Home Inspection Frequently Asked Questions (FAQ) – AML Home Inspections

My goal is an inspection that identifies all major issues at a property and a report that explains my findings in a way that can by understood by clients without extensive knowledge of construction
practices, while still providing the level of technical detail needed for my findings to be clear to
construction professionals.

This approach means that I put my clients FIRST.

Because I don't know in advance of an inspection how long it "should" take, I do not attempt to
schedule inspections "back-to-back" with only travel time between them. Because I don't know what
I will be reporting, and how long it will take to prepare your report, I don't attempt to prepare and print reports on site.  Because I don't know what I will find, I don't limit the amount of time I am willing to spend discussing my findings after the report is delivered.

This approach does not mean that my services will be more expensive than some others - but it's
the only way I know to consistently provide the level of service I would want a member of my
own family to receive.

The measure of my success is that I often save my clients thousands - and sometimes tens of
thousands - of dollars by identifying major deficiencies in properties I inspect and reporting
them in a form that can be readily understood by my clients, their attorneys, other real-estate
professionals and the contractors and specialists who provided estimates to correct problems I     discover.  

We suggest that you apply the test of common sense to such claims, and a magnifying glass to
the fine print.

For example, some promise condominium buyers to "protect your investment by inspecting all
of the building including the common elements". While this seems like an attractive offer
ask yourself if it's likely that in three hours they can actually inspect a roofing system, the
commercial boilers and hot water heaters, all of the common elements of the electrical, gas, and
plumbing systems, the lobbies, hallways and elevators, the entire building exterior and the stair, porches, decks, walkways, hallways, etc. - while also thoroughly inspecting the interior of your
condominium unit at the same time.

Or, if someone offers a "guaranteed" inspection, check the fine print. You will likely discover that
you are agreeing to a absolute cap on the inspector's liability unless you pay thousands of dollars
for a special "technically exhaustive inspection", or that you are also required to pay for
expensive  "mandatory arbitration services" if you attempt to collect on the "guarantee", or both.

You will not find such promises on my web site or in the FAQ below - instead you will find my best
effort at an accurate description of what can be realistically expected at a real estate inspection
and in the report of the results, including some suggestions about additional steps you should take
in addition to an inspection to protect yourself and your investment.

If after reading this FAQ you feel you need services that exceed those of my standard inspection
please give me a call so I can discuss your needs - usually I can provide the additional services
you require or direct you to an individual or organization that can. 

Payment can be made by personal, business check or cash.

As many clients find it useful to take notes, I will supply a clipboard and a tape measure. You
may also find it useful to bring a camera.

I do recommend that clients not enter areas that present a significant safety hazard.  This
includes most roofs, many attics and some crawl spaces.

If I believe an area is hazardous for a client to enter, I will let you know.
However you should make and trust your own judgment as to what is within your ability,
and you should never enter an area where you are not comfortable just because I do so.

During your inspection it is safest if clients do not to operate anything - the owner is
likely to feel that "If you broke it, you own it". If you want something operated or tested
ask me to do it for you, even if it is a small items such as blinds. Things do sometimes
break (or are found to be broken) during inspections, and I carry insurance to cover such
damage if it is my fault. You, on the other hand, are not covered by my insurance, and are
potentially liable for any damage that might result from your actions. So If something is going to
break, let me be the one to break it.

Be especially careful not to disturb "collections" or personal items such as family photographs
or ceremonial displays such as shrines and urns; the occupants of homes and apartments
can become very upset with even minor disturbances or rearrangement of such items. I have
also encountered tenants and sellers who were upset when they returned home and detected
tobacco odors, or even remaining traces of perfume.

Please feel free to ask questions during the inspection and to point out any areas of
concern you would like me to evaluate. I will be looking at the property
for only a few hours - simply not enough time to observe and report every aspect of the property
in detail. It is common for a client to be concerned about something they have noticed but on
which I have not commented verbally because it will be included it in the written
report or because I think that it is not significant enough to mention. If you have a
question about something you notice, just ask.  

To help prevent such misunderstandings, within this FAQ you will find explanations of various common circumstances in which your inspector may not be able to observe defects.

Most often this is because the problem is not visible, or would require a guess about happened in the past or a prediction about what will happen in the future when there is just not enough information available to make such a determination.

I have placed them in the FAQ as reminders that despite my best efforts there are practical limits to what even the most dedicated and skillful inspector can discover within the scope of a home inspection.

My focus will be on three things: health and safety issues that can put you and your family
at significant risk, defects in the property that prevent it from functioning properly, and
defects which will likely incur significant costs to repair. For example we will inspect all
electrical panels in detail.                                                                                                                         

When I encounter a current or potential defect that I believe requires further inspection or repair by a specialist I will note this fact in your report, along with the type of specialist required.

Occasionally it may not be possible to inspect some areas or components  due to limited access,
safety concerns, or because inspection may damage them. When I am unable to inspect an
area or item normally included in my inspections, I will note what I could not inspect, and
why, in your report.

I look carefully for present signs that there may be future problems, but it is often
difficult or impossible for me to predict if, or when, they will occur. For example I have seen
furnaces operate for a decade or more past the end of their "expected  service  life", and I                  have also seen furnaces only a few years old which required expensive repair so frequently that
their frustrated owners replaced them as soon as the warrantee expired. 

It is often not be possible to fully determine the scope of the work required to address
a problem based on a visual inspection, for example it may not be possible to accurately
estimate the cost of repairs until portions of the structure not visible during a home inspection
have been exposed to view. (Water stains on walls and ceilings are a common example, frequently
it is not possible to determine the cause of the problem or the extent of the damage and the
required repairs before the wall or ceiling has been opened.)

For these reasons, in my experience the only "estimates" you should rely on when
budgeting for repairs or improvements are those made by a contractor or tradesperson
after their own inspection and analysis of the work required, and which specifies in
writing exactly what will be done, and how it will be guaranteed. 

Incidental to the inspection of your unit I may also observe features of the common elements
that I believe may be of interest, and if so I may report them as a courtesy to you as my client.

However, it is important for you to understand that common elements of the condominium will not
be inspected in detail - that in fact it is not possible to perform a detailed "inspection" of these
extensive building-wide components within the time available for a condominium unit inspection.

Because it is not possible for my inspection to protect you as completely during a condominium
unit inspection as would be the case if you were purchasing a property where it was practical for
me to inspect many of these items in detail, there are important steps you should take to protect
yourself as prospective condominium owner.

At a minimum I strongly recommend that you obtain and review all available information relevant
to the condition of the common elements. Some examples are budgets, reserve studies, written
reports on common element condition or estimates for repairs and improvements prepared by
contractors, engineers, architects and tradepersons, and the minutes or other records of board
meetings relevant to the property's condition. It is also wise to check for litigation filed against  
the condominium association (for example as a result of unpaid bills for previous repair
work).

If you wish to determine if improvements and repairs to your unit or the common elements were
performed with the required permits and successfully passed municipal inspection, you can review
such records at the local building department or other authority.

Additionally, as in all real estate transactions, I strongly recommend that you retain an attorney
familiar with state and local law and regulations to assist you in completing your purchase.

When performing a "Seller's Inspection", at the clients request I will review the report with the
client and their listing agent at no additional charge.

If you wish a Realtor, attorney or other party to receive a copy you can either forward the
copy you receive in e-mail or request in writing that I send either an electronic or paper copy
to the designated recipient.

Please do not hesitate to ask if any portion of the report is unclear, and I will spend as much time as
is needed to insure that your questions are answered to the best of my ability.