The Most Commonly Asked Questions Related to Home Inspections
 

Why do I need a home inspection?
For many people, their home will be the greatest investment they ever make.  The decision to purchase a home is made with many factors in mind:  school systems, proximity to workplace, neighborhood, size and style of home, etc. The average person is unable to determine on their own the presence of unknown problems that may exist in the home.  These problems can cost a significant amount of money that the buyer maybe unprepared to spend. A professional home inspector is trained to observe these potential problems and report them so the buyer can make a more educated decision in the purchase of the home.   This type of inspection is your best protection against buying a home needing repairs which you are unable to afford.
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Who should perform my home inspection?
The Marvin H. Schaefer Inspection Service, Inc. of course.  Why?    Because you want a company who has proved itself in the business over an extended period of time. Schaefer has been at it for over 25 years and has performed over 55,000 home inspections.  Experience counts. We could not have lasted this long without earning a respected reputation.  You also want an inspection company with high standards and ethics.  Marvin H. Schaefer is a member of the American Society of Home Inspectors (ASHI).  ASHI holds its members to a higher level of ethics and  standards than any other home inspection organization.  Each inspector is licensed by the State of Connecticut.  Our pricing is competitive, and we are available Monday - Sunday to inspect your new home.

Some home buyers choose to forgo having their home inspected by a professional inspection service. They may have a family member or friend who is knowledgeable about homes and construction.  Why pay someone if you can get Uncle Bob to do it?  Too often we have seen an "Uncle Bob" talk someone out of purchasing the home of their dreams simply because they feel they must find something wrong or they have not done their job.  They may be wanting to show how much they know and make mountains out of mole hills.  Conversely, Uncle Bob may have been in the building business for years but because he does not have the training as a home inspector, he can easily overlook important items. Uncle Bob may not be invited to the next family reunion if he does not identify a costly repair.
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How do I choose a professional  home inspector?
You can make it simple by choosing The Marvin H. Schaefer Inspection Service, Inc., or you can do any of the following.  First, you will want to choose a company affiliated with ASHI with inspectors licensed by the State of Connecticut, that's your best protection.  Many companies meet this standard, so which one should you choose?   There are several ways to find a home inspection firm:

You can go to the yellow pages, they have nothing to gain or loose by whomever you chose.   However, they also have no first hand experience with inspectors to tell you which is the best.  The best looking advertisement and nicest secretary answering the phone does not always mean the inspector is reputable.

Referrals from professionals can often be helpful.  Your lawyer, mortgage officer or real estate agent can refer you to a company they think does a good job.  Lawyers and mortgage officers have nothing to gain or lose by whoever does the inspection. However, they tend to know home inspectors only by reputation rather than by first-hand experience of watching them perform inspections.  Real estate agents provide most of the referrals to home inspection companies.  They have first-hand knowledge regarding who does a good job and who does not.  If there is a drawback from a realtor's referral, it would be because they do have something at stake.   If the inspector finds a serious problem, it could cause the buyer to back out, and the agent could lose the commission.  Therefore, an unscrupulous agent may refer an inspector who will not perform a quality inspection.  Although the potential for this exists, it is the exception rather than the rule.  Good realtors know that much of their future business comes from past customers and referrals and that they will receive neither if they refer poor inspectors who cause costly problems.
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What is the home inspector responsible for?
The State of Connecticut governs what is required for home inspectors (see Standards of Practice).  These Standards are required, but they are left to some interpretation and do not limit an inspection company from exceeding them.  Any professional inspection firm will have an agreement for you to read and sign.   This agreement will spell out the company's capabilities and their limitations.   Do not assume you know what the inspector can do for you based on what you hope or want him to do for you.  Their are limitations.  Inspectors are there to limit your risk in the purchase of a home; However, they cannot eliminate that risk.   Generally, their function is to observe and evaluate the major systems of the home and report to you the conditions they observe that exist  on the day of the inspection.   When problems are found the inspector will either offer recommendations of how to repair or recommend you get further evaluation by someone who specializes in that field.   An inspector cannot predict the condition of a system five years from now, or even what condition it will be in the next day.  To put it simply, anything that breaks was working the day before it broke; a furnace working the day of the inspection may develop a problem between then and the date you move in .  There are also limitations to the depth of evaluation a home inspector can perform.  There are components to systems that are not visible without dismantling the system.  Home inspectors do not perform this kind of testing. 

Weather can also be a factor.   You make book an inspection date and snow may fall, covering the roof of the house.   The inspector can evaluate only what is visible.  It is not his responsibility to report on a roof that cannot be seen.  It is not his responsibility to come back later to check items which were not accessible the day of the inspection.  You have booked a block of time for the inspector to inspect the accessible items during that time only.  Some companies (like Schaefer) will make an effort to come back at no extra charge if they are in that general area during the following days. However, this second look may not be possible within the time allotted for your inspection.  A fee may be required for return inspections so that they are completed in a timely manner.

Although cosmetics and minor deficiencies may be discussed and even reported, this is not the purpose of the inspection, and should not be the focus of concern throughout the inspection.
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What will the inspections cover?
Since there are generally over 200 items observed throughout an inspection, it would be too lengthy to try to mention them all.  Below is a summary version of what is inspected.

We perform a state certified termite inspection at no extra cost.
Water and radon testing is also available.
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What type of report should I expect?
The report should include the findings of what condition the major systems of the home were found in.  Reports themselves can vary. They must contain report significant deficiencies and items near the end of their service life (as defined by the state of CT).  Some companies provide a narrative report which they generate in their office to mail out to you.  Typically 48 hours of preparation time is required plus a couple of days for the report to reach you through the mail.   Another type of report is the checklist report.  This is completed at the inspection, and no time is lost waiting for the report.  At Schaefer, we provide the best of both.  You will receive from us a "home evaluation and reference book."  It has the thoroughness of a narrative report and the convenience of the checklist report and will be of use to you for years to come. 
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How much will the inspection cost?
This is a question that cannot be answered in particular without contacting us directly.  Every home is different, large, small, old, and new.  Some with wells, some without.  The average home inspection today ranges from $300 to $700 and up,  depending on the factors mentioned above and many more.  You may find a company offering a very inexpensive inspection; remember, you get what you pay for.
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