Frequently Asked Questions about Home Inspection Chinese Drywall: See Contaminates page. What Is An Inspection? Our 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 and impartial professional inspector. What Does An Inspection Include? Our complete inspection includes a visual examination of the building from top to bottom. Our inspector evaluates and reports the condition of the structure, roof, foundation, drainage, 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. We are not permitted to do any “destructive” testing. We do use instruments to review the complex systems in your home - like electrical, air conditioning, water pressure, etc. Mold inspections are not included although we will report on any visual indications of mold. We do not do mold removal and are not mold experts. How about foreclosed or short sale homes?  Homes that are bank owned or potentally bank owned and set up for short sale can be a challenge to inspect. In many cases the home has been left vacant for an extended period with water and electrical power turned off.  They deteriorate rapidly.  Sometimes ceiling lights, wall fixtures, and appliances have been torn out leaving gaping holes, roofs have been damaged by trees, windows have been broken and vermin have moved in.  If you are considering the purchase of such a home you need a detailed home inspection so that you know what you are going to have to do to make the home liveable. In the worst cases, Wells Inspections, LLC may ask for $350 instead of $300 for an inspection of one of these homes. The higher cost reflects the extent of inspection required and all the additional photos, reporting, and effort essential.  You should note that these homes are sold "as is" and the bank will not repair anything that the inspector finds. So it is in your best interest to understand where all the bodies are buried prior to closing on such a home. It will be totally your money that has to pay for repairs. How do I select an Inspector? Selecting an inspector can be nerve wracking. What you want is a licensed, competent, capable, experienced inspector. Some one who knows where to look and what to look for. Selecting an inspector who is licensed and a Certified MASTER Inspector, so Certified by the Master Inspector Certification Board and the National Association of Certified Home Inspectors (NACHI), and who follows the NACHI Code of Ethics and Standards of Practice is an excellent way to reduce your risk.  Our Inspector is also a graduate engineer (Penn State 1966) with 40 years experience. Do Inspector’s need a license? Home Inspectors are licensed as of March 1, 2011, as such, in the State of Florida. My License # is HI258. They need also to have occupational licenses to practice in their county and some cities. Only Building Inspectors who work for the local government building inspector’s offices are licensed as Building Inspectors. They primarily deal with new construction to insure that new buildings, including industrial facilities, commercial establishments, and homes, meet current codes as required by law – not existing homes that may have potential problems that will necessitate expensive repairs in the future. A new building may pass a building inspection, and be issued a certificate of occupancy – yet still have many uncompleted items, potential major future maintenance problems, and cosmetic defects. A licensed building inspector is NOT a Licensed and 100% fully qualified Home Inspector. What is important is a Florida licensed inspector with Home Inspection Certification by a recognized National Association and experience. The National Association of Certified Home Inspectors requires an inspector to pass a comprehensive test prior to certification. The first time pass rate is less than 45% of those taking the exam. Although the Florida Department of Business and Professional Regulation requires that an inspector passes a test prior to licensing, it is not anywhere as difficult or as comprehensive as a NACHI test. A certified inspector is required to earn Continuing Education Credits each year to maintain certification. A MASTER Inspector must have 1,000 hours of documented technical training along with other qualifications.  MASTER certification is not easy. Look for MASTER Certification. Note: All Florida licensed home inspectors must carry a minimum of $300,000 in general liablility insurance. We carry $1,000,000. Special Note: After March 1, 2011, anyone performing home inspections in the State of Florida legally must be licensed. If you elect to hire an unlicensed inspector you are taking a significant risk and have no recourse if you get ripped off. Is there such a thing as a "Master Inspector"? There is such a designation as of May 2006.  Qualifications are reviewed by a Master Certification Board prior to designation.  Mr. Wells is a Certified MASTER Inspector. When Do I Request An Inspector? The best time to consult Wells Inspections, LLC is right after you’ve made an offer on your new home and the seller has accepted the offer. The real estate contract usually allows for a grace period to inspect the building. Ask your professional agent to include this inspection clause in the contract, making your purchase obligation contingent upon the findings of a professional inspection. Almost all buyers do this so your agent is familiar with it. Can a Building “FAIL” The Inspection? No. Our professional inspection is simply an examination into the current condition of your prospective real estate purchase. It is not an appraisal or a Municipal Code inspection. Our 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. The list of items may be extensive and it is up to you as to what items you require the seller to fix and those you will take on yourself. What If The Report Reveals Problems? If our certified inspector finds problems in a building, it does not necessarily 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. 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.  See forclosed and short sale homes FAQ also. If The Report Is Favorable, Did I Really Need An Inspection? Definitely! Now you can complete your purchase with peace of mind about the condition of the property and its equipment and systems. You may have learned a few things about your property from the inspection report, and will want to keep that information for your future reference. Your inspection report includes recommendations on future maintenance that, if followed, will protect your value. Above all, you can rest assured that you are making a well-informed purchase decision and that you will be able to enjoy or occupy your new home or building the way you want. 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. Our 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, a Complete Home 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. After the inspection, you will have a much clearer understanding of the property you are about to purchase, and be able to make your decision confidently. As a seller, if you have owned your building for a period of time, an inspection can identify potential problems in the sale of your building and can recommend preventive measures which might avoid future expensive repairs. This is called a pre-listing inspection and more and more sellers are doing this to insure that their “Seller’s Disclosure” is accurate.  In addition, many Florida insurance companies require a copy of an inspection report completed by a licensed and certified inspector prior to writing a home insurance policy. Why can't I have someone in my family who is very handy or a contractor, inspect my new home? This is the biggest mistake many potential new homeowners make when purchasing a home. Although the person you are considering may be very skilled, they are not trained or experienced at professional home inspections. Professional home inspection is a unique skill like no other. Our professional inspector is a graduate engineer with almost 40 years experience. He gets what we call an inspector's instinct for problems. Many contractors, and other trades professionals hire our professional home inspector to inspect their homes when they make a purchase. Should I Attend The Inspection? It is not necessary for you to be present for the inspection, but it is a good idea. We encourage it. By following our certified MASTER inspector through the inspection, observing and asking questions, you will learn about your new home and get some tips on general maintenance. Information that will be of great help to you after you’ve moved in. As a Seller how Can I Prepare for the Inspection? 1.Confirm gas, water and electricity are turned on and gas pilot lights are burning. We can not inspect if power, gas, and water are turned off. 2.Ensure pets won't hinder inspection. 3.Replace any burned out light bulbs. 4.Test all smoke and carbon monoxide detectors. Replace batteries if needed. 5.Clean or replace dirty HVAC air filters. 6.Move wood, stored items or debris away from foundation. 7.Unlock or remove locks from any areas the inspector must access: Gates, Attic, Electric service panels, special closets, crawl space. 8.Confirm areas and components are accessible by removing items blocking access to: Electric service panels, HVAC equipment, water heaters, ground fault (GFCI) electric receptacles, attic access ladders. Note: debris may fall when hatch is opened. Remove items that may restrict movement in attic or crawl space. 9.Trim tree limbs back from the roof and trim shrubs away from the house to allow access. 10.Repair or replace broken, damaged or missing items: door knobs, locks and latches, window locks, broken glass, window screens, anti-siphon devices on outside faucets, rain gutters and downspouts, chimney flue caps. What if I have questions after the inspection? You can call Wells Inspections, LLC and discuss all the aspects of your new home whenever you like. We will gladly help. We feel that we have a commitment to you once we have done a home inspection for you. However, the inspection “belongs” to the client – the person who pays the inspection fee. Consequently, sharing the report or discussing the inspection with others can only be done with the approval of the client. What does it cost? Inspection fees are based on the type, size and age of the home. Large homes cost more since they take proportionally longer to inspect. Homes with many outbuildings, like barns, cost more if the outbuildings are inspected. Email jwells@fl.nachi.org or call (863) 944-7972 with the location, approximate square footage, number and approximate size & type of outbuildings and approximate age for a quote. Our rates are competitive and reasonable. A "typical" 2400 sg ft 1 to 1 1/2 story home inspection fee is $300.00. Also, since we do other types of inspection – like final inspections for new construction, warrantee end inspections for new homes, pre-listing inspections for sellers, and remodeling consultation, we have a nominal hourly rate. We are not the low bidder. For the quality we deliver, you get what you pay for.