Inspection Services
Why is a home inspection needed?
A home inspection can help a seller identify systems or components of their home needing repair or reconditioning prior to a sale (pre-sale home inspection), before a home renovation project or for their records and knowledge of the home they are living in. As a potential home buyer, inspections are important to help inform you of any potential problems or just make an more educated decision during the home buying process. Every home or residence should have a standard or base home inspection completed, especially prior to a sales contract. It is in the best interest of the buyer, seller and their respective agents in an attempt to inform all parties of the condition of the home. It is also wise to have your home inspected periodically as the passage of time often leads to deterioration of a home and its systems (plumbing, HVAC, electrical, structural, etc.).
What other inspections may be needed?
As I'm sure you would expect, not every home is equipped the same or located in an identical geographical/topographical location. The design or location of a home may dictate the need for more specific inspections. For example, a home supplied with only a municipal sewer will not require a septic system inspection. A home with a swimming pool or spa would benefit from an additional, more focused, inspection to ensure adequate safety is present. These additional inspections are important, but not always applicable. We can help you determine what additional inspections would benefit you beyond the base home inspection. We also offer these as separate services, even if you don't contract us for a base home inspection.
At Alpha Omega Home Inspection, our priority is your safety, both personally and financially. While we can't make decisions for you, we can help educate you and maximize awareness as you venture through home ownership.
Home Inspection Rates
(based on square footage and other variables):
Base Home Inspection:
$300 - this covers homes up to 1499 square feet (including unfinished storage spaces, garages, basements, etc.)
$325 - 1500 to 2499 sf
$350 - 2500 to 3499 sf
Square footage increase factor (3500 sf or greater): $25 per each additional 500 square foot
All inspections or site-visits requiring rescheduling or cancellation without 24-hour notice and verification are subject to a minimum site-visit fee of $50.
What is included in the base home inspection?
Every home inspection includes a visual inspection and function testing of accessible components to include, but not limited to, the following:
Interior
appliances within the home at the time of inspection (verify Seller's Disclosure to identify which appliances remain upon sale)
proper function of electrical equipment such as receptacles, light switches, electrical panelboard, GFCI and AFCI, exhaust fans
proper function of plumbing such as toilets, sinks, shower/bath fixtures, water shut-off valves
proper function of heating and cooling equipment
proper function of doors, railings, windows, etc.
accessible attic spaces, crawl spaces, storage spaces, garages, etc.
visible framing members in unfinished spaces
visible foundation walls
visible condition of floors, walls and ceilings
smoke and carbon monoxide alarms (as required)
garage door openers (if equipped)
visible evidence of water intrusion, insect intrusion and presence of substance resembling mold
Exterior
grade within the first 10 feet of the perimeter of the exterior walls/foundation
paint, siding, trim, guttering, garage door condition
storage sheds (up to 1000 sf)
roof covering and projections (vent pipes, exhaust terminations, chimneys, etc.)
decks (attached to house), patios, driveways, sidewalks, etc. Free-standing decks may require third-party inspection by structural engineer
as determined by inspector at time of home inspection
visible foundation walls
yard, landscaping, trees, etc. (for tree age, condition or information beyond a visual inspection, please consult a certified arborist)
fence condition (if present)
window glass and insect screening condition
visible evidence of water intrusion, insect intrusion and presence of substance resembling mold
Pre-sale Home Inspection
Fees are the same as the base home inspection; pre-sale home inspection includes everything a base home inspection would include and the option for additional services listed below:
Upon request, as part of a pre-sale inspection we will help the seller and their agent fill out a Seller's Disclosure at no additional cost after completing the inspection.
A physical copy of the inspection report may be purchased for an additional $25 for pre-sale inspections. This fee covers the cost of a binder, paper and ink.
Additional inspection services offered by Alpha Omega Home Inspection (rate based on each):
$50 - Detached storage sheds greater than 1000 sf
$50 - Detached garages, workshops, etc.
$75 - Swimming pools, hot tubs, spas, etc. (inspection is limited to safety requirements and visible condition of installed equipment, pool walls, liner, etc.)
$100+ depending on size of home, to be determined prior to inspection - thermal imaging inspection and report of thermal envelope (separates air of the interior and exterior of structure) and to determine thermal anomalies
Detached accessory dwellings will require a separate home inspection and is subject to the same fees as stated above
Services not offered at the time of home inspection but available at additional cost via third-party:
Radon presence (inspections generally require equipment to be undisturbed and present for a minimum 48 hours)
Mold verification - sampling and lab work of suspected presence
Termite (or other wood-destroying insects) - determining necessity for treatment beyond visible presence, damages as a result of termites, etc. We will perform a visual inspection of the interior/exterior for these, however, due to the nature of insects their presence is often hidden within concealed spaces
Sewer scopes and inspections beyond the exterior walls of the home
Septic system condition
Home energy audit (performance of insulation and energy efficiency)
Disclaimer:
A typical home inspection is a visual inspection of the residence and its components (visible structure, appliances remaining within, plumbing, HVAC, electrical, etc.) in an attempt to identify any existing problematic issues or malfunctioning items. Unfortunately, even after inspections are completed, issues may occur as a result of an unforeseen or unidentifiable cause (often without accessing concealed spaces). A home inspection is not a prediction of the capability of a component or potential of residential components failing nor is it a building code compliance inspection.
Components or appliances can fail unexpectedly, even when they are brand new. The goal of the inspection is to try our best to help homeowners identify anything not working or in unsatisfactory condition at the time of inspection. Given such, we cannot guarantee a problem won't arise with the home after inspection. Homes require consistent and frequent maintenance and upkeep in an attempt to reduce malfunctions or failures.