using current testing protocol, the septic system is subjected to above average water exposure. The system is evaluated for evidence of above ground septic breakout. Without a test, clear failure of the septic system is the only evidence of problems as most components are underground. For more information visit:
Principles/Design of Onsite Waste Disposal with Septic Systems
Basics of on-site treatment: septic tanks, drainfields, mounds, and water conservation.
URL: www.epa.gov/seahome/onsite.html
Septic Tank Inspection and Trouble-Shooting
Some great information a buyer, seller and agent involved with a real estate sale involving a property with a septic system.
URL: www.montana.edu/wwwpb/pubs/mt9403.html
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[ Lead Based Paint ]
Lead is ever-present in all urban environments due to its pervasive use for industrial, automotive, and household used over the past 100 years. It remains a common element in older homes, either as paint, dusts, or in the sites soil. The presence of lead can only be determined by a professional assessment of the physical characteristics of the material, such as its susceptibility to damage, and the potential for interface between the building occupants and the material is critical to assess the real hazard (and to then define an appropriate response action.) For more information visit the
HUD Web Site.
Principles/Design of Onsite Waste Disposal with Septic Systems
Basics of on-site treatment: septic tanks, drainfields, mounds, and water conservation.
URL: www.epa.gov/seahome/onsite.html
LEAD HAZARD INFORMATION PAMPHLET
This section provides copies of the EPA Lead Hazard Information Pamphlet, "Protect Your Family From Lead In Your Home" in various formats.
URL: www.hud.gov/lea/leadhelp.html
EPA/HUD Residential Lead-Based Paint Disclosure Program - (Section 1018 of Title X)
Recognizing that families have a right to know about lead-based paint and potential lead hazards in their homes, Congress directed EPA and HUD to work together to develop disclosure requirements for sales and leases of older housing. Under section 1018 of the Residential Lead-Based Paint Hazard Reduction Act of 1992 (also known as Title X), EPA and HUD published the Federal lead disclosure regulations on March 6, 1996.
URL: www.epa.gov/lead/leadbase.htm
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[ Pool/Spa ]
This inspection is a visual examination of a pool/spa installation. This review includes the pool equipment, electrical supply, and pool liner. The equipment is run, except for the pool heater if the pilot is not lit.
National Spa & Pool Institute
Founded in 1956, the National Spa & Pool Institute (NSPI) is an international trade association of more than 5,000 manufacturers, distributors, retailers, service companies, and builders in the pool/spa and hot tub industry.
URL: www.nspi.org/
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[ Roof ]
This test evaluates the serviceability of the roof in relation to the trouble free useful life. This inspection includes the entrance of the attic area to determine leak activity. For more information visit
www.roofonline.org.
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[ EIFS ]
This inspection is performed to review the application and condition of artificial stucco on an existing property. It may be a nondestructive visual inspection, or a destructive analysis. The inspection is performed in order to reveal conditions conducive to, or the presence of, moisture inside the siding of the surface. For more information visit:
EIFS and Building Defects Home Page which has good general information on EIFS.
EIFS Industry Members Association who are the makers of these systems.
www.eifs.com has probably more information than anyone would ever need.
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[ Commercial Property Inspections ]
Commercial inspections include properties such as apartment complexes, motels, office buildings, retail stores and warehouses. The inspection evaluates the major systems of the property and the visible structural components; it also catalogs the type and condition of HVAC equipment. The commercial inspection results in a concise, computer generated, narrative report of the building's overall condition adhearing to current ASTM standards.
Guide E2018-99 Standard Guide for Property Condition Assessments: Baseline Property Condition Assessment Process. The purpose of this guide is to define good commercial and customary practice in the United States of America for conducting a baseline property condition assessment (PCA) of the improvements located on a parcel of commercial real estate by performing a walk-through survey and conducting research as outlined within this guide.
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