What to Expect Before, During, and After Your Home Inspection

Before

  • You were most likely directed to this page from the email you received confirming your inspection date, time, and address. Please ensure that you have signed the inspection agreement by noon prior to the day of the inspection as our insurance company will not let us enter the property without a signed agreement. Payment is also required prior to the inspection, if you’d like to pay with cash at the time of inspection, you can reply to the email that was sent to let me know. We also accept personal checks at the inspection.
  • If the home is vacant, I recommend confirming with your real estate agent the water, power, and gas is on. As well as confirming that all shut off valves and/or breakers are in the on (shut) position, as my insurance does not allow me to actuate breakers, light light pilot lights or light gas appliances.
  • If the home is occupied, I recommend consulting with your Realtor and/or the seller(s) to ensure that the attic is accessible with any personal belongings removed from access locations. Personal belongings should also be removed from areas surrounding major appliances (HVAC and water heaters), crawl space accesses, electrical panels, etc. If personal belongings are present in these areas at the time of inspection, these items and areas will be inspected as best I can from visible portions, as personal items are not moved for the sake of accessibility and out of respect for the property owner.
  • There is language available that can be used as an addendum to your purchase contract that will ensure this is done. The language is as follows: A. In addition to Seller’s obligation under this agreement to have all utilities, services, and other items operational during all inspections, Seller will also ensure that the crawl space, garage, and/or attic areas will be accessible and free of debris and/or personal articles. B. If anything is unable to be tested and/or inspected during any of the inspections because Seller did not have the utility services and other items operational, and as a result Buyer’s inspections that were paid for by buyer were unable to be performed, then Seller agrees to ensure that the utility services and other items will be operational during any follow up inspections, and the Seller will pay for any and all fees incurred by buyer in order to have the non-functioning items re-inspected. “
  • Please be sure to look over our list of additional services if you want us to look deeper into your prospective new home. We offer radon gas testing, sewer scopes and air testing for mold. Please contact our office if you would like to add any of these services to your inspection.
  • You will also receive an email reminder email the day prior to your inspection

During

  • Home inspections are typically scheduled for either 8:00 am or 1:00 pm each day. The arrival time for 1:00 pm inspections can vary between 11:00 am and 1:00 pm due to the age, size, or conditions of my first inspection.
  • You are encouraged to attend the inspection for a recap on the deficiencies found with the home. I just ask that you please save any questions for the beginning or end of the inspection as I have a specific inspection routine and need to concentrate to ensure I’m able to look over everything thoroughly.
  • Inspections typically last between 2 – 4 hours based on the age, size, and condition of the home.
  • Indoor air quality testing can also be conducted if a musty smell is present in the home. These services will be accompanied by an additional agreement and report and vary in price starting at $350. More information about mold testing can be found here: https://www.3arrowsinspection.com/services/

After

  • You will receive the inspection report the evening of the inspection by email. In this email there will also be a link to the invoice for your records. The software I use to prepare inspection reports has several tools available to help you communicate any concerns with your Realtor.
  • The inspection report will contain a lot of information, and typically consists of 65 – 90 pages and well over one hundred photos and diagrams. I provide this much information, not to overwhelm you, but to give you as much information about your potential home that I possibly can. It is not uncommon for me to find 30 or more defects with a home.
  • Sample reports can be viewed at the following link to show you what to expect: https://app.spectora.com/home-inspectors/my-inspection-company-1052/sample_reports
  • Lastly, I’m available to answer any questions you may have about information in the inspection report or about your home after moving in. Please feel free to call me on my cell phone at 720-325-6535