Home Inspection
What To Expect From Your Home Inspection
We use Thermal cameras, moisture meters, and Carbon Monoxide detectors at each inspection. These tools allow us to observe and report issues that can easily be missed by the naked eye.
We still walk on roofs to thoroughly exam the shingles and related components such as chimneys, gutters, and plumbing vents. If the inspector cannot safely walk on the roof, we will provide a free drone inspection at no cost to you.
Drones are a great tool that allow a much closer look at the roof material, than simply from the ground with binoculars.
An Overview of Our Inspection Process
Our inspections are detailed! An average size home (2500 Square Ft or less) takes around three hours to inspect on site. Our inspectors are on site ten minutes early to get our equipment ready and begin on time.
We start with a quick walkthrough of the property to get our bearings and then head to the roof. At AVHI we still walk on the roof when it is safe, which we find to be 80% or more of the time. If we cannot walk on or access the roof safely, a free drone evaluation is included with your inspection.
The exterior portion of the inspection takes from 45 minutes to an hour. From there we head inside to the attic. After the attic, the inspection continues room to room from the top floor down to the basement. We are operating and evaluating windows, doors, electrical outlets, running water through the faucets and fixtures, operating the kitchen appliances, and more. All the major components of the home such as the HVAC, plumbing, Electrical Panels are evaluated. Our process is detailed and methodical, as we move from the roof to the exterior, to the attic, then from the top floor down to the basement. All the while taking pictures and making notes in the report as we move along.
After the inspection is complete, we walk through our findings again with the buyer there onsite. Then we return to the office where we complete and edit the report (add photos, comments, relevant links) which takes another two hours.
Once the report is completed, we email it to you and your realtor if you would like. Always know that this is your inspection report. While most of our customers have us copy their realtor on the report, we never share it with anyone else. We do not send a copy to the sellers, the listing agent, lender, or mortgage provider. You can share it with them if you like, and it is as easy as emailing them the report link. Just know that we will not be sharing this information with anyone else.
Below is an overview of just some of the components evaluated during the inspection.
Roof
We still walk on the roof as long as it is safe. If we cannot safely walk on the roof’s surface, we will provide a free drone inspection. Common defects with the roof are:
- Broken or cracked shingles.
- Granule loss along the shingle’s surface which can give us an idea of its age and potential remaining life span.
- The chimney for deterioration and potential areas of water intrusion.
- Roof penetrations (plumbing vents, roof vents, mountings for satellite dishes) as these spots are prone to leaking.
- Gutters to see if they are clean of leaves and debris, adequate slope and proper support.
Exterior
The outer envelope of the home consists of the siding, windows, doors, trim, eaves and soffits, and more. Some of the things we are looking for along the exterior are:
- Damage or deterioration to the siding such as cracked brick, broken wood, or warped vinyl.
- Rot around exterior of windows and doors.
- Peeling paint.
- Holes in the eaves or soffits which can allow water or birds and rodents to enter the home.
HVAC
We evaluate the heating and cooling system in the home.
- We operate the furnace to see if it is functioning properly and safely. We use carbon monoxide detectors and thermal cameras as part of this evaluation.
- Rusting and leaking inside or around the unit.
- Functionality of the AC system and proper temperature differentials between the supply and return air ducts. * AC systems cannot be operated in colder months to avoid causing compressor damage.
Plumbing
- Running water through the tubs, faucets, toilets, and fixtures to evaluate for leaking
- Thermal cameras under the plumbing for evidence of leaking.
- Water heaters for functionality (is there hot water), leaking, rusting and age.
- Visual inspection of the exposed water lines and drainpipes for leaking, deterioration, or corrosion.
Electrical Systems
- Remove the panel cover of the main electrical panel and sub panels and examine for evidence of scorched or undersized wires.
- Signs of water intrusion or rust in the electrical panel.
- Presence of aluminum or knob-and-tube wiring.
- Multiple tapping of breakers which constitute a safety issue.
Appliances
We will test and examine all major appliances like:
- Oven
- Dishwasher
- Range Hood
- Microwave
- Disposal
- Refrigerator
Doors, Windows & Interior
- Open and close windows for functionality.
- Broken seals at insulated glass windows.
- Moisture meters and thermal camera to evaluate for evidence of water intrusion or leaking.
Foundations, Basements and Crawl Spaces
We will examine the foundation, crawlspaces and basements to look for signs of things like:
- Movement.
- Cracking.
- Water Intrusion.
Attic, Ventilation & Insulation
We will examine the attic to look for signs of things like:
- Evidence of leaking or water intrusion.
- Structure of the roof, signs of cracking or sagging of the rafters.
- Insulation and Ventilation.
- Evidence of birds or rodents
