What is a Home Inspection?
An ASHI^® Home Inspection is a visual examination of the physical structure, major components, and the mechanical systems of a home. The inspection is a reasonable and unbiased effort to disclose the conditions existing at the time of the examination, by an experienced and neutral third party.

Why have a Home Inspection?
The purchase of a home is the single largest investment that most people will ever make. The primary purpose of the Inspection is to inform the buyer of any readily visible major defects in the mechanical and structural components, and to disclose any significant health or safety issues. An ASHI^® Home Inspection can help reduce liability for the seller and REALTOR^® by discovering and disclosing any readily visible major defects before the closing takes place. The Inspection may also help all parties reduce the chance of unintentional misrepresentations that can lead to disputes or costly litigation after the closing has taken place.

What is a Major Defect or Significant Safety Issue? A "major defect" or "significant safety issue" will typically meet one or more of the following conditions:

• It significantly affects the habitability of the home of the operation of its major systems.
• It's presence or absence in the home is hazardous to either the occupants or the property itself.
• Although the system is operational, it is not functioning as originally designed or intended
• The repair or replacement of this item may be expensive and could cost over $500.

Some items, such as doors, windows, lights, and electrical outlets are checked by random sampling (1-2 in each room). Other items, such as roof shingles or siding, are checked as a group to verify their overall condition.

All homes have problems. The questions is, "How serious are the problems?" ASHI^® Inspectors understand the difference between serious and "not so serious" problems and will communicate that difference to you.

Who is the Inspector's Client?An ASHI^® Inspector has a fiduciary responsibility and contractual liability to whoever has paid him to perform the examination. It can be the buyer, seller, lender, or even the REALTOR^®, but most frequently his client is the home buyer. This means that the Inspection Report cannot be discussed with anyone or released to anyone other than the client, without the client's express consent.

Is there anything the Inspection does not Cover? Most ASHI^® Inspectors attempt to be thorough but they can't report on what they can't see. The Home Inspection will not be able to reveal information on conditions such as those hidden behind finished walls, beneath carpeting, behind or under personal storage items, at inaccessible areas, or conditions that have been masked, hidden, or intentionally concealed. The Inspector does not examine systems or components that are shut down or winterized. The Inspector does not light pilots or turn on utilities when they have been turned off to a system or the entire home.

Is the Home Inspection a Guarantee or Warranty Against Future Problems? An ASHI^® Home Inspector will never be able to predict every defect, breakdown, or maintenance need the home will have. No home is perfect. The Inspector can help reduce the risk in buying a home but he can't totally eliminate it, nor does he assume it. Many Professional Home Inspectors suggest that the buyer purchase a home warranty or budget 2% of the sales price for any unforeseen repairs or replacements that occur within the first 3 years of home ownership.

Is the Home Inspection a Code Inspection? An ASHI^® Home Inspection is not a code inspection, so there is no passing or failing involved. City and country codes change over time, so it is impossible for a Home Inspector to know every code that may have been in force during the lifetime of a home. Your Inspector will report on unsafe or hazardous conditions, not on specific code compliance.

Will the Inspection Report Make Certain Repairs or Replacements Mandatory? An ASHI^® compliance Inspection Report may recommend maintenance, repairs, or even certain replacements but it is not a code inspection and it does not mandate repairs by anyone. Any decision about whether a repair will be performed is determined by the wording of the purchase contract and the position of the parties involved in the real estate contract -- not the Home Inspector! Future upgrades, home improvements, and maintenance suggestions are not defects that the seller should be expected to correct. These issues are best dealt with in the purchase contract by adjusting the price you offer, or by negotiating these issues. The purpose of an Inspection is not "to make an old house new," but rather to evaluate the systems and components already in place. Upgrades, improvements, and maintenance issues are most often considered the home buyer's responsibility.

How Much does a Home Inspection Cost? A recent survey of local ASHI^® Inspectors indicates that Home Inspection fees in our area typically range from $275 to $350. This can vary according to the size, age, and style of the home. The fee can also be higher for homes with multiple mechanical systems. Cost alone should not be the deciding factor in choosing your Home Inspector. Most companies set fee based upon the inspector's education, experience, skill, and knowledge. It is not uncommon for the company with the lowest fees to be lacking in one or more of these very important qualities. Remember, the only saying: "You get what you pay for!"

How Long Will the Home Inspection Take? An ASHI^® Inspector will take about 2 1/2 to 3 1/2 hours to examine the average home and present their findings. In general, you should add about 1 hour of inspection time for each 1,000 sq. ft. of living area over 2,600 sq. ft. Older homes, homes with crawlspaces, or homes with multiple mechanical systems may also take longer to inspect.

What are the Client's Responsibilities? Ensure you Inspection is performed according to the American Society of Home Inspectors (ASHI^®) Standards of Practice and Code of Ethics, by asking your REALTOR^® or Inspector for a copy of the "Standards". The ASHI^® Standards of Practice list the minimum items a Home Inspector of Engineer should include during a Professional Home Inspection. The ASHI^® Standards of Practice are accepted by VA, FHA, the National Association of Realtors, major relocation companies an U.S. Courts-of-Law as the standard for what a Professional Home Inspection entails.

• All utilities must be on. The client should verify with the seller or REALTOR^® that all utilities are on, the water heater is filled, and all pilot lights are lit, etc.
• The client should obtain the seller's "disclosure statement" regarding the condition of the home and its various systems and components. The disclosure should list the history of past problems in the house.
• An ASHI^® Home Inspection should be done as soon as possible. If there are readily visible major defects, you want to know now, not 5 days before closing.
• Select your Inspector carefully. The Inspector should not perform repairs on any home he or she has inspected. This is a "major" conflict of interest, that you want to avoid. ASHI^® Inspectors do not perform repairs on homes they inspect.