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Home Inspections performed to the high standards set
by The California Real Estate Inspection
Association.
Why Home
Buyers need a Professional Inspection
The purchase of a home is usually the largest investment the
average family makes.
You need to know what to expect in terms of possible repair
work and maintenance that may be needed. A fresh coat of paint could
be hiding serious neglect.
Subtle hard to see stains may indicate a chronic roof leak, a
leaky pipe, or just a single incident. My job is to make a complete visual
inspection and report on the condition of the structure and systems
as observed on the day of the inspection. I work for you, my
sole concern is that you know about any visible
deficiencies and safety issues related to your new home.
While sellers and real estate agents are required by
law to disclose all known problems in a home, it is still
important to thoroughly assess the condition of the home and
it’s related systems within the time frame specified in your
purchase offer.
Sellers can become so accustom to a problem in their
home that they forget it, or regard it as insignificant.
The Inspection:
I will check and evaluate the visual condition and
function of all major components and systems of the home per the
Standards of Practice set forth by the California Real Estate
Inspection Association.
Including the attic, attic framing, ductwork,
visible structure, roof, foundation, exterior, garage, fire
separation, patio, drainage, heating system, air conditioning,
plumbing system, water heater, electrical system, walls, insulation,
windows, ceilings, floors, doors, kitchen and bath systems.
(Not necessarily in that
order)
The
Report:
Computer generated, site specific, narrative, with digital
photographs imbedded in the appropriate sections. Reports are
available via E-Mail, or delivered to all parties involved ("next
day") locally by messenger. We also ship next day via
Priority Mail if you are out of the area and do not have access
to e-mail. Click on the
link below to view a sample of my report. You will
need Adobe Acrobat 6.0 to view these files.
I am often asked about "ON-SITE" reports. I don't
do them, I have the proper software and equipment, I actually did
them for a few months, I also tried the generic checklist report,
they simply did not meet the standards I have set for myself or my
business. (I go over all my findings and explain the operation
of major systems and utility locations while on
site)
Here are my major reasons (I have more) for not doing reports
on site if you are at all interested in my reasoning.
These are MY opinion's and MY reason's, I have no
quarrel with others who disagree, but I have to make my own
choices. So do you! Don't let a Realtor
force an Inspector on you until you satisfy yourself regarding their
qualifications and allegiances.
1. Most on site reporting is done with a generic
checklist type report with no capability of inserting photos, and
any added narrative has to be hand written. I can't read
my own dang handwriting, and I would never expect you to read it.
Frankly, I see the generic checklist as nothing more that a shortcut
for those inspectors who are unwilling or unable to go the extra
mile, and expense, to put together a comprehensive site
specific document that covers all the systems without leaving
three-quarters of the document blank (un-marked) because it
does not apply to the property being inspected, and then mail you
some photos later or not offer them at all.
2. The available computer narrative reports take a fair
amount of extra time at the inspection site, anywhere from one
to two additional hours. (My report takes 15-20 minutes
just to print each copy with color photos) The team
approach to the process helps shorten the time somewhat, but it has
it's own drawbacks. As to the team approach, I pay nearly four
thousand dollars a year for professional liability insurance. (New
Inspectors who can afford the monthly premiums pay
considerably more) The Insurance Companies require each person
involved in the process to have their own individual
insurance. Studies show that less than half of the Inspectors
actually carry Errors and Omissions with General
Liability Insurance. What do you think the percentage is
for most Team Inspectors? Two person team equals
eight-thousand dollars, three person team equals twelve-thousand
dollars...Are you getting the picture yet?? Not only
that, but I would have to train someone to my standards, get them
CREIA Certified, trust them completely, pay their insurance
premium, and then convince them to stay with me while all they can
think about is how much money they can make on their own
without me...
3. My Dad was an Engineer; I don't think he ever gave
me a direct answer to a technical question his
entire life. I might say. "Dad. What is
that?" Or, "Dad. How does that work?" His answer
was almost invariably. "What do you think it is?"
or, "How do you think it works?" My usual
answer was. "Huh?" or, "I don't know." His
answer was always the same. "Think about it and get back to
me." Ok; I learned to think. If I came back
without an answer, or the wrong answer, I got to think about it some
more. If I was close, he would engage me and help me
think. When I look at something unusual in a house or
building that tweaks my thought process, I write it down and
ponder on it, often-times solutions or causes come
to me later, after I have thought about it more. Besides
that, I put a lot of time into my written reports. I
believe you deserve a report that has been fully thought-out,
formatted, and detailed; that takes time and organization
that on-site reporting simply does not allow for. My written
report is among the very best, and I intend to keep it that
way. Please take the time to read over the report attached and
I think you will agree.
One more comment about this and I'll get off my soap
box....Really!
I am well aware that many Inspectors offer on-site reports,
they are becoming the norm....Why is that? Many Realtors like
them, and refer clients that direction if they don't take too
much extra time. (which is why many of them like team
inspections as well) Now I'm going to ruffle some more
feathers here, and I am well aware of it, because it's something I
do on a regular basis, and have pretty much always done. (I'm
a middle child and a Home Inspector, so It's my natural
element) Many Realtors want the "Request For Repairs
on record as soon as possible to help hold things together, if you
take too much time to think, you just might think beyond your
emotions. Not only that, but if you sit down to lunch after
the inspection and put together the Request For Repairs, there is a
good chance that you have not studied the report (30 Pages) and
allowed time for things to sink in... You normally have 17 days
for your due diligence; don't waste a minute of it, but don't be
rushed into anything either... I GUARANTEE, that when you sit down
and READ my written report, read and ponder it, it will have a much
greater impact on you than anything I might say during or after the
inspection. GUARANTEED!!! I know this because of the
countless phone calls I get on a regular basis from Clients who
say...." I don't remember you mentioning anything about such and
such..." Besides...I need something to do at night to keep me
out of trouble...
The
Difference:
How am I different?
I have over a thousand inspections under my belt, an
active General Contractors License, and CREIA "Master" Inspector
status; furthermore, I am small, (5'6" - 155 lbs) which is a
great advantage for an inspector. Sadly, the fact is that the
vast majority of inspectors are relatively new to the business, or
think they can get by without continual and constant
education. Active membership in CREIA or ASHI provide for, and
mandate, proof of continuing education on a regular basis. Your
concern of course is to discover another experienced and well
trained inspector before your seventeen days of due
diligence is up.
As I said on my
home page, I know most of the very best, and experienced
inspectors, but I'm certainly not going to tell you their names
here. I will, however, give you a few questions to ask..
And sources where you can get answers.
1. What is the major
concern regarding the Rampart General?
2. Can you identify and
un-labeled Consolidated/Premier? How? And what is the major concern
with this system?
3. Can you name two of
the five defective ABS pipe brands? How about
One??
http://www.abspipes.com/index.html
4. What is the major
concern with Federal Pacific Stab-Loc?
Zinsco?
http://www.inspect-ny.com/fpe/fpepanel.htm
5. How do you identify
Cal-Shake? Cemwood?
http://www.calshake.com/
http://www.cemwoodclaims.com/
6. What is the difference
between single strand aluminum wire and tin
coated wire?
http://www.inspect-ny.com/aluminum.htm
Quick Story: There is an
inspector I know, not well, but he'd been around town over
a year at the time of this event. National Franchise Company,
marketing type guy, I envy people with that sales
personality and marketing flair, often the center of attention
at the Realtor meetings and Real Estate office social
functions. I know a number of agents who
recommend him "exclusively". Anyway, I saw him
at an inspection marketing and fee related
seminar one day, the subject of a well known consumer
Product Safety Commission recall that was issued years
earlier came up by way of a related question. (this recall
was not a subject of the session) I honestly couldn't believe
it when he raised his hand asked where he could get more information
on this product, as he was not aware of it. The question that
begs to be asked is. How many of these potentially
dangerous fire hazards, (or other common defects) are
missed by un-informed Inspectors? Oh yes, you can try to gig
their Insurance Carrier for major mistakes. (If you are still alive,
and they have insurance) But is that what you want to do with
your spare time after laying down several hundred grand, or
more for a house???
The
Standards:
Although the California
Business and Professions Code states that "The Court may consider
the Standards of Practice and Code of Ethics of The California Real
Estate Inspection Association, the American Society of Home
Inspectors, or other nationally recognized professional Home
Inspection associations." It DOES NOT require the inspector to
be a Member of any such organization. Any inspector can
claim to abide by the Standards without even so much as having read
them, much less belong to the association. I am a "Master" member in
good standing of CREIA and inspect per CREIA Standards. Click
below to see a full copy of my Inspection Agreement and The CREIA
Standards.
Insurance:
Let me tell you something that happened to a very good
inspector friend of mine. He was inspecting the attic
of an expensive residence in North San Diego County; as he
stepped from one joist to the next he heard a "snap/crunch" sound,
at that moment he also heard the sound of high pressure water
shooting out of a pipe; he had stepped on, and broken, a one inch
PVC fire sprinkler line under the insulation in the
attic. Fast as he is, he figures the water ran for about
three or four minutes before he located the cutoff
valve. Lets figure thirty-five gallons per minute
for three minutes; that's one hundred
and five gallons of water (two large bathtubs full) over
two stories of building materials, furniture, and
family treasures. Total damage was nearly Thirteen
Thousand Dollars; I'm sure the people who hired him were
relieved to find that he was fully insured to cover their
liability. When you hire someone to go onto another persons
property to perform a task for your benefit, you are ultimately
responsible to ensure the owner is protected. When I'm
covered, you're covered, that's why I carry Professional
Inspection Errors & Omissions and General Liability
Insurance. I keep a copy of my current policy information in
my truck for your review at the job site.
Regardless of who you decide to hire,
be sure to let them know you will expect to see proof of current
Errors and Omissions and General Liability insurance at the
inspection. Two inspectors should have two policies, three
inspectors should have three policies...
I'm insured through The Federation of Real
Estate Appraisers Policy # Z FREI 02-1403 Member #
0018483. FREA can be reached at 1-800-882-4410 or visit www.frea.com for more information.
New Construction and New Homes Under
Warranty:
I am fully qualified to perform new
home warranty inspections as well as new construction phase
inspections during the construction process. Please click on the
"New Homes" link at the bottom of this page for more
information.
Commercial and Industrial
Inspections:
Commercial, Industrial, and Apartment complex
inspections are performed to the Commercial Standards set forth
by CREIA. I am fully trained and insured to perform commercial
inspections. Click on the Commercial Inspections Link below.
Please call for a site visit, and quote.
  
Call American Real Estate
Inspection at 1-866-346-3337 or 951-308-2424
Your "Best Choice" for
Home Inspections
American Inspection,
American Real Estate Inspection, American Real Estate Services, and
Inspectionpro.com are wholly owned and operated by Dehlinger
Enterprises Inc. a California LLC
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