FREQUENTLY ASKED QUESTIONS ABOUT HOME INSPECTIONS

Are you a Certified Inspector?
Yes, I am certified by the International Association of Certified Home Inspectors. This certification is acquired by completing a rigorous examination in all facets of property inspections. Click here to verify my listing with InterNACHI.

Where is your service area for inspections?

My local service area is Pueblo, Otero, and Huerfano Counties in Colorado.  My regional service area is all of the state of Colorado.  My global service area is Mexico, Central America, South America and southeast Asia.

Are you licensed by the State of Colorado?
Currently, the State of Colorado does not license or regulate Property Inspectors. I am certified by the International 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. Westinspect Eubank Inspections does not endorse ideas or suggestions made on external websites.

Are you part of a national chain or franchise for home inspectors?
No, we are a family-owned small business. This allows me to give friendly, individualized attention to your property inspection needs.

Do you work for a real estate agent?
No, I am an independent property 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 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 whichever property inspector you choose.

Are you a member of a local Realtors Association?
I have chosen not to be an affiliate of any 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 properties?
I have been inspecting properties since 2002. Prior to that I worked in the building 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, UT, USA. I successfully completed all three levels of the Professional Building Inspection Curriculum. And each year I complete 24 hours of continuing education as part of my certification.

All home inspectors are the same, aren't they?
In Colorado, anyone can call themselves a "home inspector" whether they have been trained or not. So when you are looking for an inspector, be sure to ask these four simple questions: Is the inspector certified by a national organization? Does the inspector follow the national standards for an inspection? Is the inspector insured? Is the inspector a full-time inspector? Then you will have better information to make your decision about a home inspector.

What do your customers say about your Inspection service?"
Please read their comments here.

What if I'm not happy with your service?
Click here to see my Recourse Policy.

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 Property Inspector when they are about to purchase a property.

Do I need an engineer to do my property 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 property inspection. In rare instances, an engineer may be needed to inspect a system in the property, if that system is not standard or typical. Engineers are generally much more expensive to hire than property 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 property, so that the customer can make an informed decision. An Appraisal estimates the value or cost of the property, based on other recent sales. An Appraisal does not describe the property'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.

How much will the Inspection cost?
Prices are determined by location and property size. See the Price List for more information.

What is an Inspection Objection Deadline?
In almost all locations, the buyer has the right to object to a real estate contract if the condition of the property is unsatisfactory due to a material defect. Your purchase contract will have an Inspection Objection Deadline, and we need to complete your Inspection before that deadline date.  This way you will have the information you need to make an informed decision.

What is a material defect?

Material defect is a condition with a real property or any portion of it that would have a significant adverse impact on the value of the real property or that involves an unreasonable risk to people on the property. The fact that a structural element, system or subsystem is near, at or beyond the end of the normal useful life of such a structural element, system or subsystem is not by itself a material defect.

How soon can you schedule an Inspection?
An Inspection in Colorado can usually be scheduled within 2 to 4 days.  A Global Property Inspection can be scheduled within two to four weeks after your acceptance of our proposal.

Which components of the home will be inspected?
A Standard Home Inspection includes the grounds, exterior, structural components, foundation, roof, attic, insulation, plumbing, electrical, heating/AC, garage, kitchen, bathrooms, and other interior rooms. See the Standard Home Inspection description for more information.

What if the property is vacant?
If the property 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 property and making it available for Inspection. Normally it is the seller's responsibility to have all the utilities on. If the seller does not make utilities available, then the buyer can choose to do so. The Inspector will not open gas or water valves, light pilot lights or gas appliances, activate electrical service that has been turned off, or cut locks open. Return visit due to any of these reasons will be subject to the standard re-inspection policy. Be sure to read about winterized plumbing, too.

What if the property is being sold "as is"?
When the listing for a property states that it is being sold "as is," then the seller does not want to make any repairs to the property. 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.

Will the Inspection include the sewer line?

Since the buried sewer line is not visible, it is not part of a standard Inspection. I recommend a separate sewer line inspection, which is available from some plumbers, drain services, and other contractors.

What if the plumbing has been winterized?
If a property 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?
Westinspect offers various 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 properties have mold. If the mold is visible on a surface, then I recommend removing it. For non-visible mold, no EPA, ASTM, or other international limits have been set for mold or mold spores, therefore sampling cannot be used to check a building's compliance with 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 (USA), 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 US Consumer Product Safety Commission.

Do you inspect for termites?
Your property 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 Standard Home Inspection takes 2 to 3 hours, depending on the size of the property. An average Commercial inspection takes 3 to 24 working 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 property 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, plus any health or safety issues. 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 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 normally be available online by midnight on the day of the Inspection. I will give you a Code to enter at the Westinspect 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 Property Inspection on the date of closing for my new property? Does my Inspection payment come out of my escrow deposit?
No, all inspections are paid for at the time of the Inspection. The Inspection is a stand-alone item, separate from the closing for your new property. 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?
Payment and signed Agreement are due on the date of the inspection.  You can use a check or cash at the inspection site.  You can use a bank card/credit card online only, 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. Westinspect 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 will normally make a copy of the Report available to your own agent. However, if you prefer that I not share the Report with anyone else, just tell me and I will not share it.

Does my property 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 property 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 property fails the Inspection?
An 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 property.

Who do you recommend for repairs that might be needed on the property?
I do not make recommendations or referrals for 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 property, even after the Inspection and after closing on the property.

What if my property needs to be re-inspected?
If repairs or changes have been made to the property, I will re-inspect it once within 45 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 property'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 inspection expires 45 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 property's condition can change. And some problems can only be discovered by using the property - some problems just cannot be discovered during the short time of an 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 property, with your agent, 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, Westinspect 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.