The Home Inspection Process
We encourage our clients to attend the entire home inspection, from beginning to end. A typical home inspection will take 2-4 hours to conduct, depending on the size and condition of the home, and how many questions our clients have (we love questions). For first time home buyers, our home inspections provide an excellent education on home ownership and home maintenance. For the more experienced buyer, we’ll focus more on major issues and general building science. After the inspection, we provide you a professional and comprehensive Narrative Report. Within the report are digital photos, helping to detail important findings along with several helpful diagrams and illustrations and links to more information on the issues found. Following the inspection, our reports are available within 24 hours (or less) for download in Adobe Acrobat format. If you buy the home, we are available to you for advice for as long as you own the home…a lifelong consultant at your fingertips.
What we provide to you
Our Standard Inspections Include:
Professional Narrative Reports
Full recommendations of findings
Digital Photos included in the report
Infrared Thermal Imaging (IR) with every inspection using the Fluke Ti30 IR camera
Moisture testing using state of the art moisture meters
CO leakage detection
Blower Door Air Leakage Testing and Duct Leakage Testing
Expert Witness Testimony
All of our home inspectors are proud Certified members of ASHI, the American Society of Home Inspectors. As such, we abide by the ASHI Code of Ethics, as well as the ASHI Standards of Practice, which sets forth the minimum requirements for a home inspection. We also provide Infrared Thermal Imaging and Air Leakage/Blower Door testing for clients. Infrared is usually performed Free of Charge.
Our inspection reports are the best in Colorado. Period. We only provide Narrative Reports which thoroughly detail and explain any findings we come across. Then we provide actionable advice on the next step to take. This allows you (the buyer or seller) quick and pertinent actionable information. Narrative reporting is the only way to understand what are your next steps to take.
Home Inspection Questions and Answers
◊ WHAT IS A “HOME INSPECTION”
A home inspection is an objective visual analysis of a homes structure and systems. An inspection will determine the areas of a home that are not performing properly, items that are beyond their useful life or are unsafe. Inspections will include areas of the homes interior and exterior from the roof to the foundation and the exterior drainage and retaining walls. If problems or symptoms are found the inspector may recommend further evaluation. A home inspection is a visual inspection to determine problems or conditions that exist at the time of the inspection. A home inspection is not a warranty. A warranty can be obtained separately, generally, they are not worth the paper they are printed on…
◊ WHY DO I NEED A HOME INSPECTION ?
The purchase of a home is one of the largest investments you will make. It is important that you know as much as possible about this purchase. A professional and licensed home inspector is trained to be able to evaluate the home in detail and give you a report that will allow you to make a good decision about purchasing the home. An inspection report will describe the home in detail and will highlight the areas that are concerns. Home inspections are a good idea even if you are already a homeowner. We all get physical checkups – why not give your home a checkup. Many homeowners are living in homes that have serious problems that if identified early can save considerable repair costs. Water leaks can cause serious and costly problems but if they are caught early can be repaired at little cost.
A home inspection will also give you an outline of the routine maintenance that needs to be done to the home. Home sellers will want an inspection to find problems that a buyer’s inspection would have found. The seller can then make the repairs prior to the home going on the market.
◊ WHAT TO LOOK FOR IN A HOME INSPECTOR ?
Experience: Pinnacle Inspections has over 15 years of experience with over 7500 completed inspections
Find out how much experience they have or how long they have been in the business. If they have not been performing inspections
very long that does not mean that they are not qualified, it just means that you will need to ask more questions.
Home Inspection Training: We are the most highly trained and certified inspectors in Colorado
Have they gone through any extensive training in home inspection? Many inspectors have been in the building trades for
several years and have considerable knowledge of home construction, but they may not know enough about the home inspection process
Association Membership: Pinnacle inspectors are ASHI Certified Inspectors (ACI) and have been since 2003.
We proudly belong to the American Society of Home Inspectors (ASHI) and abide by the highest Standards of Practice and Code of Ethics in the inspection industry.
ASHI Certified Inspectors (ACI) — Here are the Minimum requirements to be an ACI:
- Passed the National Home Inspector Examination
- Completed the ASHI Standards of Practice and Code of Ethics Education Module
- Had Inspection Reports successfully verified for compliance with ASHI Standards
- Submitted valid proof of performance for at least 250 home inspections
- ASHI Certified Inspectors are the only true 3rd party certified Inspectors in the industry that are accredited by the National Commission for Certifying Agencies(NCCA)
- They are allowed to use the Gold ACI Logo →
Does the inspector carry Professional Liability Insurance (Errors and Omissions Insurance). Make sure you ask for a copy of their liability insurance policy. An inspector without insurance may not be able to pay a claim.
◊ WHAT DOES A TYPICAL HOME INSPECTION INCLUDE ?
The home inspector’s report will review the condition of the home’s heating system, plumbing, electrical system and central air conditioning system (temperature permitting), as well as the roof, attic, visible insulation, walls, ceilings, floors, windows, doors, foundation, basement, landscaping, and visible structure.
◊ WHAT WILL A TYPICAL HOME INSPECTION COST ?
Each home inspection company has their own pricing structure. Inspection fees vary based on the area of the state and the type of home or building, the size of the home and the features of the home. Our fee’s are usually between $0.10-0.20 per sq. ft. This cost varies with the type of property, age, components and location of the property. We charge extra for additional services such as radon testing, termite inspections, well and water testing, etc.. The cost of the inspection should not be a consideration for hiring an inspector. A good inspection that informs you of all the potential problems in a home is worth the money. A bargain inspector may likely give you an inferior report. Generally, you get what you pay for and there is no reason to take chances on such a large investment.
Once you have purchased the home it may be very costly to repair problems that were omitted from an inferior inspection report.
Many inspectors will offer you services such as:
Infrared Thermal Imaging:– Make sure they are ASNT Certified and Experience with at least 4 years with IR Imaging.
Energy Ratings: –Ask if they are RESNET/HERS Certified and trained.
Structural Pest inspections: –Ask their background and experience related to WDO inspections. Ask what they do for this inspection.
◊ CAN I DO AN INSPECTION MYSELF ?
Most home buyers will look at a home that they want to purchase and look for reasons to purchase the home. The prospective home buyer is not able to look at the home with the unbiased critical eye that a home inspector will. Even a home buyer with construction experience does not have the knowledge and experience that a home inspector has. A good inspector is trained and experienced in finding the clues in a home that indicate problems. These clues are sometimes very subtle and hard to find.
◊ WHEN PURCHASING A HOME – WHEN SHOULD I CALL FOR A HOME INSPECTION ?
When purchasing a home you will want to have the home inspected within a few days after the purchase agreement is signed. You will want to make sure you have a clause in your purchase agreement that allows you to have an inspection and that you have the right to terminate the agreement if you find the home in unsatisfactory condition. This clause should specify the terms to which both the buyer and seller are obligated.
◊ SHOULD I BE THERE DURING THE INSPECTION ?
We recommend that you are present at the inspection. Most inspectors will allow you to be there and ask questions after the inspection is completed. Most inspectors will point out the areas that are potential problems. This is important because you will be able to see for yourself the extent of problems that is sometimes hard for an inspector to convey in a report. Most inspectors will also show you how the heating system works and show you what things will need to be maintained in order to keep the home in good condition.
◊ WHAT IF THE INSPECTION REPORT REVEALS PROBLEMS ?
Almost all homes will show problems. Even new construction homes will have problems noted on an inspection report. This is why we recommend an inspection even for new construction. Your inspector will be able to identify major problems that will be costly. Minor problems are to be expected and can be repaired after closing. Major problems may require a negotiation between you and the seller as to how to fix the problems. A seller may adjust the purchase price or contract terms if major problems are found. If the problems are costly you will be able to make your decision about purchasing the home with the proper knowledge about the future cost of that home.