anatomy of

a home inspection

Exterior

We will look at and report on the condition of the roofing, siding, grade around the house, gutters and downspouts, walk paths, decks, patios, porches, and retaining walls. We will assess the garage, if present, for proper safety and weatherproofing measures as well as general structural integrity. In the event that a roof is not safely accessible, we are equipped with drones to assess the condition of the roof. Weather permitting.

Heating and air conditioning

We will verify the age, safety and working condition of any and all heating or air conditioning systems as well as the visible ducting.

Plumbing

We will test every faucet, toilet and drain in your home to make sure they are doing their job. We will be on the watch for new and old leaks, ameture plumbing work and temporary fixes. In addition we will report on the age and condition of the hot water heater.

Interior

We will survey the walls, ceiling and flooring for evidence of possible structural defects as well as water intrusion and poor maintenance. We will test functionality of the fridge, range, oven, dishwasher, microwave and hood vent. We will note unsafe practices in staircases and balconies and we will warn you how genuinely unfun it is to remove wallpaper. So unfun.

Windows and doors

We will open every door and window to verify functionality and condition. Unless the windows are painted shut. We won’t open those.

Fireplaces and chimneys

If a fireplace and chimney are present we will examine their condition from the hearth to the chimney cap for signs of wear, damage and potential safety issues.

Thermal imaging

We utilize thermal imaging technology to find problems that may be invisible to the naked eye such as air leaks, inadequate insulation, HVAC deficiencies and some moisture intrusion and leaking.

Foundation or crawl space

We will watch for and report on previous and current water intrusion, large and small scale foundations defects, and the condition of the structural members. We will also report on any potential pest infestations and check any sump pumps.

Attic

There is a whole lot to learn in an attic besides what the holiday decorations have looked like. We will verify that your attic is properly insulated and that there is adequate air flow. We will check the roofing materials and structure for deficiencies. We will make sure that the attic electrical systems have been safely installed. And, as always, we will be on the look out for past and current water intrusion and possible biological growth.

Electrical

The electrical inspection starts at your homes service entrance and ends with a test of every receptacle, switch and fixture. We will examine your electrical panel for unsafe practices or dangerous materials. We will report on inadequate lighting and receptacle distribution throughout the house as well as any missing GFCI protection.

Additional services

Walk-through consultations

For home buyers who want to put forward as competitive of as offer as they can and still have some input from a trained eye, we are offering a walk-through consultation in which we attend a showing with the client and agent to share our observations about the exterior and interior of the home. For more on this, follow this link.

Environmental Testing

If we notice materials that may contain common hazardous household contaminants like lead, asbestos or mold we can take samples to be tested. We deliver all samples to an accredited laboratory for testing with a two to three business day turn around. Same day results are available for an additional fee.

Post repair Inspections

If you negotiate to have repairs done prior to closing, we can come back to verify that the work was done to standard before you put pen to paper.

Periodic/rental Inspections

Houses require maintenance and it’s not always clear what is and isn’t a priority. Differed maintenance can be a costly practice. If you have a rental property, you may not be aware of the condition of the systems in the property. We can come out on an annual basis or when you are in between tenants and bring attention to the parts of your house that most urgently need attention.

Accessory dwelling units (Adu)

The Portland market loves its ADUs. We inspect ADUs as we would any other house. But given their relative size, we charge proportionately less as an additional fee to the main house inspection. Plan on adding an hour to the total inspection time.