This page contains answers to commonly-asked questions about the our services.

What Is An Inspection?

An inspection is a visual examination of the structure and systems of a building. If you are thinking of buying a home, condominium or mobile home, you should have it thoroughly inspected before the final purchase by an experienced professional inspector.

Why Do I Need An Inspection?

The purchase of a home is one of the largest single investments you will ever make. You should know exactly what to expect both indoors and out, in terms of needed and future repairs and maintenance. A fresh coat of paint could be hiding serious structural problems. Stains on the ceiling may indicate a chronic roof leakage problem or may be simply the result of a single incident. The inspector interprets these and other clues, then presents a professional opinion as to the condition of the property so you can avoid unpleasant surprises afterward. Of course, an inspection will also point out the positive aspects of a building, as well as the type of maintenance needed to keep it in good shape.As a seller, if you have owned your home for a period of time, an inspection can identify potential problems in the sale of your home and can recommend preventive measures which might avoid future expensive repairs.

What Does An Inspection Include?

A complete inspection includes a visual examination of the building from top to bottom. The inspector evaluates and reports the condition of the structure, roof, pests & dry rot, foundation, drainage, grading, plumbing, heating system, central air-conditioning system, visible insulation, walls, windows, and doors. Only those items that are visible and accessible by normal means are included in the report.

When Do I Request An Inspector?

The best time to call us after you’ve had your offer accepted by the seller. The real estate contract usually allows for a grace period to inspect the property.

Can A Building “FAIL” The Inspection?

No. A professional home inspection is simply an examination into the current condition of your prospective property. It is not an appraisal or a Municipal Code inspection. A home inspector, therefore, will not pass or fail a building, but will simply describe its condition and indicate which items will be in need of minor or major repairs or replacement.

What If The Report Reveals Problems?

If the inspector finds problems in a home, it does not mean you shouldn’t buy it. Only that you will know in advance what type of repairs to anticipate. A seller may be willing to make repairs because of significant problems discovered by the inspector or a price concession. If your budget is tight, or if you do not wish to become involved in future repair work, you may decide that this is not the property for you. The choice is yours.

Should I Attend The Inspection?

I strongly recommend to be present for the inspection, however It is not necessary. By following the inspector through the inspection, observing and asking questions, you will learn about the new building and get some tips on general maintenance.

How long will the inspection take?

This will depend on factors such as the age, square footage and overall condition of the home. Generally speaking for an average home, our thorough and detailed home inspectors will take approximately 4 to 5 hours onsite.

What days are available to schedule an inspection?

For your convenience we offer the flexibility to schedule a home inspection seven days a week. Weekday and weekend fees are the same.

How much will the inspection cost?

Paying a little more for a CAHPI Certified inspector pays off. Buying a home is probably the most expensive purchase you will ever make. This is no time to shop for a cheap inspection. The fees for a home inspection are traditionally based on the square footage, age and location of the dwelling. Our inspection rates start at $300. However, homebuyers should not let price be their primary motive for hiring an inspector.

What if I have questions about the report later on?

It is fairly common for questions to arise in the days after the inspection. If you do have any questions concerning the inspection findings please call one of our home inspectors. If we happen to be out of cell phone range on another inspection we will return your call at the first opportunity.

It’s Brand New…What Could be Wrong?

It is not good business to forego a home inspection on a newly constructed house, regardless of how conscientious and reputable your home builder. No home, regardless of how well it is constructed, is totally free of defects. The construction of a house involves thousands of details, performed at the hands of scores of individuals. No general contractor can possibly oversee every one of these elements, and the very nature of human fallibility dictates that some mistakes and oversights will occur, even when the most talented and best-intentioned trades people are involved. It is also an unfortunate aspect of modern times that some builders/developers do not stand behind their workmanship and may not return to fix or replace defective components installed after the sale is complete.

The Municipal Code Inspector Already Approved It!

Often the builder/developer will state the home has been built to “code” and that it was inspected at different stages and signed off by the local jurisdiction. However, building codes are frequently “minimum in nature” — that is, the primary intent of building regulations (codes) is to provide reasonable controls for the construction, use and occupancy of buildings. The builder is responsible to meet minimal standards at best — you may want higher standards applied to your dream house. Also, it is an unfortunate fact of the hectic pace of construction, that local building department inspectors are often overbooked with inspections, which results in their spending a minimal amount of time at the construction job site and important details may be overlooked. Finally, jurisdictional inspectors are not concerned with workmanship as long as all the systems and components in a new home meet minimum code requirements.

Is There Anything I Can Do Better To Maintain My Home?

Inspection reports often identify the same neglected maintenance items. Performing some basic maintenance can help keep your home in better condition, thus reduce the chance of those conditions showing up on the inspection report. To present a better maintained home to perspective buyers follow these tips from Primus Home Inspections. Most of these items can be accomplished with little or no cost, while the benefits of selling a well maintained home can be worth the effort.

-Clean both rain gutters and any roof debris and trim back excessive foliage from the exterior siding.

-Divert all water away from the house (for example, rain-gutter downspouts, sump pump discharge locations, and clean out garage and basement interiors.

-Clean or replace all furnace filters.

-Remove grade or mulch from contact with siding (preferable 6-8 inches of clearance).

-Paint all weathered exterior wood and caulk around trim, chimneys, windows, doors, and all exterior wall penetrations.

-Make sure all windows and doors are in proper operating condition; replace cracked windowpanes.

-Replace burned out light bulbs.

-Make sure all of the plumbing fixtures are in spotless condition (toilets, tubs, showers, sinks) and in proper working order (repair leaks).

-Provide clear access to both attic and foundation crawl spaces, heating/cooling systems, water heater/s, electrical main and distribution panels and remove the car/s from the garage.

-And finally, if the house is vacant make sure that all utilities are turned on. Should the water, gas or electric be off at the time of inspection the inspector will not turn them on. Therefore, the inspection process will be incomplete, which may possibly affect the time frame in removing sales contract contingencies.

Here are some pointers to help you prepare for a thorough and efficient home inspection:

Please ensure that the gas, water and electricity will be on at the time of the inspection. If one or more of the utilities are off the relevant components of the home cannot be inspected.

The attic hatch should not be painted or sealed shut. Make sure there are not any shelves or stored items that will limit access. Some insulation will almost always fall out when entering a ceiling hatch therefore it is a great idea to either remove all clothes and stored items from the area or have them adequately covered.

Generally located in a closet, the hatch should be accessible without having to move items. The area around the hatch should be free and clear from all obstructions both to the sides and overhead. The hatch should be readily removeable ie, not nailed closed.

In order to perform an accurate evaluation of the appliances the home inspector requires free and clear access to the furnace, water heater, exterior air conditioning unit and the electrical panel

If an area is not visible or not accessible it cannot be evaluated. These commonly include the areas under the kitchen and bathroom sinks in addition to the attic and garage.

Concentrating on the job at hand during the home inspection process is vital. At the conculsion of the inspection we will gladly review all of the significient issues with the client and answer any questions at that time.

Have all pets either removed from the property or be properly restrained prior to the inspection. This includes dogs, cats, birds, ferrets, etc. Either menancing or overly friendly – both can be a distraction to the home inspector..