How long does a home inspection take?

A typical inspection should take 2.5 to 4 hours. This can vary given the current condition and size of the home, the accessibility of mechanical systems, and etc. As a courtesy to sellers, we recommend that they be informed of the time-frame in a pre-purchase home inspection situation.

What do you look at?

I inspect the major systems of the house. These include the roof, exterior, structure, electrical, heating, cooling, plumbing, insulation, and interior. My goal is to identify any existing major problems that would effect a typical buyer's decision to purchase.

How much does an inspection cost?

Our typical fee for an inspection is between $300 to $375 depending on the size of the home. However, some factors will affect the fee. If you are comparing home inspection firms, the fee charged should not be the deciding factor unless the level of service offered is identical. Remember, you are considering a major purchase and your choice of home inspector should be based on getting the best value, not just the best price.

What is included in the fee?

Complete home inspection of the nine major systems Comprehensive written home inspection report (downloadable, e-mailed, and online for 7 years)  Technical support for as long as you own your home.

What are your qualifications?

I have an Associate Degree in Building Construction Technology from John Brown University.  Approaching 500 full home inspections under Allen Home Inspections.  As well, I have over 120 hours of ASHI school education from Hondros College and 15+ years of experience in both the building and remodeling industry.  I also keep current with continuing education classes with ASHI.

Are you members of ASHI?

Josh is ASHI schooled and holds an active membership with ASHI.

Can I follow along?

It takes a few hours to inspect and document the home.  We encourage you to attend the walk through at the end but not the entire inspection. The inspection is a valuable learning experience for most home-buyers with a final walk through.

Do I have to take notes?

You do not have to take notes during the inspection. We will document everything in a written report. It's much better to follow the inspector through while listening to his comments to make sure you understand during the final walk through. It's also a great opportunity to ask questions and to clarify anything that confuses you.

Can I ask questions?

Absolutely! You may want to bring some questions that you have regarding the home. You should also feel free to stop the inspector and ask questions as you go. If the inspector's comments or explanations are not clear, please ask for further explanation.

What should I wear?

You should dress comfortably and be prepared to spend roughly 45 minutes to an hour walking through the home with the inspector. You will not have to climb on the roof or go into the attic, so your clothes will not get dirty.

Can I bring my family?

We recommend that you not bring your family.  This is a technical evaluation and you should focus on the inspector's comments - the fewer distractions the better.

Do I get a written report? When?

You do receive a written report. The report includes a summary of the condition of the home and details on all the major systems of the home. It is delivered within 24 hours after the inspection typically but may take 32 hours depending on the time season.

If the house has major problems, will you tell us not to buy the house?

No. Our goal is to report on the condition of the house, indicating potential repairs and expenses. Ultimately, it is your decision as to whether or not you buy the house. The home inspection is very important but it is only one piece of the puzzle. Only you know all of the factors at play.

Do you offer a warranty on the house?

A home inspection is a professional opinion based on less-than-complete information. It's a little like getting a check-up from your doctor. It improves your odds of good health but there is no guarantee or warranty. 

 Some problems can only be discovered by living in a house - they cannot be discovered during a home inspection. For example, some shower stalls leak when people use the shower but do not leak when you simply turn on the shower. Some roofs and basements only leak when specific weather conditions exist. Some problems will only be discovered when carpets are lifted, furniture is moved or finishes are removed. As such, we cannot and do not offer a warranty on the house.  

Home warranty programs are available from others. We would be happy to help you contact a warranty company.

Do you need a license to practice Home Inspections in Ohio?

The answer is "NO" or at least not yet.  So that is why it is important to use someone who holds to a respected code of ethics such as ASHI.  Plus you need to use someone who knows all the systems and not just specialize in a few.  Several inspectors do all inspections at a low cost and do low quality inspections so make sure you have seen samples of the work they produce.  

How many days notice do I need to give you?

When the sale of a home is conditional on the results of a home inspection, we recommend that you allow at least five days to arrange for a home inspection.  Most other inspections can be arranged in a timely fashion.