Inspections are not just for Homebuyers

By Frank G. Ross

Typically my clients are homebuyers.  It’s common nowadays for homebuyers to request an inspection on a home they are purchasing.  Homeowners, even those not involved in the sale of a home, can also benefit from periodic inspections.  The following list describes different types of inspections available.  Any one of them or a combination may be just what a homeowner needs!

Warranty Home Inspections – Applicable only for new homes.  The purpose is to identify deficiencies before the 1 or 2 year warranty expires.  Homeowners appreciate having the deficiencies documented by a third party in a written report which they can then take to their builder.

Annual Home Maintenance Inspections – Deferred maintenance items can add up to big repair costs if left unattended for too long.  Every home needs an annual inspection, conducted by the homeowner or a professional, to find problems early and minimize repair costs.

Home Energy Audit – This inspection is geared toward homeowners who want to save energy.  Designed to help identify the best ways to save energy, homeowners can do it themselves with an online guide or contact their energy provider.

Termite Inspections – Termite infestation probability is moderate to heavy in Southwest Utah according to the 2000 edition of the International Residential Code.  Termite inspections should be performed regularly.  A termite inspection is a visual inspection of the readily accessible areas of a home for evidence of wood-destroying insects (WDI) and wood-destroying organisms (WDO). The inspector will visually inspect the entire interior of a home (including accessing and entering any sub-space such as basements and crawlspaces) and exterior of the property.

Roof Inspections - The National Roofing Contractors Association (NRCA) recommends two roof inspections each year - once in the fall and once in the late spring - before and after the tough winter season, especially in colder climates.  A roof could be leaking 2 to 4 years before evidence shows up on the interior of the home.  By then, dry rot, fungus, insulation damage or other major problems may exist.

Pool & Spa Inspections – This type of report will address safety concerns and maintenance items.  Have it done annually or whenever you suspect a problem.

Sewer Inspections - A visual inspection of the inside of the sewer pipe using a specially designed video camera mounted on the end of a sewer "snake."   This is ideal for finding obstructions such as tree roots or destructive leaks.

Septic System Inspections – To be conducted at least every three years, according to the EPA.  The inspection should include locating the system, uncovering access holes, flushing the toilets, checking for signs of back up, measuring the scum and sludge layers, identifying any leaks, inspecting mechanical components and pumping the tank if necessary.

Air Duct Inspections – Similar to a sewer inspection, air ducts can be inspected using a video camera.  This would likely be done before and after air duct cleaning which is done to improve indoor air quality.  The frequency of cleaning and inspecting air ducts is a matter or personal choice for homeowners.

Radon Testing & Indoor Air Quality – The Utah Department of Environmental Quality recommends testing for radon in conjunction with Real Estate Transfers or every 3 to 5 years.  Read more about radon at www.radon.utah.gov.  Also, a “Citizen’s Guide to Radon” is available from the EPA website. 

Lead-based Paint Testing – Generally applies to homes built prior to 1978.  The EPA offers a helpful booklet, "Protect Your Family From Lead in Your Home."

Mold Testing – Recommendations are similar to Radon testing.  Schedule an inspection when buying or if you suspect a problem.

Water Quality Testing – Water quality testing applies to homeowners who have private wells.  The Utah State University Extension office suggests testing every year. The Utah Department of Environmental Quality and local health departments have no regulatory authority over private wells. Therefore, private well owners have to assume the responsibility of not only testing their water but also maintaining their private wells.  Help for homeowners can be found at http://extension.usu.edu/waterquality/htm/homeownerswater.

Pre-sale Home Inspections – An examination paid for by the seller before the home is put on the market.  This report gives a homeowner an opportunity to take care of things that could be wrong before they are found by a potential buyer’s inspector.  With a pre-listing inspection report a seller is prepared for the negotiation process with prospective buyers.

Special Inspections – At times homeowners need a second opinion on a specific problem or concern.  Home inspectors are one source to which homeowners can turn.

Home inspections are not just for homebuyers.  Inspectors possess many skills and an abundance of knowledge that can assist homeowners too.

Frank Ross is a Certified Utah Home Inspector for Pillar to Post Professional Home Inspection and a full member of the National Association of Certified Home Inspectors and a member in good standing with the Utah Better Business Bureau.  Readers may contact Mr. Ross at (435) 867-6400 or frank.ross@pillartopost.com.