Top to Bottom Home Inspections

Every HOMEBUYER should obtain a qualified home inspection before closing the purchase or during construction, whether new construction or used, and should be inspected by a professional, fully qualified inspector.

In selecting a home inspector, be sure to ask for qualifications:

  I.     Are they an ASHI member?
  II.    Are they CABO certified?
  III.   Are they properly insured?
  IV. Do they have a background in construction as a builder with "Hands on experience"?

QUALIFICATIONS AND PROVEN PERFORMANCE should be a MUST.
Why gamble on an unqualified inspection?!

My qualifications are:

    I.     ASHI Member # 205362 (For USED HOME inspections)
    II.    CABO Certified # 2016 (For NEW HOME inspections)
    III.   Building inspector for local municipality for 2 plus years (Residential and Commercial inspections for CODE and SAFETY compliance)
    IV.   Builder - Both residential and commercial construction 9 plus years.
    V.    Properly insured.
    VI.   Lock-box accessible
    VII.  Perform phase inspections during construction, new existing, and pre-owned homes.

WE WILL BE GLAD TO FURNISH REFERENCES TO YOU.

ASHI is the American Society of Home Inspectors and a member has to pass their qualification and experience test for pre-owned homes.

CABO is the Council of American Building Officials and a member has to pass their qualification and experience test for Code enforcement.

Home Inspection – Do You Really Need One?
By: Steve Goolsby
Owner/ Inspector Top to Bottom Home Inspection Service

      Have you heard the advisors say, “If you want to buy a used pre-owned car, take it to your trusted mechanic and have it checked out”. Buying a house is certainly more expensive than a car and it too should be checked out. Not all houses have significant damage or problems, but you will not know before hand unless you have the house inspected.
       The cost of the inspection is minimal in relation to costs that may arise from unforeseen conditions or problems with the house. Normally inspections can costs between $250.00 and $450.00, sometimes higher, based on the size of the house and the complexity of the house.
      Granted that the fee is an actual cash outlay, however, what if you moved into your new house and within a few months you had to replace your furnace, or you discovered that the freshly painted exterior had extensive rot damage to the wood under the paint. These extra expenses could amount to thousands of dollars that you may not be prepared to spend. What about structural problems, water problems, roofing problems, how about “Life Safety” items.
      Certainly you do not want to move your family or yourself into a house that has issues that could possibly cause harm to you or your loved ones. Both existing pre-owned homes and new construction homes should be inspected. Keep in mind that houses are constructed by people, and yes, mistakes can be made by people.

      “Who can I get to inspect my house?” This question is frequently asked. “I have a friend of the family who can take a look at my house.” Unless that friend is a “Trained and Qualified Inspector”, more than likely all you will get is a “LOOK”.
      Inspections are very thorough and the people making these inspections should be trained and qualified. Check out the credentials of the person you may hire to perform your inspection. Ask questions about their training and their background. “What did you do before you became an inspector?” “What are your certifications?” “How much time does the inspection usually take?” “What do you look for?”

      Once you have hired your inspector, make sure that all utilities are “ON”. All utilities would include, electricity, gas (if applicable), and water. All systems should be inspected. If one or all of the utilities are not “ON” and your inspector states that “that is OK, it does not matter, he can still perform the inspection”, you have hired the wrong inspector. Again, all systems should be inspected.

      Remember, a Home Inspection is extremely important. No one else examines your home like a professional inspector. The fee is minimal and the best money you can spend. A proper inspection could save you thousands of unforeseen expenses, or may even save you life.

BEWARE

READ YOUR CONTRACT BEFORE SIGNING

      Do not accept having to use a Structural Engineer to inspect your new home for structural components only when the new house is completed.

Inspections should include:
1) Structural – Interior, exterior, attic, basement, crawl space or slab.
2) Plumbing – All components.
3) Electrical – All systems, including the main panel.
4) Heating and Air Conditioning – Including testing for Carbon Monoxide if applicable.

      New construction inspections should be performed during the entire construction process.
1) Footings or slab prep.
2) Framing rough-in also known as (pre-drywall).
3) Final – when the house is completed and all utilities are “on”.

      Be sure that the inspector you select is an ASHI Member and Code Certified, also is properly insured. One of the most important factors in selecting a home inspector is “what is the background of the inspector?” Do they have a background in construction as a builder? If not, try another inspector.

SELECTING AN INSPECTOR
By: Steve Goolsby
ASHI # 248246 CABO # 2016
Office: 770 – 507 – 9684
Cell: 404 – 372 – 0901

      When selecting an inspector, there are certain questions that should be asked in order to determine who is best suited for the job. These questions will help you in your selection process.

      An important note: In the State of Georgia, anyone can become a home inspector. If you have a flashlight, you are a qualified Home Inspector. At the present time, there are no government agencies that govern over Home Inspectors –
It’s “Consumer Beware”.

      Question # 1 – This question is extremely important and should be asked word for word.

      “What did you do before you became a Home Inspector?” After asking this question – Do Not Say A Word. Let them answer this question in their own words. Never ask if they are a builder or have ever built anything before.

      The answer should be: “I was a Builder”, “I was a construction superintendent”, “I worked as a foreman for a construction company”.

      These answers are important because of qualifications. People who do not have any building experience, usually do not know construction techniques and practices.

      Question # 2 - This question gives you an idea of whether or not this Inspector will perform their duties or just give the house a “Quick Look”.

      “How long should the inspection take?” Let the inspector tell you in their own words.

      The answer should be: Between 3 and 5 hours, maybe more, depending how large the house is and how many problems the house has.
      If 1 to 2 hours is mentioned, you may only get a “Quick Look”.

      Question # 3 - “What do you inspect or look for?” Once again, allow the person to tell you in their own words.

      The answer: The interior, the exterior, the roof, the attic, the foundation, the crawl space (if applicable), the basement (if applicable), the concrete slab (if applicable), the siding, the doors and windows, the deck(s) or stoop(s) (if applicable), the garage or carport (if applicable), the kitchen appliances, the electrical system, the plumbing system, the heating and air system, the floors, the walls and ceilings. These are some of the items that should be inspected, but not all. There are more.

      A good follow up question after their answer is: “ Do you actually walk around in the attic?” and “Do you go into the crawl space?”

      The answers to those two questions should definitely be “YES”.

      Question # 4 - “What certifications do you have?” You know the program, allow the inspector to tell you in their own words.

      There are several certifications that can be obtained. Some of these certifications can be obtained just by simply sending the organization a check. BE CAREFUL!!!!

      To become properly certified, extensive testing and back ground checks are the normal procedure.

      These are the main certifications that most advisers tell their clients to look for:

ASHI Member – American Society of Home Inspectors
GAHI Member – Georgia Association of Home Inspectors

      Not enough, the inspector should be “Code Certified” if they are to perform an inspection on new construction.

      Question # 5 – “What type of Insurance do you have?”

      If they do not have Professional Liability and General Liability Insurance – LOOK ELSEWHERE!