 James Eubank (719) 568-5854
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FAQ's
(Frequently Asked Questions)
About the Inspector
The Answers
Are you a certified Inspector? Yes, I am certified by the National Association of Certified Home Inspectors. This certification is acquired by completing a rigorous examination in all facets of home inspections. Click here to verify my listing with InterNACHI. Are you licensed by the State of Colorado? Currently, the State of Colorado does not license or regulate Home Inspectors. I am certified by the National Association of Certified Home Inspectors. What is the International Association of Certified Home Inspectors? InterNACHI is a professional organization that certifies inspectors, provides the national Standards of Practice, operates the Inspectorseek website, and offers continuing education to its members. As part of its continuing education program, InterNACHI encourages the exchange of ideas on its message board. Eubank Inspections does not endorse all of the ideas and comments that are made on the InterNACHI website. Are you part of a national chain or franchise for home inspectors? No, I am a locally-owned small business. This allows me to give friendly,individualized attention to your home inspection needs. Do you work for a real estate agent? No, I am an independent home inspector. I work for you, the client, and my Report is not influenced by others who have an interest in your real estate transaction. Real estate agents often make referrals to home inspectors as a courtesy to you, the client. But the home inspector does not work for the real estate agent or company, and you are free to use the home inspector that you choose. Are you a member of the local Realtors Association? I have chosen not to be an affiliate of the Realtors Association. I do this to avoid even the appearance of a conflict of interest. Inspectors need to remain objective and independent of the real estate agents or brokers involved in a sale. Although I cooperate with Realtors in many ways before and after the inspection, my responsibility is to serve you, the client. Since I am not a Realtors Association member, I do not use specific Realtor tools, such as the Supra electronic lock box key, or the detailed MLS information about your property. How long have you been inspecting homes? I have been inspecting homes since 2002. And I have worked in the residential remodeling business since 1990. What training have you had for home inspections? I have completed the thorough training course that is offered by Heur Evectic of Salt Lake City. This training includes special attention to properties located in the western United States. I successfully completed all three levels of the Professional Building Inspection Curriculum.
Why can't I just have someone in my family, or a friend, take a look at the house for me? Your family member, or friend, may be very handy. They may even be a contractor. However, they are not trained and experienced in looking for unsuspected items and problems in homes. In fact, many contractors hire a Home Inspector when they are about to purchase a home. Do I need an engineer to do my home inspection? In most cases you do not need an engineer. In fact, most engineers are specialists, and they do not have the overall knowledge and training to do a complete home inspection. In rare instances, an engineer may be needed to inspect a system in your home, if that system is not standard or typical. Engineers are generally much more expensive to hire than home inspectors. Why should I get an Inspection, when I'm going to need an Appraisal anyway? An Inspection is different than an Appraisal. An Inspection describes the physical condition of the home, so that the customer can make an informed decision. An Appraisal estimates the value or cost of the home, based on recent sales in the neighborhood. An Appraisal does not describe the home's condition, except in very general terms. Why do I need an inspection for a newly built home, since the county building inspector has already looked at it? Did you know that many county building inspectors see up to 30 new houses a day? That’s only about 15 minutes at each site. That’s not enough time to notice the detailed items that make such a difference in a new home. See the New Construction page for more information. Why do I need an inspection, since my newly built home has a warranty? And what do I do after the new home warranty ends? Your warranty usually begins on the date of purchase (closing). It gives peace of mind to know that the warranty items have all been inspected, so that you should not have to worry about getting items corrected after moving in. All new construction inspections from Eubank Inspections of Southern Colorado include a follow-up inspection two months before the end of your warranty. Any items that need correction before the warranty expires will be inspected so that you can exercise your warranty rights. See New Construction for more information. How much will the Inspection cost? Your Inspection will cost between $240 and $500, depending on the size and location of your property. Please refer to the Price List contained on this website. What is an Inspection Objection Deadline? The buyer has the right to object to a real estate contract if the condition of the property is unsatisfactory. In the current Colorado Real Estate Commission contract, this right is described in section 10a. The actual Inspection Objection Deadline date is listed on the second page of the contract (line 18). We need to complete your Inspection before that deadline date. Which components of the home will be inspected? A full Inspection includes the grounds, exterior, structural components, foundation, roof, attic, insulation, plumbing, electrical, heating/AC, garage, kitchen, bathrooms, and other interior rooms. What if the house is vacant? If the house is not occupied, then the utilites may be off. You can check with your real estate agent to find out if that's the case. Working utilities are a normal part of presenting the house and making it available for Inspection. In many cases the seller can arrange for utilities to be available for Inspection. If for some reason the utilities are not available, please notify me prior to the Inspection. I can make those arrangements for a $50 fee, plus any actual charges made by the utility companies. Be sure to read about winterized plumbing, too. And remember that the pilot lights need to be lit for any gas appliances, prior to the Inspection. What if the house is being sold "as is"? When the listing for a house states that it is being sold "as is," then the seller is not willing to make any repairs to the house. This makes it very important for you to have a thorough Inspection, so that you know the condition of the property. It may still possible to negotiate the price with the seller, although the seller is under no obligation to negotiate. Be sure to talk with your real estate agent about any "as is" property. And read about vacant houses. Will the Inspection include the sewer line? Since the buried sewer line is not visible, it is not part of a general Home Inspection. I recommend a separate Sewer Line Inspection. For more information see our Sewer Line Inspection page. What if the plumbing has been winterized? If a house is vacant during the winter, the seller will often have the plumbing system winterized. This means that the system has been drained and antifreeze has been added. Winterizing often includes loosening of various plumbing fittings. Because of this, one should not turn the water back on until the system has been de-winterized. De-winterizing is usually done by the same person who did the original winterizing. Make sure that the plumbing system has been de-winterized prior to the Inspection, so that it can be thoroughly inspected. How can I find out if there are environmental concerns at my new home? Eubank Inspections offers five types of water and environmental sampling services. These optional services are not part of a standard home inspection. For more information, see Water Quality and Environmental Sampling. Do you do mold testing or sampling? No, I don't do mold testing or sampling. Since mold is a natural and common part of the environment, all houses have mold. If the mold is visible on a surface, then I recommend removing it. For non-visible mold, no EPA or other federal limits have been set for mold or mold spores, therefore sampling cannot be used to check a building's compliance with federal mold standards. If you are sensitive or allergic to mold, then surface or air sampling may be useful to determine if an area has been adequately cleaned or remediated. Sampling for mold should be done by hygienist professionals, following methods recommended by the American Industrial Hygiene Association (AIHA). Do you test for radon? Yes, a Radon initial screening is part of your Preferred Home Inspection. If this initial screening has lab results of 4.0 pCi/L or more, then you will be referred to a Radon service provider for advice about long-term testing or mitigation. What is water quality sampling? Water quality is determined by the presence or absence of contaminants in your drinking water. Please see Water Quality Sampling for a list of the tests included in the water quality sampling. Will you be able to tell if my appliances have any safety issues or recalls? Since there have been thousands of safety alerts and recalls, it won't be possible for me to identify and search for your particular appliances. If you are interested, you may want to search at the Consumer Product Safety Commission. Do you inspect for termites? Your Home Inspection will include a basic visual inspection for termites. This can include such clues as termite nests, trails/tubes, and exposed wood damage. Evidence that is hidden within walls, floors and other closed spaces cannot be detected by a visual inspection. Since I do not provide licensed pest control services, I cannot give specific advice about termite treatments, nor can I make any guarantee or warranty about the presence of pests. How long will the Inspection take? An average Inspection takes 2 to 3 hours, depending on the size of the property. Are customers welcome to attend the Inspection? Yes, I encourage buyers to attend at least the last hour of the Inspection. This gives buyers a good opportunity to see the property in more detail while I am completing the Inspection. I also encourage buyers to ask questions at the end of the Inspection. Will you tell me all about the house at the end of the Inspection? Depending on time and circumstances, you may get a brief verbal summary at the end of your on-site Inspection. This brief summary includes the five basics of roof, foundation, electrical, plumbing, and heating. The verbal summary does not include all of the details that are found in your written Report. You should not use the verbal summary for making decisions. Wait until you receive the written Report so that you may make informed decisions. What is the difference between a standard inspection and a limited inspection? A standard inspection follows the complete InterNACHI Standards of Practice. All typical home inspections, new construction, sellers, and multi-family inspections are standard inspections. A limited inspection only follows those sections of the Standards of Practice that the client specifically requests. Investors inspections, draw, phase, 5-point, and single-system inspections are limited inspections. Limited inspections do not follow the complete Standards of Practice. What is a NeighborWorks inspection? Clients of NeighborWorks of Pueblo can arrange their home inspection through the NeighborWorks office. A NeighborWorks inspection includes the same information as a standard inspection. NeighborWorks inspections must be within Pueblo's city limits. Free re-inspections are not included, and no discounts can be applied. You need to give NeighborWorks plenty of advance notice before your inspection deadline, so that your inspection can be scheduled in time. When will I receive my Inspection Report? Your Inspection Report will typically be available online by 10:00 p.m. on the day of the Inspection. I will give you a Code to enter at the Eubank Inspections website. You will be able to read, print, or download your complete Report from any internet computer. Can you give me an immediate on-site written report? No, your report will not be written until I get back to my desk that evening. Some inspection services do offer "on-site reports," which are usually checklists with some comments added. I intentionally wait a while to write your report. That gives me time to step back and consider the house as a whole, putting its parts and concerns into perspective. It results in a higher quality report, with narrative descriptions, photos, and links to helpful websites. Does the Report conform to national standards? Yes, the Report conforms to the InterNACHI Standards of Practice. Will I pay for my Home Inspection on the date of closing for my new home? Does my Home Inspection payment come out of my escrow deposit? No, Home Inspections are paid for at the time of the Inspection. The Inspection is a stand-alone item, separate from the closing for your new home. It has been arranged this way so that there will be no conflict of interest, and also because the Inspection must be paid for even if the closing is delayed or cancelled. When do I pay for my Inspection? All Inspections are pre-paid. Payment and signed Agreement are due on the date of the Inspection. Checks or cash are accepted at the Inspection site. Credit cards are accepted before the date of the Inspection, but not at the Inspection site. In return I will make your online Report available on the date of the Inspection. Your written Report and verbal summary cannot be released until your payment and Agreement are received. Eubank Inspections does not offer credit, or billing by invoice, or payment at closing (escrow). Who will get a copy of the Report? The Report is for you, the client. In the standard Home Inspection Agreement, you give the inspector permission to discuss observations with other interested parties. I would normally make a copy of the Report available to your own agent, if the agent asks. However, if you prefer that I not share the Report with anyone else, just tell me and I will not share it. Does my home comply with all of the current building codes and laws? Since building codes and laws are different in each community, an Inspection cannot determine whether or not the house complies with the local codes. Does my Inspection Report cover the same information as the Sellers Disclosure? The Sellers Disclosure is a separate item, where the sellers mention any concerns that they are aware of. The Inspector does not usually see the Sellers Disclosure, and it may contain different information than the Inspection Report. If something in the Disclosure catches your attention, you may ask the Inspector about it. For more information about the Sellers Disclosure, see Gain the Advantage - Sellers Disclosure. Is the seller required to fix the problems that my Inspection discovers? Your Inspection may discover some previously unknown concerns. If the concerns require serious repairs (not upgrades), then you might negotiate with the seller about who will pay for which repairs. For more information, see the article from CNN Money Magazine - Who pays for your leaky roof? What is deferred maintenance? Deferred maintenance is the practice of allowing property to deteriorate by postponing prudent but non-essential repairs to save cost, labor and/or material. The failure to perform needed repair, maintenance, and renewal by normal maintenance management creates deferred maintenance. Generally, a policy of continuing deferred maintenance will result in higher costs or failure than if normal maintenance had occurred. This means that it is your responsibility as a homeowner to take good ongoing care of your property, or else it will typically cost you more in the long run. What if the home fails the Inspection? A Home Inspection is not meant to be "pass or fail." In addition, the Inspection is not a warranty or guarantee. Rather, the Inspection points out the current condition of the home. Who do you recommend for repairs that might be needed on the property? I do not make recommendations or referrals for home repairs. That could be a conflict of interest, and I only want to serve you, the customer. What if my contractor disagrees with a recommendation that was made in the Inspection Report? Be sure to choose a licensed contractor who is qualified for the specific work you need done. If the contractor disagrees with the recommendation, you should ask the contractor to put his response in writing and sign it. This way you can make an informed decision without feeling rushed into a verbal agreement. You may also want to get another opinion before you finalize your decision. How much will my repairs cost? Since prices for labor and for materials are constantly changing, I don't know how much repairs will cost you. However, there are two ways you can readily find out. First, you can call three specialists to give you an estimate. Don't necessarily choose the least expensive estimate, because you will want to consider quality as well as price. Second, go to Home Inspector Locator - Cost to Repair for a list of estimates to repair just about anything in your home. Remember that in both cases these are just estimates, until the specialist actually gets started on the project and sees all of its details. What if I have questions after the Inspection? Please call and ask questions, or send an e-mail if that is more convenient. You are welcome to discuss any aspect of your new home, even after the Inspection and after closing on the property. What if my home needs to be re-inspected? If repairs or changes have been made to the home, I will re-inspect it once within 60 days of the original Inspection. Refer to the Price List for the cost, if any, then give me a call. Depending on other appointments, your re-inspection may take longer to schedule than an original Inspection. How long is the Inspection Report good for? When does the Report expire? Your Inspection Report describes the home's condition as it was found on the day of the Inspection. Conditions can change daily due to ongoing use, deferred maintenance, and environmental circumstances. Because of these changing conditions, the Report can become outdated quickly. Your follow-up service for a Standard Home inspection expires 60 days after the inspection date. What if I find a new concern that is not listed in the Report? Between the time of the Inspection and your occupancy, the home's condition can change. And some problems can only be discovered by living in the house - some problems just cannot be discovered during the short time of a home inspection. Some problems are intermittent, some are concealed, and some have no visible clues. I recommend that you do a thorough walk-through of the home, with your realtor, on the day of your closing. This walk-through can help you identify concerns that may have come up since the day of your Inspection. On request, Eubank Inspections will provide you with a walk-through checklist to be used on closing day. Can other people use my Report? If you do not purchase this property, then this Report expires on the date that the purchase contract expires or is cancelled. If you like, you may allow others to read your Report as a part of your informed decision-making about your purchase. You are not authorized to pass your Report on to other potential buyers, or to other real estate agents. |
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Prices & Payments | Inspection Agreement (PDF) | Blog | Online Order Form
Environmental Services | Move In Certified (PDF) | Why Realtors Should Use Eubank Inspection Services
Reference Library | Español | Helpful Resources | Standards of Practice
Site Map | E-mail James
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