We are celebrating 20 years of serving Northern Colorado and the greater Denver area and what a journey! You have the home inspection report, but now what? Once the inspection is completed, the inspec…Read More
Why Should I Choose Winding River Home Inspections?
Time: I will take the time to thoroughly check out your new home; my inspections usually take 2 1/2 to 3 hours for homes under 2500 square feet. Many inspectors will only spend 1-2 hours in that size or even larger. I only do two inspections per day, while other inspectors will do 3 or even 4 inspections in a single day. It doesn’t take much to figure out how much time they’re going to spend looking at your new home. When you come right down to it, I take the time to look at the details that matter.
Thoroughness: Since, I will be spending more time on your inspection, I will be looking at aspect such as attics, crawl spaces, roofs (assuming they’re safe). I personally inspect all aspects so that other “professionals” will not need to be hired such as roofers, heating & air conditioning technicians, etc. My knowledge base is broad enough to include those areas and I usually only recommend a consult if I suspect the issue to be major. This keeps both your cost and time schedule within reason. Many of my clients tell me that they learned more about their house than they even thought was possible and quite a few of the seller’s homes that I inspect hire me to inspect their new homes because they want someone to be as thorough for them also!
Detail: I will give you a comprehensive report with detailed descriptions and documentation of existing property conditions including costly deficiencies which require immediate attention, safety concerns and maintenance issues. My report is usually 25-30 pages, complete with digital photos of significant findings, the report includes maintenance tips as well as a summary report that is usually very helpful to new homeowners.
Are You Licensed?
Yes – I am a Nationally Licensed General Contractor and have been Certified through ITA. There is no licensing for Home Inspectors in the State of Colorado so ANYONE can claim to be a home inspector. Generally speaking, longevity in the inspection/real-estate field speaks volumes for credibility so using someone like myself who has been providing services since 1999 is a excellent indicator, but there’s nothing more powerful than word of mouth or a recommendation from a friend or co-worker. Feel free to check out testimonials from some of my previous clients.
Why Do Your Competitors Cost Less?
All home inspectors are not equal. You only have one chance to get a good home inspection. You don’t want cheap, you want the best home inspection possible! Saving a few bucks by using a bargain-priced home inspector could cost you thousands of dollars in repair costs in the long run. Most of the time you really do get what you pay for.
Does A Brand New House Need An Inspection?
Absolutely! Many people wonder if inspections are necessary. The construction industry relies on a multitude of subcontractors, including: framers, electricians, plumbers, masons, roofers, heating & air technicians, etc…. With so many people coming and going, sometimes things are rushed. New homes frequently have problems with improper installation of materials, defects in workmanship or material that can result in major future expenses. Most builders try to provide a high quality house, but they have to balance that with staying competitive. Also, municipal inspectors try to do a good job, but they are often looking at dozens of houses each day. A thorough home inspection takes hours, not minutes, therefore municipal inspectors simply don’t have the manpower to find all the construction defects. Finally, since new products are constantly being introduced into the market new homes are complex, engineered systems that must be properly assembled and maintained. A professional home inspector will have an understanding of building science and knows how your home systems are meant to interact and also understands the common ways in which they will fail.
How Much Does A Home Inspection Cost?
The cost of a home inspection is usually a small fraction of the cost of the problems discovered, truly the deal of a lifetime! Cost is based on square footage, age and location. When you started searching for a home, did you say to yourself, “I am going to look high and low and find the cheapest house I can”? Of course not! What you really wanted was the best value for your money, right? You should want the same from your home inspection. Don’t just go through the motions of having an inspection done; get it done right with a truly qualified professional. Please call and I’ll be glad to give you a price. Be prepared to describe things such as size, age, square footage, location, etc.
What’s Included In The Inspection?
A home inspection is a visual evaluation of the major systems in the house including structure, roof, exterior, heating/cooling, plumbing, electrical and the interior. As long as it’s safe and accessible I’ll walk on roofs, enter attics and crawl spaces, remove access panels and operate equipment. I’ll look at every room in the house using the Standards of Practice of the American Society of Home Inspectors (ASHI).
When Will The Report Be Ready?
Normally on-site after completion of the inspection, since I upload your report to my website where you can download using a password. I can also create a DVD, email, or mail through the US Mail if you do not have access to a computer.
What If The Inspection Reveals Problems?
No house is perfect – not even new construction. The report is not a seller’s “Must-Fix” list; it’s just an impartial reporting of conditions giving you clear direction for what should be done about each problem. Every situation is different – it’s up to you and your real estate agent to decide how to proceed after the inspection.
Are There Limitations To The Inspection?
Yes, I can’t see through walls or predict the future! I am trained to note signs and conditions. Keep in mind that a home inspection lasts only a few hours, and it’s not technically exhaustive. A home inspection is not an appraisal or a check for compliance with building codes and it’s not an evaluation for any biological or environmental hazards. See the inspection agreement and the ASHI Standards of Practice for more information on the limitations of an inspection.
Do You Offer A Guarantee?
Yes, but remember that something can look just fine today and still break tomorrow. I do my best to give you the most thorough inspection possible. There is no way that anyone could find all the defects in a house in only a few hours. Keep in mind that the purpose of the inspection is to find major problems that would keep you from purchasing the house, not to find every small defect that needs maintenance. If you want a home warranty they are available through other sources, but they often cover only very limited items.
May I Attend The Inspection?
Yes, you should attend the inspection to get the most benefit. I encourage you to attend the inspection so you have the best understanding of any problems. Your questions are welcome at any time during or after the inspection.
When Should I Call To Schedule The Inspection?
As soon as possible after you have a signed purchase contract. I’m often scheduled a week or more in advance, so make sure that your purchase contract has plenty of time for you to get repair estimates for major problems that may show up during the inspection.
For newly constructed homes, schedule the inspection a few days before your walk-through with the builder so that you’ll have my written report in your hands during the walk-through. You should schedule warranty inspections at least a month before your warranty expires. Again, keep in mind that I’m often booked a week or more in advance.
How Do I Prepare For The Inspection?
It’s the “Seller’s responsibility” to get the house ready for the inspection.
The seller should:
- Make sure all the utilities turned on (water, electric and gas).
- Make sure that the gas appliances are ready to run with pilot lights turned on.
- Clear access to areas like attics, crawl spaces, electric panels and furnaces.
- Unlock areas such as storage closets, fence gates, electric panels and crawl space hatches.
- Remove pets from the property, or secure them so they are not free to roam.
To help you get the most benefit from the inspection you should:
- Leave the kids at home – you won’t be able to pay attention to them and the inspection at the same time.
- Arrive at the time agreed with your inspector so you have good understanding of processes and issues as well as allow him to continue his normal routine so that he doesn’t overlook anything.
- If you have family members or friends who would like to see the house you should arrange that for another time.
Will Winding River Home Inspections Perform Any Repair Work?
No. That would be a direct conflict of interest. See my Referral Sources link for a list of referral sources of people and companies that through my experience have found to be fair, have a good reputation, and/or that provide high quality services.
What If I Have Questions Later?
Your understanding of the home is my highest priority. You can ask questions for as long as you own your home. There’s no charge as long as I can answer by phone or e-mail without coming back out to the house.