Home Inspector
Encyclopedia
A home inspection is a limited, non-invasive examination of the condition of a home, often in connection with the sale of that home. The first known home inspection company, Home Equity Loss Protection Services dba/H.E.L.P.S.(Glen Ellyn, IL), was originally founded by Christopher P. Nolan and Loyola Professor Mark Goodfriend. Years later, the company was officially incorporated in the early 1980s by Jane Garvey, surviving wife of Professor Mark Goodfriend in Glen Ellyn, IL following its purchase from Christopher P. Nolan, the founder of the home inspection business and entrepreneur. Mr. Nolan was inspired to create a comprehensive system of home inspections because as an investor of distressed real estate and then a nationally recognized real estate expert and speaker, he realized a need to have skilled professionals inspect key areas of the home prior to his purchases in order to mitigate the risk of his investments. Home inspections are usually conducted by a home inspector who has the training and certifications to perform such inspections. The inspector prepares and delivers to the client a written report of findings. The client then uses the knowledge gained to make informed decisions about their pending real estate purchase. The home inspector describes the condition of the home at the time of inspection but does not guarantee future condition, efficiency, or life expectancy of systems or components.
An inspector will check the roof
, basement
, heating system
, water heater, air-conditioning system, structure
, plumbing
, electrical, and many other aspects of buildings looking for improper building practices, those items that require extensive repairs, items that are general maintenance issues, as well as some fire and safety issues. However, it should also be noted that a home inspection is not technically exhaustive and does not imply that every defect will be discovered. A general list of exclusions include but are not limited to: code or zoning violations, permit research, property measurements or surveys, boundaries, easements or right of way, conditions of title, proximity to environmental hazards, noise interference, soil or geological conditions, well water systems or water quality, underground sewer lines and/or waste disposal systems, buried piping, cisterns, underground water tanks and sprinkler systems to name a few. A complete list of standards and procedures for home inspections can be found at the NAHI, ASHI or InterNACHI websites.
A home inspector is sometimes confused with a real estate appraiser
. A home inspector determines the condition of a structure, whereas an appraiser determines the value of a property. Although not all states or municipalities in the U.S. regulate home inspectors, there are some professional associations for home inspectors that provide education, training, and networking opportunities.
A professional home inspection is an examination of the current condition of a house. It is not an inspection to verify compliance with appropriate codes.
and the United States
, a contract to purchase a house may, at the buyer's request, include a contingency that the contract is not valid until the buyer, through a home inspector or other agents, has had an opportunity to verify the condition of the property. In many states and provinces, home inspectors are required to be licensed, but in some states the profession is not regulated at all. Typical requirements for obtaining a license are the completion of an approved training course and/or a successful examination by the state's licensing board. Several states and provinces also require inspectors to periodically obtain continuing education
credits in order to renew their licenses.
Ancillary services such as inspections for WDI (wood destroying insect), radon
testing, septic tank
inspections, water quality, mold & private well inspections are sometimes a part of home inspector's services if duly qualified.
In many provinces and states, the practical standards for home inspectors are those enacted by professional associations such as the American Society of Home Inspectors
(ASHI), the International Association of Certified Home Inspectors
(InterNACHI) with chapters throughout the United States, Canada, and 60 other foreign countries, the National Academy of Building Inspection Engineers (NABIE), the National Association of Home Inspectors (NAHI), and the Canadian Association of Home and Property Inspectors (CAHPI) with chapters throughout Canada.
British Columbia
became the first province in Canada to license home inspectors, on March 31, 2009. The Business Practices and Consumer Protection Authority is responsible for licensing, processing complaints, and monitoring program compliance. Alberta was the next province to follow suit with insisting on licensing in 2011.
Currently, more than thirty U.S. states regulate the home inspection industry in some form.
(or more precisely in England
and Wales
), was an inspector certified to carry out the Home Condition Reports that, it was originally anticipated would be included in the Home Information Pack
.
On July 18, 2006, the Government announced the postponement of compulsory Home Condition Reports, which had been due to become part of the Home Information Packs on 1 June 2007, leaving the future for the inspectors somewhat uncertain .
Home inspectors were required to complete the ABBE Diploma in Home Inspection to show they meet the standards set out for NVQ/VRQ competence based assessment (Level 4). The government had suggested that between 7,500 and 8,000 qualified and licensed home inspectors would be needed to meet the annual demand of nearly 2,000,000 home information packs. In the event, many more than this entered training resulting in a massive over supply of potential inspectors.
With the cancellation of Home Information Packs by the coalition Government in 2010, the role of Home Inspector became permanently redundant.
term that means the buyer has the option (or requirement, depending upon how the real estate contract is written) to inspect the property prior to closing
or settlement. These inspections generally takes place up to a week before a closing, and they generally allow buyers the first opportunity to inspect their new home. Additionally, the inspection is to ensure that all terms of the contract have been met, that the home is substantially completed, and that major items are in working order.
Along with a representative of the builder (generally the construction
supervisor
or foreman), the buyers may be accompanied by a home inspector of their choice. Any noted defects are added to a punch list
for completion prior to closing. Often a second inspection is conducted to ensure that the defects have been corrected.
Many local governments within the United States and Canada require that new-home builders provide a home warranty
for a limited period, and this typically results in home builders conducting a pre-delivery inspection with the buyer.
In a resale situation, this type of inspection is often termed the "final walk-through", and, based on the contract's provisions, it allows the buyer the opportunity to inspect the home prior to closing to ensure that agreed-upon repairs or improvements have been completed.
Most homes generally obtain the water supply from either a city, a nearby town or even a well. If the source of water happens to be a well, the home inspector may opt for an expert in well inspections to come in and evaluate the integrity of the well itself. Usually the home inspection report would not ask for an inspection of the well or its parts, however, ideally all plumbing components would be analyzed to mitigate future risks for the buyer.
s and other methods are also in use. The energy source is usually natural gas, fuel oil, or electric, but other sources include wood and Geo-thermal. Cooling can be described as a split system, packaged unit, fan coil, heat pump, an evaporative cooler, or window/through-the-wall a/c unit. A typical inspection would analyze the distribution system, make sure the air filter
s are up to the HVAC standards and that the supply/return air plenum is free of damage and debris. The heating and cooling components will be reviewed for functionality and safety issues. The home inspector will also check to make sure that the condenser/compressor components of your system are up to standards and free of clogs or damage and that the evaporator coil drain pans are working properly and are not backed up. Another key component of the HVAC system is the exhaust gas venting which is inspected to make sure they are working properly and safe. Venting issues include proper clearance to combustibles, slope, support as well as damage and restriction of the flue, vent connector and chimney.
Other visual checks provided by the home inspector are the combustion air supply, the thermostat
on all units located in the home, electrical connections and wiring, the condenser's working status, safety controls functioning properly, heat and cooling modes are working, and the natural gas or fuel oil piping and system. Sometimes the cooling mode is checked to see if the temperature differential between the supply and the return is between 14 and 21 degrees . The home inspection report should include a description of the system by its key components and a statement to repair, evaluate, or monitor any important issues.
An inspector will check the roof
Roof
A roof is the covering on the uppermost part of a building. A roof protects the building and its contents from the effects of weather. Structures that require roofs range from a letter box to a cathedral or stadium, dwellings being the most numerous....
, basement
Basement
__FORCETOC__A basement is one or more floors of a building that are either completely or partially below the ground floor. Basements are typically used as a utility space for a building where such items as the furnace, water heater, breaker panel or fuse box, car park, and air-conditioning system...
, heating system
Heating system
A heating system is a mechanism for maintaining temperatures at an acceptable level; by using thermal energy within a home, office, or other dwelling. Often part of an HVAC system. A heating system may be centralized or distributed.-See also:...
, water heater, air-conditioning system, structure
Structure
Structure is a fundamental, tangible or intangible notion referring to the recognition, observation, nature, and permanence of patterns and relationships of entities. This notion may itself be an object, such as a built structure, or an attribute, such as the structure of society...
, plumbing
Plumbing
Plumbing is the system of pipes and drains installed in a building for the distribution of potable drinking water and the removal of waterborne wastes, and the skilled trade of working with pipes, tubing and plumbing fixtures in such systems. A plumber is someone who installs or repairs piping...
, electrical, and many other aspects of buildings looking for improper building practices, those items that require extensive repairs, items that are general maintenance issues, as well as some fire and safety issues. However, it should also be noted that a home inspection is not technically exhaustive and does not imply that every defect will be discovered. A general list of exclusions include but are not limited to: code or zoning violations, permit research, property measurements or surveys, boundaries, easements or right of way, conditions of title, proximity to environmental hazards, noise interference, soil or geological conditions, well water systems or water quality, underground sewer lines and/or waste disposal systems, buried piping, cisterns, underground water tanks and sprinkler systems to name a few. A complete list of standards and procedures for home inspections can be found at the NAHI, ASHI or InterNACHI websites.
A home inspector is sometimes confused with a real estate appraiser
Appraiser
An appraiser , is one who sets a value upon property, real or personal. In England the business of an appraiser is usually combined with that of an auctioneer, while the word itself has a similar meaning to that of "valuer." In the United States, the most common usage relates to real estate...
. A home inspector determines the condition of a structure, whereas an appraiser determines the value of a property. Although not all states or municipalities in the U.S. regulate home inspectors, there are some professional associations for home inspectors that provide education, training, and networking opportunities.
A professional home inspection is an examination of the current condition of a house. It is not an inspection to verify compliance with appropriate codes.
North America
In CanadaCanada
Canada is a North American country consisting of ten provinces and three territories. Located in the northern part of the continent, it extends from the Atlantic Ocean in the east to the Pacific Ocean in the west, and northward into the Arctic Ocean...
and the United States
United States
The United States of America is a federal constitutional republic comprising fifty states and a federal district...
, a contract to purchase a house may, at the buyer's request, include a contingency that the contract is not valid until the buyer, through a home inspector or other agents, has had an opportunity to verify the condition of the property. In many states and provinces, home inspectors are required to be licensed, but in some states the profession is not regulated at all. Typical requirements for obtaining a license are the completion of an approved training course and/or a successful examination by the state's licensing board. Several states and provinces also require inspectors to periodically obtain continuing education
Continuing Professional Development
Continuing professional development or Continuing professional education is the means by which people maintain their knowledge and skills related to their professional lives.-CPD research:...
credits in order to renew their licenses.
Ancillary services such as inspections for WDI (wood destroying insect), radon
Radon
Radon is a chemical element with symbol Rn and atomic number 86. It is a radioactive, colorless, odorless, tasteless noble gas, occurring naturally as the decay product of uranium or thorium. Its most stable isotope, 222Rn, has a half-life of 3.8 days...
testing, septic tank
Septic tank
A septic tank is a key component of the septic system, a small-scale sewage treatment system common in areas with no connection to main sewage pipes provided by local governments or private corporations...
inspections, water quality, mold & private well inspections are sometimes a part of home inspector's services if duly qualified.
In many provinces and states, the practical standards for home inspectors are those enacted by professional associations such as the American Society of Home Inspectors
American Society of Home Inspectors
The American Society of Home Inspectors is a not-for-profit professional society for home inspectors throughout North America. Founded in 1976, ASHI is generally recognized as the leading professional organization in the home inspection profession...
(ASHI), the International Association of Certified Home Inspectors
International Association of Certified Home Inspectors
The International Association of Certified Home Inspectors is a U.S.-based, non-profit professional association for home inspectors...
(InterNACHI) with chapters throughout the United States, Canada, and 60 other foreign countries, the National Academy of Building Inspection Engineers (NABIE), the National Association of Home Inspectors (NAHI), and the Canadian Association of Home and Property Inspectors (CAHPI) with chapters throughout Canada.
British Columbia
British Columbia
British Columbia is the westernmost of Canada's provinces and is known for its natural beauty, as reflected in its Latin motto, Splendor sine occasu . Its name was chosen by Queen Victoria in 1858...
became the first province in Canada to license home inspectors, on March 31, 2009. The Business Practices and Consumer Protection Authority is responsible for licensing, processing complaints, and monitoring program compliance. Alberta was the next province to follow suit with insisting on licensing in 2011.
Currently, more than thirty U.S. states regulate the home inspection industry in some form.
United Kingdom
A home inspector in the United KingdomUnited Kingdom
The United Kingdom of Great Britain and Northern IrelandIn the United Kingdom and Dependencies, other languages have been officially recognised as legitimate autochthonous languages under the European Charter for Regional or Minority Languages...
(or more precisely in England
England
England is a country that is part of the United Kingdom. It shares land borders with Scotland to the north and Wales to the west; the Irish Sea is to the north west, the Celtic Sea to the south west, with the North Sea to the east and the English Channel to the south separating it from continental...
and Wales
Wales
Wales is a country that is part of the United Kingdom and the island of Great Britain, bordered by England to its east and the Atlantic Ocean and Irish Sea to its west. It has a population of three million, and a total area of 20,779 km²...
), was an inspector certified to carry out the Home Condition Reports that, it was originally anticipated would be included in the Home Information Pack
Home information pack
Under Part 5 of the Housing Act 2004 a Home Information Pack , sometimes called a Seller's Pack, was to be provided before a property in England and Wales could be put on the open market for sale with vacant possession. There is separate legislation for Scotland that requires anyone selling a...
.
On July 18, 2006, the Government announced the postponement of compulsory Home Condition Reports, which had been due to become part of the Home Information Packs on 1 June 2007, leaving the future for the inspectors somewhat uncertain .
Home inspectors were required to complete the ABBE Diploma in Home Inspection to show they meet the standards set out for NVQ/VRQ competence based assessment (Level 4). The government had suggested that between 7,500 and 8,000 qualified and licensed home inspectors would be needed to meet the annual demand of nearly 2,000,000 home information packs. In the event, many more than this entered training resulting in a massive over supply of potential inspectors.
With the cancellation of Home Information Packs by the coalition Government in 2010, the role of Home Inspector became permanently redundant.
Pre-delivery inspection
The pre-delivery inspection, which generally applies to newly-built homes, is a real estateReal estate
In general use, esp. North American, 'real estate' is taken to mean "Property consisting of land and the buildings on it, along with its natural resources such as crops, minerals, or water; immovable property of this nature; an interest vested in this; an item of real property; buildings or...
term that means the buyer has the option (or requirement, depending upon how the real estate contract is written) to inspect the property prior to closing
Closing (real estate)
Closing is the final step in executing a real estate transaction.The closing date is set during the negotiation phase, and is usually several weeks after the offer is formally accepted. On the closing date, the parties consummate the purchase contract, and ownership of the property is transferred...
or settlement. These inspections generally takes place up to a week before a closing, and they generally allow buyers the first opportunity to inspect their new home. Additionally, the inspection is to ensure that all terms of the contract have been met, that the home is substantially completed, and that major items are in working order.
Along with a representative of the builder (generally the construction
Construction
In the fields of architecture and civil engineering, construction is a process that consists of the building or assembling of infrastructure. Far from being a single activity, large scale construction is a feat of human multitasking...
supervisor
Supervisor
A supervisor, foreperson, team leader, overseer, cell coach, facilitator, or area coordinator is a manager in a position of trust in business...
or foreman), the buyers may be accompanied by a home inspector of their choice. Any noted defects are added to a punch list
Punch list
A punch list is generally a list of tasks or "to-do" items. In the U.S. construction industry, a punch list is the name of a contract document used in the architecture and building trades to organize the completion of a construction project...
for completion prior to closing. Often a second inspection is conducted to ensure that the defects have been corrected.
Many local governments within the United States and Canada require that new-home builders provide a home warranty
Home warranty
A Home warranty is a service contract that covers the repair and replacement costs of home appliances. The warranty generally covers equipment and appliances such as dishwashers, plumbing systems, electrical systems etc. that fail due to normal wear and tear. Coverage varies significantly across...
for a limited period, and this typically results in home builders conducting a pre-delivery inspection with the buyer.
In a resale situation, this type of inspection is often termed the "final walk-through", and, based on the contract's provisions, it allows the buyer the opportunity to inspect the home prior to closing to ensure that agreed-upon repairs or improvements have been completed.
Structural inspection
Structural inspections report on the foundation and supporting elements of a home. When performing a structure inspection, the home inspector will examine for a variety of signs that may include cracks in the concrete or brick and bowing and warping of support beams or joists of the foundation. The cracks may indicate a foundational shift that could compromise the integrity of the structure and sagging rafters may indicate an unsafe condition, which may cause them to either detach from the whole or break and place undue stress on the rest of the structure. The structure is the foundation of the home and must be inspected to help protect your real estate investment.Plumbing inspection
During an home inspection, a home inspector will carry out a thorough analysis of each part of the plumbing system. The inspection will examine all pipes, fixtures and piping insulation, while searching for possible leaking or dampness. In addition, the inspection will review the types of plumbing connectors used and the type of waste removal sewage or septic system. Water flow/pressure analysis would also be done by running water through the pipes and sewage systems concurrently. The water heater will also be inspected for heating capabilities and safe operation which may include venting and the temperature and pressure relief valve. Water heater types include natural gas, solar, electric and electric on-demand.Most homes generally obtain the water supply from either a city, a nearby town or even a well. If the source of water happens to be a well, the home inspector may opt for an expert in well inspections to come in and evaluate the integrity of the well itself. Usually the home inspection report would not ask for an inspection of the well or its parts, however, ideally all plumbing components would be analyzed to mitigate future risks for the buyer.
Heating Ventilation and Air Conditioning (HVAC) Inspection
A heating ventilation and air conditioning (HVAC) home inspection reviews the heating and cooling system of a home. Heating is provided typically by a forced air furnace distributed by duct work or a water/steam boiler using radiators or convectors, but space heaters, heat pumpHeat pump
A heat pump is a machine or device that effectively "moves" thermal energy from one location called the "source," which is at a lower temperature, to another location called the "sink" or "heat sink", which is at a higher temperature. An air conditioner is a particular type of heat pump, but the...
s and other methods are also in use. The energy source is usually natural gas, fuel oil, or electric, but other sources include wood and Geo-thermal. Cooling can be described as a split system, packaged unit, fan coil, heat pump, an evaporative cooler, or window/through-the-wall a/c unit. A typical inspection would analyze the distribution system, make sure the air filter
Air filter
A particulate air filter is a device composed of fibrous materials which removes solid particulates such as dust, pollen, mold, and bacteria from the air. A chemical air filter consists of an absorbent or catalyst for the removal of airborne molecular contaminants such as volatile organic compounds...
s are up to the HVAC standards and that the supply/return air plenum is free of damage and debris. The heating and cooling components will be reviewed for functionality and safety issues. The home inspector will also check to make sure that the condenser/compressor components of your system are up to standards and free of clogs or damage and that the evaporator coil drain pans are working properly and are not backed up. Another key component of the HVAC system is the exhaust gas venting which is inspected to make sure they are working properly and safe. Venting issues include proper clearance to combustibles, slope, support as well as damage and restriction of the flue, vent connector and chimney.
Other visual checks provided by the home inspector are the combustion air supply, the thermostat
Thermostat
A thermostat is the component of a control system which regulates the temperature of a system so that the system's temperature is maintained near a desired setpoint temperature. The thermostat does this by switching heating or cooling devices on or off, or regulating the flow of a heat transfer...
on all units located in the home, electrical connections and wiring, the condenser's working status, safety controls functioning properly, heat and cooling modes are working, and the natural gas or fuel oil piping and system. Sometimes the cooling mode is checked to see if the temperature differential between the supply and the return is between 14 and 21 degrees . The home inspection report should include a description of the system by its key components and a statement to repair, evaluate, or monitor any important issues.
See also
- List of real estate topics
- Real estate appraisalReal estate appraisalReal estate appraisal, property valuation or land valuation is the process of valuing real property. The value usually sought is the property's Market Value. Appraisals are needed because compared to, say, corporate stock, real estate transactions occur very infrequently...