A home inspection aims to help reduce the risk associated with purchasing a structure by providing a professional opinion about the structure’s overall condition. A home inspection is a limited visual inspection that cannot eliminate this risk.
Some homes present more risks than others. I cannot control this, but I try to help educate you about what I don’t know during the inspection process.
This is more difficult to convey in a report, and, as the saying goes: ‘Tell me, and I forget; teach me, and I remember; involve me, and I learn.’ I strongly recommend that you attend the inspection.
The report may contain occasional typographical errors and other minor errors and omissions. I apologize in advance for any inconvenience. If any of these errors make the report unclear, confusing, or incomplete, please contact me immediately for clarification or correction.
A home inspection is not an insurance policy.
This report does not substitute for or serve as a warranty or guarantee – of any kind. Home warranties can be purchased separately from the insuring firms that provide this service.
A home inspection is visual and not destructive or invasive.
The descriptions and observations in my report are based on a visual inspection of the structure at the time of the inspection. I inspect the aspects of the structure that can be viewed without dismantling, damaging, or disfiguring the structure and without moving furniture or interior furnishings. The inspection does not cover certain areas that are concealed, hidden, or inaccessible to view.
Some systems cannot be tested during this inspection, as testing risks damaging the building. For example, overflow drains on bathtubs are generally not tested because, if they were found to be leaking, they could damage the finishes or leak from under the tub. My procedures involve non-invasive investigation and non-destructive testing, which will limit the scope of the inspection.
This is not an inspection for code compliance.
The inspection and the report are not intended for city or local code compliance. During the construction process, municipal inspectors inspect structures for code compliance.
Wall and ceiling framing is open during construction, and conditions can be fully viewed.
Framing is not open during inspections of finished homes, which limits the inspection.
Know that all houses fall out of code compliance shortly after they’re built, as the codes continually change and are upgraded. National codes are augmented at least every three years for all the varying disciplines. Municipalities can adopt and phase in sections of the codes on their timetables or omit them altogether.
There are generally no requirements to bring older homes into compliance unless substantial renovation is undertaken.
Environmental and Mold Exclusions
The reported or actual health effects of many potentially harmful, toxic, or environmentally hazardous elements found in building materials or the air, soil, and water in or around any house are varied and, in some cases, controversial.
A home inspection does not include the detection, identification, or analysis of any such elements or related concerns, such as, but not limited to:
- mold
- allergens
- legal or illegal drugs
- biological contaminants
- radon
- bed bugs
- cockroaches
- rodents
- fleas
- lice
- formaldehyde
- asbestos
- lead
- electromagnetic fields
- carbon monoxide
- insecticides
- Chinese drywall
- refrigerants
- fuel oils
Furthermore, no evaluations are performed to determine the effectiveness or appropriateness of any method or system (e.g., water filter, radon mitigation systems, etc.) designed to prevent or remove hazardous or unwanted materials or elements.
An environmental health specialist should be contacted to evaluate potential health or environmental concerns. The noting of the presence of materials commonly considered to contain asbestos, formaldehyde, lead, mold, etc., in the inspection report should not be construed to mean that I am inspecting for these things but instead should be seen as a “heads-up” regarding these materials, and further evaluation by a qualified professional may be warranted.
The following applies to vacant properties.
Most often, vacant properties have little to no historical property condition report(s), and the problems or risk of repair are usually increased by how a home performs when not in everyday use. Also, recognize that no disclosure data is typically shared with me before the inspection.
Some systems and components of vacant and/or abandoned home(s), such as piping, wiring, and appliances not used during real-life conditions, could fail without warning.
Know that, while some systems and components are reported as “working at the time of inspection,” they may fail. It is difficult to know how they will respond to regular use after sitting for extended periods.
Septic systems may initially function and then fail under a live load. Plumbing traps may operate with no signs of leaks and then “let go” when being actively used for a few days.
Component seals may dry up and later create a leak. Sewer lines could take a few days to back up because roots or other obstructions allow test water to flow and fail when waste and tissue are flushed through the system.
For these and similar reasons, be aware that the risk of component failure is more significant in these homes.
Synthetic Stucco – USE DUE DILIGENCE
Exterior “stucco” portions of siding systems known as Exterior Insulated Finish Systems (EIFS) are excluded from my inspection. This is a synthetic stucco designed to be a barrier siding.
EIFS is essentially a coat of plaster laid over foam insulation board. If moisture gets trapped behind this siding, it can lead to extensive water damage, especially in wood-framed buildings. If installed per the manufacturer’s instructions, EIFS systems can generally be low-maintenance and excellent siding systems.
EIFS systems are difficult to install correctly, and visual inspections are limited because these systems effectively conceal water damage beneath the finished surface.
EIFS has a negative reputation in the real estate and home inspection industry, as these are risky exterior siding systems. Owners of EIFS-sided buildings are well-advised to do periodic specialized EIFS inspections. These inspections include a visual evaluation of critical flashings and sealants and some invasive probing. These types of inspections often involve destructive testing and are well beyond the scope of my visual inspection protocol.
This is my opinion and just for you.
The contents of this report are for the sole use of the client named on the report, and no other person or party may rely on the report for any reason or purpose whatsoever without my prior written consent.
If any person not a party to the inspection agreement makes any claim against me arising out of the services performed by me under my contract, the client agrees to indemnify, defend, and hold me harmless from any damages, expenses, costs, and attorney fees arising from such a claim.
Construction techniques and standards vary. There is no “one way” to build a house or install a system in a home.
The observations in the report are my opinions. Other inspectors and contractors are likely to have differing opinions. You are welcome to seek opinions from other professionals.
The scope of this inspection
The inspection and report are intended to provide my client with information regarding the condition of the systems and components of the property, as observed at the time of the inspection. I examine the readily accessible systems and components using normal operating controls (the on/off switch).
The inspection is not technically exhaustive and will not identify concealed conditions or latent defects. Any comments I offer that could be construed as over or beyond the standards of practice or the language of the signed and dated contract are offered as a professional courtesy.
You should refer to the ASHI Standards of Practice and/or Pre-Inspection Agreement for additional information regarding the scope and limitations of the inspection. The Standards of Practice are linked below and describe the “minimum” standards a Licensed Mississippi State Home Inspector must adhere to (download copy here): Mississippi Home Inspector Standards of Practice
All homes will likely have faults, from cosmetic defects to significant safety hazards. Not all defects will be found. While some minor deficiencies may be mentioned, the emphasis of this report is to inform the buyer of the property condition by detecting deficiencies or circumstances that may affect the structural integrity of the building and its components and its safe use as a residence.
You are encouraged to obtain competitive estimates for significant repair needs. Safety and health issues should be addressed promptly. It is recommended that all corrective work, other than routine maintenance activities, be performed by qualified, licensed contractors.
It is beyond the scope of the Standard Home Inspection to identify components within the home that may have been part of a “manufacturer’s recall.” Mentioning specific recalls within my report does not mean that all such items have been identified or that such identification is part of a Standard Home Inspection.
When possible, appliance Model Numbers and Serial Numbers are included in the report and can be used to check for recall-related issues. If you have any questions about specific appliances, information can be found at the CPSC (Consumer Products Safety Commission) website: http://www.cpsc.gov or http://search.cpsc.gov/query.html, or contact the manufacturer directly.
You should obtain as much history as possible concerning the property. This historical information may include copies of any seller’s disclosures, previous inspection or engineering reports, and reports performed for or by relocation companies, municipal inspection departments, lenders, insurers, and appraisers.
You should attempt to determine whether repairs, renovation, remodeling, additions, or other such activities have taken place at this property, and my report will attempt to identify such items when possible.
Ranges, dishwashers, refrigerators (and the like) are typically tested for basic function, i.e., do they turn on? No assertions are made as to how well they function. Clothes washers and dryers are not operated.
Throughout my report, comments will be made about the presence or absence of components or parts of components. This must not be construed to mean that these components or parts of components exist (or don’t exist) in concealed areas or behind finished surfaces. For example, if foundation bolting was seen in one location, it does not mean it exists (or doesn’t exist) in concealed places. Also, if an item was noted as “not being visible,” that should not be construed to mean that none of whatever was “not visible” doesn’t exist on the premises—it just means none was noted at the time of inspection and should be seen as a “heads-up” that the concern or condition might be present but hidden, or that the conditions that would allow its presence to be known were not replicated at the time of inspection.
Many of my reports’ non-narrative observations and documentation related to more “cosmetic” issues should not be construed as “all-inclusive.” Still, they should instead be seen as “suggestive” or a “guideline” of conditions that may exist elsewhere in the home.
It is not the report’s focus to comment extensively on cosmetic issues, but I sometimes note them to help complete the “snapshot” of the home at the time of inspection. For example, “nail pops” seen in one room are likely to be seen (and should be anticipated) in other rooms, even though I may not have noted them in the report.
Throughout the report, I may make recommendations as to possible repairs. These recommendations are not intended to be substitutes for, nor should they be construed as, more appropriate than those of the professionals making the repairs. Conflicts in recommendations should be resolved before repairs are made.
Who should make repairs, and what should their qualifications be?
In the report’s text, I sometimes recommend that work be done by a “qualified” person or “qualified” parties. I consider qualified parties in licensed trades to be those with the necessary licenses to work in their profession legally—licensed electricians, licensed pest control applicators, licensed plumbers, licensed HVAC professionals, licensed engineers, licensed general contractors, etc.
In instances where a task may not typically need to be done by a person with a license, my recommendation is to hire an individual to do the work who is, based on past training, experience, or expertise, qualified to evaluate the condition or problem listed in the report and to make appropriate repairs.
Photography, Infrared, and Moisture Meters
Digital photographs, thermograms, and illustrations may be included in the report. If included, their purpose is to illustrate an observation or recommendation better. The presence or absence of photos and illustrations should infer no degree of importance.
Some pictures will undergo lightening, darkening, and cropping, with callouts, annotations, and other “overlays” present, but the image itself will not be altered unless expressly noted on the picture.
Infrared thermography (IR) must not be construed to mean that a complete thermal survey of the structure was done. IR is primarily for recording thermal differences to show the function or lack of function of heating and cooling HVAC equipment; water leaks, air infiltration, etc, sometimes produce anomalies associated with temperature differences.
IR during a home inspection is mainly a qualitative evaluation, and, in most cases, “thermal tuning” will not have been performed; therefore, temperatures present on any thermal images in the report should not be seen as absolute temperatures but only relative temperatures.
Throughout the report, references may be made to moisture conditions and moisture content percentages.
Your participation is requested
Again, your presence is requested during the inspection.
A written report will not substitute for all the possible information that can be conveyed verbally by a shared visual observation of the property’s conditions.
You are urged to contact me for a verbal consultation if you were absent during the inspection. If you choose not to consult with me, I cannot be responsible for misinterpretation(s) of the report.
Email me: smith6673@gmail.com
Phone or text me: 601-454-5559
US Postal Mail: 120 North Perkins Street, Ridgeland, MS 39157