Frequently Asked Questions - FAQ’s
How do I schedule my home inspection?
Click here. I just need your name, the address of the home & the time frame needed to complete the home inspection. I reply to these home inspection requests quickly with appointment options. Once we agree on a time to complete the home inspection, I arrange property entry with the home owner or their Real Estate agent.
What separates you from other inspectors?
There’s a lot of inspectors to choose from, many are great and very competent. Through my 15+ years of experience, I’ve developed a specific inspection methodology that allows me to thoroughly inspect and report upon each property with the detail & precision necessary to allow my clients to make informed real estate decisions. I pride my myself on reaching difficult to access areas to locate potential areas of concern.
What kind of inspection tools do you use?
FLIR - i6 Thermal Imaging Camera - This tool is very helpful to locate gaps in insulation, locate plumbing leaks and other potential moisture issues that can go unnoticed with the naked eye
Protimeter Survey Master Moisture Meter - This tool helps verify if moisture stained areas are active or are from a previous issue
Mavic Mini - This little drone gets me to places not previous accessible. Sometimes due to the height of roofs, pitch or snow cover I’m unable to access areas where the drone can
Trifield TF2 EMF Detector - This can detect potentially harmful radiation seeping from microwaves and other potential electro magnetic energy in the environment
Sensorcon Inspector CO Monitor - Senses Carbon Monoxide in the ambient environment that can indicate venting issues with furnaces, boilers, water heaters, etc… Can literally be a lifesaver
Outlet Tester - Determines if outlets are wired properly and allow to test GFCI (ground-fault circuit interrupter)outlets. These are the outlets with 2 buttons that are normally found near sinks in kitchens and bathrooms
Voltage Meter - Determines how much voltage is at various electrical components
Level - Helps determine if various structural components are level (flat) and/or plumb (straight up and down)
Ventilator - Safety item for breathing and eye protection when I’m walking or crawling in attic and crawl spacess
Smoke Stick - For testing drafts at various exhaust fans and venting appliances
Screwdrivers
Flashlight & Headlamp
Who arranges property entry with the seller for a buyer’s inspection?
I arrange property entry with the seller. This usually involves requesting a time/date with an app (ShowingTime) on my mobile phone (provided the home is listed on the MLS). Sometimes I need to contact the seller or the seller’s agent. In any case, I’ll arrange the property entry and follow up with the buyer via text message or email with confirmation.
How long does an inspection take?
A buyer’s inspection typically takes around 2 1/2 - 4 hours to complete. This is all based on the size of the home. Larger homes and homes with additional “out-buildings” or additional garages take additional time to inspect. In any case, I ensure enough time is booked at the property to allow proper inspection and to walk-through to discuss my findings with my client.
Can I be present for the inspection?
Yes, absolutely. At most buyer’s inspections, the buyer(s) and often times their Real Estate Agent arrive towards the end of the inspection and we walk through the home together to review my findings & answer any questions. Some buyer’s want to be present for some or all of the actual inspection process, and that’s great too. However, when buyers are present during the actual inspection it’s important that I stay within the scope of my inspection and reporting process to ensure I don’t miss anything (I do each inspection with the same methodology). At some inspections I’ll break up the inspection walk-through into three parts. For example; I’ll inspect the exterior and then review my findings with the buyer(s), then do the same with the interior/attic and mechanical system, etc… This ensures I stay within the methodology of my inspection process and also keep the buyer engaged during the process.
Should I test my home for radon?
If the home has never been tested or hasn’t been tested in the last 2 years you should have the home tested for radon. Radon is the second leading cause of lung related cancer after smoking. If radon levels are over 4.0 pCi/l, installation of a radon mitigation system is recommended. These systems are not terribly expensive (usually $1200 - $1800), but are very effective in reducing radon levels. Radon licensing is now required for radon measurement professionals (effective 1/1/19) in MN. I’m licensed via the MN Dept of Health and use continuous radon monitors that allow for 48 hour testing that is critical for tight inspection contingency periods.
When do I get my inspection report?
Inspections reports are emailed the same day as the inspection. For morning appointments the report is usually complete by 6pm & for afternoon inspection appointments, you’ll receive your report later in the evening (10pm - 11pm).
What type of payment do you accept?
I accept cash, check, credit/debit card or Venmo. Checks are payable to Gadget Home Inspections. I’m also able to send invoices through email (via Square). This is the preferred payment method if customers are not onsite at the time of inspection. Payment is either due at time of inspection or in cases where the client is not onsite - the payment is due prior to the email delivery of the inspection report.
How long have you been performing home inspections?
I’ve been inspecting homes since 2008. I’ve inspected 1000’s of home in that time. I really enjoy inspecting homes because you never know what you’ll see or find. I come across unique installations of everything from the last 150 years, have read countless owner’s manuals of all sorts of appliances & these days I’m coming across a lot of new technology in homes. Also, building standards are ever changing and it’s great to be able to educate my clients on how some of these changes are applicable to them.
What other types of inspections should I consider for my home?
The most important inspections that I do not perform are sewer line and chimney inspections. Both inspections require a telescoping cameras to evaluate the interior of the sewer line or chimney.
Sewer line inspections on older homes can uncover tree root entry, backups and pipe damage. Sewer line repairs tend to be very expensive due to the equipment needed to access the sewer line. One can expect to pay $150 - $225 for a sewer line inspection. The return on investment here is worth it considering sewer lines repairs can cost $5000 - $10,000+!
Chimney inspections are equally important on wood burning fireplaces. Due to the length and design of many fireplaces and their chimneys, often times I cannot see the continuity of the chimney flue. There can be soot or creosote buildup that requires cleaning to prevent/reduce the risk of a chimney fire or flue damage. A damaged flue pipe can cost several thousands dollars to repair. These inspections are approximately $150+ per chimney. Definitely worth the cost from a safety, cost and negotiation perspective.
I’m a first time home buyer, will do you spend more time explaining things to us?
Yes, absolutely. I’ll show you where the main water shut-off valves, main gas valves and electrical shut-offs are located. I’ll also show you where main sewer clean outs and make maintenance recommendations on other appliances. Also, it’s important to keep inspection items in perspective. Often times there’s a large list of recommendations and can be a little overwhelming. The key is to identify the most important items, these are usually the most costly items to repair or safety related items. Your Real Estate agent will help you navigate what items to negotiate. Many Realtors I trust will recommend reducing a home’s price for the various repairs that may be necessary. This can allow you to oversee the repairs yourself, hiring the contractors you choose & ensure the repairs are completed to your satisfaction.
I’m re-locating from another city and cannot attend the home inspection, is that okay?
Yes, I work with many clients relocating from other cities that cannot attend the inspection to review my findings on-site. In these instances it’s helpful if your Real Estate Agent can review my findings on-site, but it’s not necessary. At times, video calls are helpful to do a virtual walk-through.
I write my home inspection reports with the intention that 3rd parties will be reviewing the information. Many times the seller’s Realtor, Mortgage Loan Officer and/or your Insurance Agent may want information from the report. I typically have clients first review their report and then we connect via phone, text or email where I can provide any clarification needed. Invoicing and inspection agreements are also completed electronically via email.
There’s snow on the rooF. How can we make sure the roof is ok?
This is a certainly a limitation for some winter home inspections. In these instances I rely on the seller’s disclosure statement, permit data, attic inspection, thermal infrared imaging & drone evaluation. The seller’s disclosure and permit data will give us a good idea on the age of the roof. I look for roof leaks in the attics and use the thermal infrared camera to look for evidence of leaks on finished ceilings. The thermal infrared camera is especially helpful for attics that are either not accessible or for vaulted ceilings. The drone allows me to look at areas of the roof that I can’t safely access. It’s recommended to have the roof surface evaluated (by the homeowner, a roofing contractor or I can return to evaluate the roof).
Will the seller be there during the inspection?
Most of the time the house is either vacant or the homeowner is not home during the inspection. However, there’s times where the homeowner is home during the inspection. I don’t mind if home owner is there while I’m inspecting. However, I do request that the homeowner is not present for the walk-through portion of the inspection. This allows us to freely discuss my inspection findings.
“I’m the seller and you’re inspecting my house while I’m home. Is there anything I should know?”
Yes. You should be aware that I will be inspecting all accessible areas. This includes opening cabinets and all other accessible areas. When looking in cabinets I’m evaluating the condition of the cabinets and any electrical, plumbing or gas piping that may be routed through that cabinet. I also test all GFCI & AFCI outlets and breakers. This can disrupt electrical power to various outlets that may be powering WIFI, TV’s or other appliances. This can potentially impact sellers that are working from home. I also set off all smoke and CO detectors. I give the homeowner a “heads-up” before testing these alarms. I let the homeowner know about all these items prior to the inspection.
What if the attic is sealed shut?
Evaluating the attic space is recommended. However, sometimes attic accesses are sealed shut. Unsealing the attic access is considered “invasive”. The home inspection is generally a “non-invasive” inspection. To unseal a sealed attic access I attempt to gain the permission of both the homeowner and the buyer. If both parties agree, I can unseal and inspect the attic space. However, I do not reseal the attic accesses. Sealing the access is recommended (with ceiling paint) to prevent energy loss and potential moisture issues.
What’s your service area?
My normal service area extends approximately 50 miles from St. Paul. I will travel further than that in some scenarios. However, I charge a travel fee. For more info on my service area click here.