Exterior: Inspect the exterior wall system, windows, doors, and roof to be sure all components are in good working condition. Identify any areas that may be deficient and suggest solutions to bring the discrepancy up to acceptable standards. I identify areas that may currently need basic maintenance and point out areas of the home that will need standard periodic maintenance in the future.

Grounds: Check the property to uncover any potential issues relating to grading, sidewalks, driveways, decks, patios, overhead utilities, and retaining wall systems. I look to see if the grading slopes properly away from the house so water will not rest up next to the foundation. I will inspect decks and patios to ensure they have safe railings and stairs. I will check the driveway and sidewalks to ensure there is no tripping hazards due to settling and shifting problems.

Interior: I look at the walls, ceilings, and floors for clues of structural issues, unusual settling, and water leaks. Doors, windows, cabinets, and closet shelf systems are inspected to ensure proper installation. Stairways are checked to ensure uniform rise and run and secure railings.

Electrical: The electrical system is checked from point of entrance to the outlets and switches. The electric service panel is checked to ensure correct wiring practices have been followed. Outlets and switches are checked in each room for correct wiring and operation. Ground Fault Circuit Interrupter (GFCI) outlets are also checked for proper and safe operation.

Plumbing: Identify the type of supply piping throughout the house and check for areas of potential problems. Inspect the operation of faucets, sinks, tubs, showers, and toilets. Check drainage lines for leaks and proper drainage in sinks, tubs/showers and toilets. The water heater is also checked for proper installation and operation.

Heating and Air Conditioning: Inspect the furnace and air conditioner units to be sure they are in good repair and operate correctly. The distribution system is checked to ensure proper air flow is available in each room. Also, I will conduct tests to ensure there are no gas leaks or Carbon Monoxide being distributed into the house.

Foundation and Structure: The foundation is inspected for irregular settling, bowing and cracking in the wall surfaces. Moisture intrusion is also inspected. Floor and wall structural systems are inspected to ensure there are no deficiencies.

Roof: Shingles, flashings, vents, chimneys, and gutters are reviewed to ensure proper installation.

Testing: Upon request, I can test for Mold, Radon, Bacteria in your water, and many more...

Avoid the risk of your Dream Home becoming a Big Money Pit. Before hiring a home inspector, make sure you find one that knows what to look for during the inspection. Otherwise, you run the risk of your dream home becoming nightmare!

How a Bad Home Inspector Can Jeopardize Your Sale
Like with most professions, you will find qualified and unqualified individuals calling themselves a professional. Home inspectors are no different. In some ways, it's even more difficult to differentiate the good home inspectors from the bad home inspectors, primarily because few states regulate or license home inspectors.
This means any Joe or Jane Blow can print up business cards that identify the individual as a home inspector, and go about the practice of collecting fees from unsuspecting buyers while sucking up to, excuse me, I mean networking with agents for more business.

Here are a few ways you can protect yourself from hiring an unqualified inspector
Review a Sample Home Inspection Report  (Download our PDF sample copy. 3.67 MB)
A home inspector should be able to e-mail you a copy of a sample report. If it's three or four pages long, don't hire that person. While lengths of reports may vary, comprehensive reports average between 20 and 50 pages and contain color photographs highlighting defects or problems.

Don't Hire Inspectors Who Recommend Contractors or Perform Repairs
Home inspectors are in the business of inspecting homes. If a home inspector offers to direct you to a contractor to perform work, that inspector could be creating a conflict of interest. Some state regulations and inspector associations allow an inspector to undertake specified repairs, but I don't recommend hiring such an inspector.

Inquire About the Length of Your Home Inspection
To do an adequate job, most home inspections take at least three hours, sometimes longer. An inspector in Sacramento, with a reputation of performing inspections in 90 minutes or less, once popped his head into the attic and declared the insulation was installed upside down when it was, in fact, installed correctly. 

Ask to Attend the Home Inspection
If your schedule is such that you can't be present during the entire home inspection, you owe it yourself to be there for the last 30 minutes. Let the inspector walk you through the home to point out defects. Use this opportunity to ask questions about which noted "action items" are minor and which are major. Sometimes a home inspector will suggest further inspections. Find out whether the inspector suspects a problem or if the inspector routinely suggests buyers obtain inspections for items the inspector does not generally cover.An inspector may suggest a pest inspection because home inspectors are not licensed to perform pest control inspections. Such a suggestion does not necessarily imply the inspector found termites or dry rot. Not all home inspectors walk on the roof and therefore might suggest a roof inspection.

Ask if the Inspector Charges for a Reinspection
The question isn't if the inspector will find something wrong. All homes have defects. There is no such thing as a perfect house. Even new homes have imperfections. However, if an inspector notes a problem, and the seller agrees to repair it, in many states, it's considered a courtesy for the inspector to verify the repair without charging for a return visit. Tip: If you elect to accept the seller's word that the problem has been repaired, you may find yourself in Small Claim's Court after the transaction closes.To do an adequate job, most home inspections take at least three hours, sometimes longer. An inspector in Sacramento, with a reputation of performing inspections in 90 minutes or less, once popped his head into the attic and declared the insulation was installed upside down when it was, in fact, installed correctly.Home inspectors are in the business of inspecting homes. If a home inspector offers to direct you to a contractor to perform work, that inspector could be creating a conflict of interest. Some state regulations and inspector associations allow an inspector to undertake specified repairs, but I don't recommend hiring such an inspector.

Ask for Credentials & Qualifications
Certification. Choose a certified inspector. There is no shortage of home inspector associations. Review our certificates.
Qualification. Ask friends for referrals. Ask your real estate agent for a recommendation, and then double-check that inspector's qualifications. Some inexperienced agents recommend inferior inspectors because they don't want a full-blown inspection that could blow their deal. Reputable agents demand qualified inspectors because they want their buyer informed.

But most important, find out why the inspector is qualified to perform inspections. Find out more about Peak Home Inspections of Colorado...