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BUYER/SELLER HOME INSPECTIONS & NEW CONSTRUCTION

 

Full Inspections cover the Eight Major Systems and take approximately three hours depending on the systems and complexity of the home.  WE DO NOT RUSH!!! 

In addition to a thorough examination of all eight major systems of the home, HomePro inspections also include the following:

  • Traverse roofs, attics and crawl spaces, list the insulation type and R-value, and check for proper venting and condition.

  • Check the furnace including the heat exchanger, flue pipe capacity and condition, record age.

  • Check the water heater including the draft, flame guard, pressure relief extension pipe, record age.

  • Open the electrical distribution panel and check for loose wires, over fusing, and inappropriate wiring.

  • Check for foundation cracks including any visible water problems, past or present.

  • Operate all the appliances and equipment, record age.

  • Check for visual evidence of toxic substances.

  • Operate all accessible windows and check condition of glazing and frames. Understandable and concise computer generated report.

  • Summary listing the major points of concern and the significant qualities of the home.

  • Five year probability of replacement and approximate age of the following:

    • Roofing

    • Water Heater

    • Heating and Air Conditioning Unit

    • Kitchen and Laundry Appliances

  • Allow the home buyer to accompany the inspector as he does the inspection. This enables the home buyer time to ask questions and receive maintenance and repair information.

  • Available for follow-up questions and problem solving solutions long after the inspection has been completed.

*Termite Inspections and radon testing can be scheduled at time of inspection as well. Please ask for further information.

EIGHT MAJOR SYSTEMS

Structure: The structure of the building is identified here in terms of materials used, type of construction, and the degree to which various areas are accessible to the inspector. Significant subcomponents, such as foundation type, framing materials, etc. are listed, as well as their idiosyncrasies. The inspector also checks for major or minor problems in the various structural systems of the building, including the foundation, floor, wall, and roof framing.

Electrical: The existing electrical system is checked for sufficient capacity and safety. The inspector evaluates the system in terms of its current condition, and considers its suitability for future intended use. Upgrades and repairs are recommended where appropriate.

Heating & Air Conditioning: The inspector assesses the capacity of the existing equipment to produce comfortable conditions. By considering the age of the existing equipment and the intended capacity, the inspector can approximate the life expectancy and recommend appropriate repairs or upgrades within a budget.

Plumbing: The piping and fixtures though out the house are checked for functional flow and life expectancies. The system is screened for unsanitary conditions and potential repairs, such as freeze vulnerability or spillage/overflow. The laundry equipment, tile work, and domestic water heating equipment are surveyed as well. Useful upgrades are itemized and upcoming replacements budgeted.

Basement/Crawlspace/Slab: Water Seepage probabilities and structural problems are evaluated and remediation advice is given. The inspector looks for possible problem areas that could cause structural problems, such as poor soil, surface drainage, close proximity tree roots, rotating stoops, etc.

Kitchen: The appliances are operated and deficiencies noted. The inspector recommends appropriate upgrades and approximates the life expectancy of each piece of equipment. Depending on age and usefulness, the inspector may suggest a budget for repairs from complete renovation to typical minor problems such as appliance malfunctions, damage to floor seams, or inoperative door springs.

Interior: The inspector scans the wall, floor, and ceiling surfaces for problematic conditions, such as visible evidence of water penetration, potentially dangerous or toxic materials, fire hazards, or security breaches. The ventilation and energy conservation aspects are checked and appropriate upgrades are itemized.

Exterior: The inspector walks on the roof (where safe and appropriate) and notes preservation deficiencies. Roof runoff controls and landscape drainage are checked and improvements are recommended where necessary. Stoops, steps, walks, and drives are checked for voids, surface problems, and safety hazards.

 

NEW CONSTRUCTION INSPECTIONS

Includes up to a three phase inspection but may be customized to your individual needs. 

  1. 1st Inspection is completed just prior to backfilling the footings and foundation walls.

  2. 2nd Inspection is the pre-drywall which is completed just after the insulation is finished and the drywall is ready to be installed.

  3. 3rd Inspection is the final, just before the builders walk through with the buyer. This is a full inspection after which the final home inspection report is completed.

 

NEW CONSTRUCTION FAQ

Building a house can be a big headache. There are many topics that are forgotten in the process of hiring a contractor.

Here are some you may want to consider before beginning your new construction venture:

  • When setting up your contract with your attorney, make sure to discuss adding a condition to the contract regarding your right to monitor the building process and have a home inspection completed before the closing date  as you want without interference. 

Some contractors do not allow home inspectors at all prior to closing.

Example: Larry has arrived at many scheduled home inspections for his clients and was not allowed to conduct the inspections because the contractors did not permit inspections, and inspections were not included in the contracts.

Some contractors allow home inspectors at a cost to the buyer.

Example: Larry was at a home a while ago, and the contractor allowed him to do an inspection but only if the representative from his company was with us during the inspection. The buyer was charged $200.00 an hour for this to happen.

  • Do codes help?

Most, if not all, building inspectors do not have to be licensed?

Explanation: Each town or city usually has building codes that must be followed by builders, and an inspection is required to make sure these codes are met. What buyers may not know, though, is that the inspectors that complete these inspections do not have to be licensed and codes only cover a minimal number of issues that could be present. In other words, builders are only required to build a home meeting minimal requirements.  

  • Home inspectors:

Talk to a home inspector, prior to writing your contract, who has been in business for a while and is a certified member of at least 1 of the major organizations C the National Association of Home Inspectors (NAHI) or the American Society of Home Inspectors (ASHI). As members of one of these organizations, your inspector will have completed continuing education above most of the State licensing requirements. Through mandatory continuing education, you can be assured they are up to date on new developments in the building industry. 

Example: I have a young daughter. She can take a state licensing course next week, take the state test the following week and be licensed to do home inspections in under a month, yet she may not even know what caulk is used for. Licensing means minimum standards. 

  • What it boils down to:

Call a home inspector that has experience and belongs to a professional organization like NAHI or ASHI, and ask as many questions as you can before signing any new construction contract. Then, make sure to have your lawyer add a clause to your contract that allows you the option of having a home inspector who you hire to complete a home inspection or series of inspections on the property before closing.

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