By B. Allen

A home inspection is a visual assessment of the structure and components of a home, so a clear view of those areas is crucial for a good home inspection. Unfortunately, for various reasons, they are not always easily viewed, which can be frustrating to a home inspector trying to perform a thorough inspection. The average home also has many potential issues that can be a challenge for even the most experienced home inspector. Furniture, household items, boxes, attics, roofs, crawlspaces and barking dogs are just a few of the challenges home inspectors may come across when completing their inspection.

Furniture, household items and moving boxes are common obstacles around which a home inspector may have to maneuver in order to complete an inspection. Of course, since some of those objects can be quite heavy and difficult to move, the home inspector cannot be held responsible for moving them during an inspection. Thus, it is important for home owners to move any obstacle in preparation for a home inspection, because any area that is not readily visible is not available for inspection. Although major components of the home should not be blocked, it is not necessary for a home to be completely empty to obtain a good home inspection. Electrical outlets are one of the most commonly blocked areas that require inspection, so it is advisable to at least move furniture away from walls that need to be inspected.

Dogs make great pets for home owners, but they are typically territorial and sometimes aggressive. Many dogs are friendly with strangers, while others are not, and home inspectors should not have to worry about which sort will be at the door. If the dog follows the home inspector or is continuously barking, this can be a major distraction and could slow down the inspection. In some cases, a home inspection can be postponed because of a troublesome pet. Fortunately, this is another home inspection challenge that is easy for the home owner to prevent by removing the dog from the home during the inspection or locking it up in one area.

Home inspectors will also face certain unpreventable challenges that are simply part of the job. Attics, roofs and crawlspaces are often the most challenging and dangerous areas to inspect, so home inspectors are especially careful to take their time and make good judgments when approaching these components. Sometimes access to these areas will be limited due to the way the home was built, and other times access may be available but deemed unsafe by the home inspector. Although these issues are expected by a home inspector, they still can offer quite the challenge to them.

Whether it is maneuvering around furniture, ignoring a home owner's dog, navigating through attics, scaling roofs or sliding through crawlspaces, home inspectors face a number of challenges during a given home inspection. Home owners should try to make the process as easy as possible by moving furniture out of the way and removing pets for the inspection, but home inspectors will need to tackle most of those challenges head-on during their inspections.

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1. What does your inspection cover? The inspector should ensure that their inspection and inspection report will meet all applicable requirements in your state if applicable and will comply with a well-recognized standard of practice and code of ethics. You should be able to request and see a copy of these items ahead of time and ask any questions you may have. If there are any areas you want to make sure are inspected, be sure to identify them upfront.

2. How long have you been practicing in the home inspection profession and how many inspections have you completed? The inspector should be able to provide his or her history in the profession and perhaps even a few names as referrals. Newer inspectors can be very qualified, and many work with a partner or have access to more experienced inspectors to assist them in the inspection.

3. Are you specifically experienced in residential inspection? Related experience in construction or engineering is helpful, but is no substitute for training and experience in the unique discipline of home inspection. If the inspection is for a commercial property, then this should be asked about as well.

4. Do you offer to do repairs or improvements based on the inspection? Some inspector associations and state regulations allow the inspector to perform repair work on problems uncovered in the inspection. Other associations and regulations strictly forbid this as a conflict of interest.

5. How long will the inspection take? The average on-site inspection time for a single inspector is two to three hours for a typical single-family house; anything significantly less may not be enough time to perform a thorough inspection. Additional inspectors may be brought in for very large properties and buildings.

6. How much will it cost? Costs vary dramatically, depending on the region, size and age of the house, scope of services and other factors. A typical range might be $300-$500, but consider the value of the home inspection in terms of the investment being made. Cost does not necessarily reflect quality. HUD Does not regulate home inspection fees.

7. What type of inspection report do you provide and how long will it take to receive the report? Ask to see samples and determine whether or not you can understand the inspector's reporting style and if the time parameters fulfill your needs. Most inspectors provide their full report within 24 hours of the inspection.

8. Will I be able to attend the inspection? This is a valuable educational opportunity, and an inspector's refusal to allow this should raise a red flag. Never pass up this opportunity to see your prospective home through the eyes of an expert.

9. Do you maintain membership in a professional home inspector association? There are many state and national associations for home inspectors. Request to see their membership ID, and perform whatever due diligence you deem appropriate.

10. Do you participate in continuing education programs to keep your expertise up to date? One can never know it all, and the inspector's commitment to continuing education is a good measure of his or her professionalism and service to the consumer. This is especially important in cases where the home is much older or includes unique elements requiring additional or updated training

Contact Ralph M Smith, S.H.I.R.E. Inspection Services at 315-420-2832, 8 a.m. to 10 p.m. seven days a week. Visit shireinspect.com

It's time for the home inspection. You've dotted all the i's and crossed all the t's with a contingency for getting your new home looked at by a professional generalist. A what?

That is right. You need an expert inspector that has a respectable amount of knowledge about all the components of your house. Not an electrician, but understands enough to spot dangerous situations in the circuit panel, knowing when to recommend inspection by a qualified electrician.

Not a structural engineer, but can decide when to recommend that you hire a carpenter, mason or a structural engineer by looking at the basement wall, the floor joists or any number of structural components. This is the same with the HVAC, plumbing, roofing or any other component of the house. Because most people don't buy a house very often or only once in a lifetime, more than likely this is the first time you have had to hire an inspector. Sometimes it can get confusing with people around you offering to help along with professionals telling you what to look for in an inspector. These are the main criteria that are important.

Most good inspectors have a construction background and this is one of the primary questions you need to ask. How many years, what trades and at what level is your construction background? General Contracting? Apprentice, Journeyman or Superintendent? Owner?

Most good inspectors are doing home inspections full time with a large number of inspections completed. Ask both of these questions and you will find out. Full time inspectors are over 100 inspections per year. How long have you been inspecting? How many inspections?

Most good inspectors will take 2-3 hours on a house 2000 sq ft or under, maybe longer if there are many deferred maintenance items, defects, the house is old, there are crawl spaces or the client is chatty. How long will the inspection take?

Most good inspectors can do 2 inspections in 8hrs, some work nights and weekends, all will need a little lead time, call early! When can you do the inspection?

All inspectors, good, bad or somewhere in between, are licensed, will abide by NYSDOS standards of practice, [ if and when they finish them], or an associations standards of practice, [INACHI, NAHI, ASHI], get in-service training and answer the phone. No need of asking those questions. Ask, do you educate yourself above and beyond the minimum requirements? What are the topics?

There are more questions you can ask and you probably noticed price was not covered. You are buying a used house. If you were buying a used Mercedes for $100,000, would you take it to the cheapest or the best garage in town?

Contact Ralph M Smith, S.H.I.R.E. Inspection Services at 315-420-2832, 8 a.m. to 10 p.m. seven days a week. Visit shireinspect.com