FAQs

1. What is a home inspection?
2. What can a home inspection do for me?
3. Are home inspectors certified?
4. What happens if major defects are discovered?
5. Does a home inspection also include environmental issues?
6. Do I need a Radon test?
7. Should I depend on my realtor for a referral?
8. When do I book an inspection?
9. How long does it take and when do I get the report?

What is a Home Inspection?

We are always sensitive to the fact that the home belongs to the seller at the time of the inspection. Therefore, a home inspection is a non-destructive, visual examination of all areas of the home from the roof to the foundation. We operate the furnace and air conditioning, kitchen appliances, faucets and sump pump. We remove readily accessible panels, such as the electric panel and furnace covers. We do not remove installed items, nor do we disassemble any mechanical equipment. We operate all doors, windows, lights, and outlets (except ones we can't reach). On the exterior, we examine the roof, siding, grading, walks, driveways, meters, decks, patios, overhead electric, and out buildings.

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What can a home inspection do for me?

Trained home inspectors notice more about the subtleties of a house in a few minutes than the average home buyer will notice in the first month of occupancy. We are trained to not only test and operate equipment, but also to pick up on the smells, sounds and "feeling" of a house. The unseen defects could be excess humidity, sewer odors, mold, the sound of pipes that are not secured, and much more. These are just some of the things that may not occur to the average home buyer that can cause sickness, discomfort, and/or any number of problems that could make you wish you had never bought the house. Also, it is not unusual to find thousands of dollars in defects in an average home. Most home owners should hire professionals to do the work around the house, but we commonly find hazardous electrical work, improperly installed gas lines, and other problems that are DIY projects gone badly. I often tell clients most people should have a license before shopping at Home Depot. This is because 75% of defects are the result of do-it-yourselfers who have watched a TV program and convinced themselves they can do something they really can't.

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Are home inspectors certified?

In Ohio, there is currently no certification of home inspectors. Some home inspector organizations claim that their members are "certified", but what they mean is they are "certified members" of the group they belong to. They don't even have to have experience in construction! Most members of the American Society of Home Inspectors (ASHI) are very qualified to do your inspection. ASHI members have a strict Standards of Practice and Code of Ethics to which they must adhere in order to maintain membership. Unlike other organizations, ASHI members have to have experience in construction, they must pass The National Home Inspectors Exam to prove they have the knowledge to do inspections and have their reports scrutinized by a panel of their peers to be members. You can find a member by going to the ASHI website at ASHI.org or by asking your real estate professional.

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What happens if major defects are discovered?

You have three choices: Ask the seller to fix them before the sale, fix them yourself after the sale, or find another house. It is up to you and your real estate professional to determine your comfort level and experience in dealing with defects. It is not the inspector's responsibility to determine your comfort level or to plan repairs. You should consult with professional repair companies on how to handle defects found in the inspection and for estimates. It is important to note that everything is repairable. You shouldn't be discouraged or decide not to buy a house you like just because it needs some repair. There are no perfect houses.

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Does a home inspection also include environmental issues?

If the inspector is trained and licensed to provide the service, he or she may offer to do Radon, mold, lead, or other types of tests. Patriot is state-licensed to do Radon testing, which is one of the most important and most overlooked hazards to test for. We also test water for bacterial contamination.

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Do I need a Radon test?

The Ohio Department of Health, The American Cancer Society, The American Lung Association, and CPSC all recommend that you find out what the level is in your home and mitigate if necessary. HUD and FHA have issued position statements stating that a Radon test is an integral part of a home inspection. The EPA has recognized Radon as a "Class A carcinogen" for many years. That means it has been proven to cause cancer. Many houses in Ohio have high levels of Radon, particularly in central Ohio. Even if you don't care about Radon, the person you will eventually sell to may. To protect your own financial interest, and the health and safety of your family, it is extremely important to test for Radon and have it mitigated now. The test is simple and affordable, and a mitigation system adds value to the home by helping to reduce air-borne contaminants and mold, as well as the Radon.

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Should I depend on my realtor for a referral?

Always make sure your inspector is independent and working only for you. Most "Buyers' Agents" are very knowledgeable about the qualifications of the inspectors in their area and are uniquely qualified to refer a good inspector. Beyond that you could look in the yellow pages, or ask a friend or relative who did their inspection. Another source is ASHI.org, which lists members by zip code.

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When do I book an inspection?

As soon as you have identified a house you want to buy. You can get it inspected prior to making an offer or signing any papers. If you've signed a contract to purchase, it is important to get the inspection done early in the inspection window, usually 10 days, in order to have plenty of time to work things out. We can usually schedule an inspection within 2-3 days.

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How long does it take and when do I get the report?

Realistically, it takes as long as it takes to investigate all the defects thoroughly. Most 2,000 S.F. homes take about 2½ to 3 hours to inspect. When scheduling, we allow 4 hours to complete an inspection and sometimes it takes that long or more. The report is emailed to you later in the same day or early the next morning. By prior arrangement we can print on site, snail mail it or hand deliver. Let us know what your needs are and we will accommodate you.

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