Home Inspector with Insight Home Inspections

Pre-Listing (Seller's) Inspections
This type of inspection is usually performed by a seller before a property is listed or announced for sale. The property owner will perform a Pre-listing Seller's Inspection to determine what damage or other problems exist with a property to avoid any last-minute objections from potential buyers. Pre-listing seller's Inspections can help sellers to identify problems that need to be fixed in order to maintain a higher resale value on the property and to make the property a more attractive investment.

Pre-Purchase (Buyer's) Inspections

This type of inspection is usually performed after a property has been put on the market (i.e., listed) by a seller but before a potential buyer has taken possession of the property prior to the closing contract. The buyer will usually sign a contingency agreement with the seller prior to ordering this type of inspection. If a property fails to meet the buyer's expectations as a result of the inspection, then the sale may fall through. In many cases, a Buyer's Inspection will help both the buyer and the seller to identify damage or other problems that may exist with a property so that both parties can either renegotiate the selling price or the seller's responsibilities to repair the property at the seller's expense prior to the final close. Even if the seller has already performed a Seller's Inspection, buyers should still perform their own inspections to prevent "seller's bias" in any shape or form.

Warranty Inspections
This type of inspection is performed prior to the expiration of your home warranty. It is used to take advantage of the features and benefits of your home warranty to assure that necessary repairs guaranteed under your warranty are executed should a damage or problems be discovered.

New Construction (Builder) Inspections
This type of inspection is usually performed immediately after your new home has been built and is considered "ready" for occupancy by the builder and appropriate authorities (such as a zoning or code inspector). This type of inspection can also help you to assure that your home is up to code and safe to occupy. More importantly, the inspector can help you to identify problems that should be fixed by the builder before you take possession of the property or before moving in.

Periodic Maintenance Inspections
This type of inspection is performed every two years (or so) to assure that the property is still safe to occupy, that no major structures or systems are damaged {in accordance with the inspector's Standards of Practice}, and that your investment is not losing value do to hidden damage. Periodic Maintenance Inspections are necessary to assure the integrity of your structure in-between storms and droughts, to identify possible indoor pollutants (such as radon, CO, CO2, mold), to check the building's integrity that may compromised by cracked beams or foundations, to visually inspect for wood-destroying insects, and more. Any these situations can contribute to decreased home and property values or pose a physical risk to your family if not identified in time.

Pre-Renovation Inspections

This type of inspection is performed prior to engaging in any renovations of a property. Pre-renovation Inspections help you to assess potential problems that may affect the cost or ease of planned renovations.

Investigative Inspections

This type of inspection is most-often used when a homeowner feels that a problem may exist. For example, you may want to engage in an Investigative Inspection after a hurricane or tornado, if you experience and odd smell in your home that cannot be identified, or if you notice unusual pest and insect activity. In many cases, Investigative Inspections can help homeowners to catch problems before they become an expensive or irreversible liability.

Comments (4)

Charlie Ragonesi
AllMountainRealty.com - Big Canoe, GA
Homes - Big Canoe, Jasper, North Georgia Pros
Thanks for the blog. I hear our contracts are going to change this year to say only due diligence and they are going to eliminate the inspection clause
Nov 22, 2007 01:49 AM
Wayne Miller
San Diego, CA

Thanks Gregg for the post, it was very informative and helpful. 

It would be great if someone in your industry can make recommendations as to how Real Estate Professionals should conduct themselves when attending a home inspection and why?

I'm horrified when a seller or buyer agent talk and talk and talk and talk during an home inspection, then make recommendations!!!!  Yikes!  I've always felt that the buyer is paying good money to get an expert opinion on the home and not to hear the agent talk about something that is outside of their area of expertise.  I just don't understand why they want to take on additional liability. 

p.s. AR just revoked your points for not posting original content...here's your opportunity to post something original...I know you can do it...go for it. 

Nov 22, 2007 02:51 AM
Austin Reed

I recently read the following post on a blog about new homes near Fort Benning.http://dicksworld.wordpress.com/2008/06/25/brac-brings-big-volume-home-builders-from-out-of-town/

I'm not from here and don't know anything about Coldwell Banker KPDK or Howard Jefferson. Have you looked at the quality of construction at The Villages in Ft. Mitchell?

Jun 29, 2008 05:37 AM
Gregg Austensen

Thanks for you question Austin. I have not inspected any homes at The Vilages at Westage yet. From what I have heard I won't be until somebody resells their home. The builder will not allow any "private" (those hired by the buyer)  inspectors into the homes. There could be several reasons for this. Liabilty is one, another may be that and outside inspector may find more issues than the county building inspectors and that can cost the builder money. I have heard vaired opions from many Realtors in the area about the homes and the builder but as I said I have not been in one yet. Only time will tell if the quality of the homes will hold up.

Aug 16, 2008 07:53 AM