This News & Information page is a new feature I am adding to my site. I hope to provide you with news and information that you will find useful and informative when deciding to purchase a home inspection. I am also planning to add news about other topics from time to time. As time goes on I hope this page will be a resource for anyone needing information about a home inspection or other topics about homes and the home inspection process. Stay tuned to this web page….

---

What you should know about Home Inspectors

What you should know about Home Inspectors…..

Did you ever wonder what makes the guy you hire to be your home inspector qualified to be a home inspector. Well if you haven’t thought of this you should have. In the state of Kentucky anyone selling themselves as a home inspector must be licensed by the state of Kentucky. This licensing process is quite involved and is one hurdle a Home Inspector in Kentucky must jump. This process involves training, a background check, doing actual home inspections, and testing for competency. It also requires a minimum amount of liability insurance before you can receive your license. In my view this process is just the beginning if you don’t already possess some skills related to actually doing home inspections. This licensing process only indicates you have passed the test and paid the fees. Being a home inspector requires a wide range of knowledge in several technical areas.

For instance any home has the following:

• Heating and Cooling system - There is sometimes more than one. There may also be two different types of heating systems in the same house.
• Plumbing - This includes the drain system, water supply system, the fixtures, the water heater, location of the various access points such as drain cleanouts and water cutoffs. The various types of materials used to make up the plumbing system need to be identified. There are many other items that would get quite boring if I went into all of them.
• Electrical System - This system is just like the plumbing system. It all starts with the wires as they enter the house. From there you have the meter and all the associated equipment. Other equipment would include the main panel box and all the components that make up the panel box, the actual wires and the circuits they make up. As with the plumbing many other things in the electrical system have to be checked.
• Then you have the house itself. As you know the house breaks down to the roof, the attic, the floors, walls, ceiling, the structure, the exterior cladding, the foundation, the windows, doors and numerous other items. All of these require some skill to examine them and determine if they are all functioning as designed.
• Then we have the lot, driveway, walkways, stoops and all the associated items that go along with this area of concern.

So that I don’t bore you with the details I am going to stop with the systems and move on. The main point of the above was to start you thinking about the home inspection in terms of what has to be done. You can see that you need someone who can examine these systems with a good level of expertise, not someone who has just passed the test required by the state. Remember, previous experience is just as important as the number of home inspections they have done.

What questions should you be asking:

I get calls all the time and the 1^st question people ask is how much does it cost. This is a good question but it shouldn’t be the 1^st question. It should actually be the last question. You should take a few minutes to get to know the inspector. You may find that you just don’t hit it off with this guy. That’s a good reason to move on to the next one. During this few minutes ask questions like this:

• Are you licensed? If not, don’t talk anymore. Don’t accept someone telling you they are certified. Certified is not the same as being licensed. Certified only means they belong to some organization that requires they pass a test to belong.
• What is your experience, or better yet, what makes you qualified to be my home inspector?
• How many home inspections have you done?
• Have you had any complaints filed against you with the state? You can find this out.
• How long will it take to do the inspection?
• When will my report be ready?
• Do you allow the client to attend the inspection? If not, I would move on to the next inspector.
• Do you include pictures and in-depth explanations in your report?
• Are your reports computerized? They are much easier to understand than the simple pre- printed forms many inspectors use.
• Do you have references and will you provide them?
• How do you deliver your reports? They should give you a couple of options.
• How long does it take to get the report?
• How many inspections do you do a day? Two a day is a reasonable amount. .

By now you will have an idea if the voice on the other end of the line is someone you would want to examine the home you are about to spend your hard earned money on.

Now it is time to ask what they charge. They most likely won’t be the least expensive if they are good, but the extra 50 - 100 dollars they charge may save you thousands in the long run.

In my case I have approximately 25 years experience that makes me qualified to be your home inspector. I also worked with one of the best home inspectors in the business when I was starting out. He was kind enough to help me get into the very business he was making a living out of. He told me that I needed to know what I was doing or I would give all home inspectors a bad name. This is just one example of the kind of people you should be dealing with. If you can find these folks you will have spent your money wisely. I am a member of the Kentucky Real Estate Inspectors Association (KREIA). This organization promotes home inspectors helping home inspectors. I strongly recommend you use a KREIA inspector.

In closing I hope you found this article useful. If you would like to talk with me you can reach me via the contact information on this web site.

Thank you,

Curtis Adams - Owner

What should I expect my Home Inspector to do?

This is a question I get all the time. Not in these exact terms, most of the time the question is something like. ” What exactly are you going to inspect?”  This is a really good question and one that has a clear and concise answer.

The technical definition is: “Home inspection” means a visual analysis for the purpose of providing a professional opinion by a licensed home inspector, of the condition of a residential dwelling and the dwelling’s attached garages and carports, any reasonable accessible installed components, and the operation of the dwelling’s systems, including any controls normally operated by the owner of the dwelling, for systems and components in the standards of practice established by the board. Home inspection shall not include a code compliance inspection, or an inspection required under the National Manufactured Housing Construction and Safety Standards Act of 1974, 42 U.S.C. secs. 5401 et seq., as amended, and rules and regulations issued thereunder, or KRS 227.600 regarding manufactured homes; This definition was taken directly from the Kentucky Board of Home Inspectors web site: http://www.lrc.ky.gov/KRS/198B00/700.PDF.

This is quite technical so what does it mean. In simple terms it just means the inspection is visual and non-invasive. It also says the inspection is to be performed within the boundaries of the standards of practice established by the Kentucky Board of Home Inspectors. This standard of practice is actually one of three nationally recognized standards. In essence all of these standards are essentially the same with only minor variations in what is to be inspected and how it is to be inspected. So now you know that your home inspector is required to do a visual inspection of the property and provide you a professional opinion (the report) about the condition of the property. Sounds simple doesn’t it! Well not exactly. You see the standards are the minimum required by the inspector. Some inspectors follow the standards to the letter, others choose to do a little more while others may go way above and beyond the standards. This is totally up to the individual inspector whether he or she goes beyond what the standards say. For instance: Some inspectors use pre-printed forms to do their reporting while others use computer generated reports. Either is acceptable based on the standards but the end product can be drastically different. Another example would be inspection of the roof. One standard says if possible inspect from arms length. Another says report methods used to inspect. The third says inspect from ground level or eaves. As you can see there is quite a bit of discretion allowed to the inspector. In my practice I always try to go above and beyond the standards when my skill level allows that. I try to do a home inspection in terms of giving the client as much information as possible. This allows them to make an informed buying decision. If you would like more information about this topic please feel free to contact me via the contact information on this web site.

Curtis Adams

Radon Information

Radon Information:

Because Radon is a serious health threat for you and your family you should seriously consider having your prospective new home or the home you are currently living in tested for Radon.  If you are purchasing a home or selling a home you usually only have a short time to get a home inspection, pest inspection, appraisal and any other things like testing for Radon done.  If you are selling a home why not have the test done ahead of time.  If the levels are below 4 pCi/L you can use the data as a selling point.  If there are high levels of Radon in the home you can have it taken care of before it causes any problems at closing should the buyer choose to have the home tested for Radon.  Any home can have Radon levels that are higher than the EPA recommended level of 4 pCi/L (4 picocuries per liter).  Any home can also have the Radon levels in them reduced to levels below 4 pCi/L.  Because of the geology of the Central Kentucky area Kentucky is considered to be in the moderate to high risk factor region.  See the included map.  Radon is the second leading cause of lung cancer behind smoking.  It is the first cause of lung cancer among non-smokers.  The EPA says all home should be tested for Radon.  Radon is estimated to cause about 21,000 lung cancer deaths per year, according to EPA’s 2003 Assessment of Risks from Radon in Homes (EPA 402-R-03-003). The numbers of deaths from other causes are taken from the Centers for Disease Control and Prevention’s 1999-2001 National Center for Injury Prevention and Control Report and 2002 National Safety Council Reports.

EPA Recommends:

• Test your home for radon-it’s easy and inexpensive.
• Fix your home if your radon level is4 picocuries per liter (pCi/L) or higher.
• Radon levels less than 4 pCi/L still pose a risk, and in many cases may be reduced.

RADON AND HOME SALES

More and more, home buyers and renters are asking about radon levels before they buy or rent a home.  Because real estate sales happen quickly, there is often little time to deal with radon and other issues. The best thing to do is to test for radon NOW and save the results in case the buyer is interested in them. Fix a problem if it exists so it won’t complicate your home sale. If you are planning to move, call your state radon office (see back page) for EPA’s pamphlet “Home Buyer’s and Seller’s Guide to Radon,” which addresses some common questions (www.epa.gov/radon/pubs/realestate.html). You can also use the results of two short-term tests done side-by-side (four inches apart) to decide whether to fix your home.

During Home Sales:

• Buyers often ask if a home has been tested, and if elevated levels were reduced.

• Buyers frequently want tests made by someone who is not involved in the home sale. Your state radon office can assist you in identifying a qualified tester.

• Buyers might want to know the radon levels in areas of the home (like a basement they plan to finish) that the seller might not otherwise test.

For additional information consult the Home Buyers and Sellers Guide published by the EPA.  Go to the following Web site: www.epa.gov/radon where you can find the above information and much more.

Please contact me via one of the following if you have any questions about Radon or any subject pertaining to home inspections or just a question about a home you are planning to sell or buy.

Email: chadams5420@windstream.net

Phone: 859-421-0421

View PDF: Kentucky Radon Map