How much is a single family home Inspection going to cost me?
I charge $ 400.00 for a single family home up to 2500 square feet. This covers 90% of the homes in Central New York and would be in the middle of the pack for an experienced inspector’s fee.
Houses less than 3000 square feet usually contain just one each of the following: Roof system, hot water heater, furnace or boiler, and a single electrical service panel no matter how large the individual rooms are.
Homes above 3000 square feet start are getting more luxurious and often have more than one electrical panel, air conditioning, multiple heating systems, and other amenities that smaller homes don’t have. I charge $ 75.00 for each additional 1000 square feet over 2500.
How much is a multi-family home inspection?
Typically the first unit is $ 400.00 with each additional unit adding $ 75.00 per unit.
When you add units you add hot water heaters, furnaces, electrical panels, etc. that need to be inspected and reported on.
How much does a commercial building cost to inspect?
The normal range is between $500.00 and $ 1.500. The best way for me to price commercial inspections is to get the address and view the condition, size, and type of structure from the internet or some other means such as the building’s marketing flyer.
Inspecting a warehouse structure verses a restaurant, or a flat roof structure compared to a residential structure being used as a commercial property are all variables in pricing the work. We need to discuss your needs on the phone. I have inspected warehouses, office buildings, fast food restaurants, retail spaces, nursing homes, telecommunication facilities, dormitories and many other types of structures.
Do I need a radon test?
It depends; first view the county radon map that I have supplied in my articles section. This map will show where the hotter spots for radon are and this may help you decide. There is no guarantee on this matter. You can run across a higher reading in a lower probable location and get fooled. The best way to know for sure is to test using well calibrated and maintained equipment. Even in lower level areas such as north of Syracuse, often the developer brought soils in from other parts of the county that may be higher.
If there is already a mitigation system at the house and its older, we should still consider testing. Often the fans on these systems get older and are not pulling the gases as well as they did when they were installed.
However, I’m not in the Fortune 500 club and I wouldn't expect to treat you like you are. If there is a valid reason that testing can be avoided we can discuss this and eliminate the testing.
How much is a radon test? Who should I hire?
I charge $150.00 for a radon test when the monitor can be set or picked up at the inspection. A radon test requires at least two visits to the property, one when you set the monitor and a second to pick it up.
Be careful who you choose to perform your radon testing, there are nearly 2000 home inspectors in New York state with only something like 40 that participate in the New York State Health department’s Environmental Laboratory Approved Program (ELAP). Legally and ethically you are supposed to participate in this program or a similar national program. Why is participation so low? Because it’s expensive and time consuming, but ELAP certification is the best way to assure that the inspector-tester is performing the checks and balances on their equipment and maintains documentation that insures you of accurate results.
Inspectors that are not certified and supply test results are on borrowed time and the results may not hold up in court or other settings.
Look for a radon testing organization that is ELAP certified. Here is the link to insure your inspector participates: https://www.health.ny.gov/environmental/radiological/radon/certified_radon_testers/county_map.htm
How long does an inspection take? How soon will I have results?
The field work takes around 2 to 3 hours depending on the conditions and type of home, the interest level of the Client, and other parameters such as weather conditions, occupancy, and access to components. Once the property has been reviewed, a single family inspection report may take 1.5 to 2 hours to write. This usually occurs the same day and the report is then immediately sent via email to the client.
What makes your service unique or better than others?
Ever since I was a young adult, construction and engineering has been my focus.
Eight years of formal education with years of hands on experience working on projects and running field crews allows me an insight that most others don’t have. Additionally I have spent years in project managing for the phone company working on highly technical projects that included backup generators, highly sophisticated electrical systems, and buildings that required best practice installations to insure reliability of systems. So, I afford my clients 30 years of property inspection experience, 35 years of construction project management, and three college degrees oriented toward the construction field; that counts for a lot.
It’s difficult to compare this experience with most others in the field. Money magazine says this is an easy in, easy out industry that a person can get started in with little training or skill. So, it may be fine that your inspector spent many years in warehouse management, lawn mower repair, or firefighting- having since migrated into construction and inspections; but how does that type of experience help someone purchasing a home to know if they are making a good decision?
There are lower priced inspectors, why should I pay more?
Yes, there may be lower priced inspectors; as the economy changes I see more and more people training to do property inspections. So, you are going to make one of the priciest investments of your life (buying a home) and rely on someone trying to break into the inspection field by offering a low price? I guess that’s your call. My pricing is within the range of most inspectors that have years of experience performing this type of work. Some are higher, some are lower. You may not know whether you got a deal on your inspection for quite some time when you pay less, but by then it may be too late.
Should I attend the inspection and what should I bring?
It is always best if the client attends the inspection but it’s not always possible. Often commercial investors don’t participate, but most typically home buyers do. A picture is worth a thousand words. You learn about your house and you also get the assurance that your inspector has done as good of a job as possible. There isn’t much you need to bring, but the proper shoes or boots for outdoors, maybe a pocket flashlight, and even a note pad if you are so inclined is plenty. Don’t worry about taking too many notes that is what the report is for.
What will I learn if I attend the inspection?
There are four primary things I am trying to achieve during an inspection:
I don’t need a complete inspection, but I need to understand a condition that has arisen with my property. Can you help?
I am often called upon to review and report on specific conditions of a property. Examples would include:
This is a small example of the type of conditions that I review and report on. A formal review and report of one specific item is usually within the $150- $200 range.
How soon can you perform the inspection?
You normally have 5 to 7 days to complete an inspection on an offer to purchase once it has been accepted. I can normally perform an inspection within 48 hours, but don’t wait until the last minute.
How soon will I have a report once the field inspection is complete?
Normally the same day or at the latest early the next if the inspection is performed at the end of the day. I often perform inspections at the end of the day to facilitate people’s work arrangements. Weekend inspections are not uncommon.
Can others attend the inspection?
It’s not uncommon for the whole fam-damily to show up to see the house. This is fine if it is OK with the owner or agent. Having multiple people participate during the inspection is difficult as it slows progress and can throw the inspector off his normal rhythm. If dad or Uncle Bill needs to participate so someone with a bit of knowledge can decipher what is being discussed that is fine.
When do I pay the Inspector?
Normally payment is made at the completion of the field review. Personal checks are fine as well. You have to trust me for the report, but by then you will.
Should I have you inspect my home before I list it for sale?
There advantages and disadvantages of doing this.
Advantages:
Disadvantage
By law any substantial flaw known about in your home, you are obligated to disclose when selling. If we find larger issues that you are not willing to correct, you may be in a catch 22 situation.
Who gets a copy of the report?
You have paid for the report. The Inspector should supply no-one else but you the report without your permission. The report is written for your use only. If you so choose to supply a copy of the report to your real estate agent to help with negotiations that is up to you. The inspector will not resell the report or supply it to anyone that you have not authorized to have it.
I really don’t need a report, I just want you to review and discuss the property. Would this be an issue?
Yes, legally any inspection is supposed to be communicated in writing.
What about well and septic testing?
On rural properties it is not uncommon for me to perform the well and/or septic testing. These are separate test that do not get performed at an inspection normally.
These tests are often mandated within the offer and most generally are paid for by the seller. However, if the agent is aware of matters they can often coordinate with the inspector to perform these tests during the inspection process. The owner often saves some money and the seller if present during the process gets the assurance that the testing was well performed. The cost varies between $150.00 for a septic test to $330.00 for a full system test of the well and the septic. Sometimes additional costs for laboratory fees apply if more than bacteria testing is needed by the lab. This may be the case under certain mortgage lending conditions.
Should I be concerned about mold?
There are four elements needed for mold to exist: adequate oxygen, a food source, the proper temperature, and adequate moisture. The one that is most easily controlled is moisture. If someone in your family is hypersensitive to mold, you may want to have formal testing for mold. But from my experience almost every structure has some. In Central New York these molds are not aggressive like the monster molds discussed on television. Minimize moisture and you minimize mold; easier said than done in some basements in this area. So some things about the presence of mold:
Should I be that concerned about lead in the building?
It is true that older buildings often were painted with lead based or lead containing paints.
It is likely that if you are purchasing an older home this paint is still in the house. Very seldom is a house completely stripped of all layers of paint to eliminate the lead paint. However, most homes have been painted once or more since the lead containing paint was applied. This generally encapsulates the lead paint and minimizes the risks until you begin remodeling.
That is when you need to insure that the Contractor you have hired has trained people to properly handle older components that may have lead containing paint. Sanding or demolishing these components can release lead dust.
Other places lead may be found in a home:
What about environmental contaminants such as asbestos and lead?
It is typically not the obligation of the building inspector to verify whether these items exist in a house. These components cannot be specifically identified without laboratory testing that may be beyond the scope of an inspection. In homes built in the early 70s or earlier you can almost guarantee these components are there. It just becomes a matter of whether and how much of a risk they pose. Even though the inspector cannot verify these components without specific testing a knowledgeable inspector should know where to look for them. The inspector should be able to identify asbestos-like materials and discuss the risk or lack of that you will take on.
I charge $ 400.00 for a single family home up to 2500 square feet. This covers 90% of the homes in Central New York and would be in the middle of the pack for an experienced inspector’s fee.
Houses less than 3000 square feet usually contain just one each of the following: Roof system, hot water heater, furnace or boiler, and a single electrical service panel no matter how large the individual rooms are.
Homes above 3000 square feet start are getting more luxurious and often have more than one electrical panel, air conditioning, multiple heating systems, and other amenities that smaller homes don’t have. I charge $ 75.00 for each additional 1000 square feet over 2500.
How much is a multi-family home inspection?
Typically the first unit is $ 400.00 with each additional unit adding $ 75.00 per unit.
When you add units you add hot water heaters, furnaces, electrical panels, etc. that need to be inspected and reported on.
How much does a commercial building cost to inspect?
The normal range is between $500.00 and $ 1.500. The best way for me to price commercial inspections is to get the address and view the condition, size, and type of structure from the internet or some other means such as the building’s marketing flyer.
Inspecting a warehouse structure verses a restaurant, or a flat roof structure compared to a residential structure being used as a commercial property are all variables in pricing the work. We need to discuss your needs on the phone. I have inspected warehouses, office buildings, fast food restaurants, retail spaces, nursing homes, telecommunication facilities, dormitories and many other types of structures.
Do I need a radon test?
It depends; first view the county radon map that I have supplied in my articles section. This map will show where the hotter spots for radon are and this may help you decide. There is no guarantee on this matter. You can run across a higher reading in a lower probable location and get fooled. The best way to know for sure is to test using well calibrated and maintained equipment. Even in lower level areas such as north of Syracuse, often the developer brought soils in from other parts of the county that may be higher.
If there is already a mitigation system at the house and its older, we should still consider testing. Often the fans on these systems get older and are not pulling the gases as well as they did when they were installed.
However, I’m not in the Fortune 500 club and I wouldn't expect to treat you like you are. If there is a valid reason that testing can be avoided we can discuss this and eliminate the testing.
How much is a radon test? Who should I hire?
I charge $150.00 for a radon test when the monitor can be set or picked up at the inspection. A radon test requires at least two visits to the property, one when you set the monitor and a second to pick it up.
Be careful who you choose to perform your radon testing, there are nearly 2000 home inspectors in New York state with only something like 40 that participate in the New York State Health department’s Environmental Laboratory Approved Program (ELAP). Legally and ethically you are supposed to participate in this program or a similar national program. Why is participation so low? Because it’s expensive and time consuming, but ELAP certification is the best way to assure that the inspector-tester is performing the checks and balances on their equipment and maintains documentation that insures you of accurate results.
Inspectors that are not certified and supply test results are on borrowed time and the results may not hold up in court or other settings.
Look for a radon testing organization that is ELAP certified. Here is the link to insure your inspector participates: https://www.health.ny.gov/environmental/radiological/radon/certified_radon_testers/county_map.htm
How long does an inspection take? How soon will I have results?
The field work takes around 2 to 3 hours depending on the conditions and type of home, the interest level of the Client, and other parameters such as weather conditions, occupancy, and access to components. Once the property has been reviewed, a single family inspection report may take 1.5 to 2 hours to write. This usually occurs the same day and the report is then immediately sent via email to the client.
What makes your service unique or better than others?
Ever since I was a young adult, construction and engineering has been my focus.
Eight years of formal education with years of hands on experience working on projects and running field crews allows me an insight that most others don’t have. Additionally I have spent years in project managing for the phone company working on highly technical projects that included backup generators, highly sophisticated electrical systems, and buildings that required best practice installations to insure reliability of systems. So, I afford my clients 30 years of property inspection experience, 35 years of construction project management, and three college degrees oriented toward the construction field; that counts for a lot.
It’s difficult to compare this experience with most others in the field. Money magazine says this is an easy in, easy out industry that a person can get started in with little training or skill. So, it may be fine that your inspector spent many years in warehouse management, lawn mower repair, or firefighting- having since migrated into construction and inspections; but how does that type of experience help someone purchasing a home to know if they are making a good decision?
There are lower priced inspectors, why should I pay more?
Yes, there may be lower priced inspectors; as the economy changes I see more and more people training to do property inspections. So, you are going to make one of the priciest investments of your life (buying a home) and rely on someone trying to break into the inspection field by offering a low price? I guess that’s your call. My pricing is within the range of most inspectors that have years of experience performing this type of work. Some are higher, some are lower. You may not know whether you got a deal on your inspection for quite some time when you pay less, but by then it may be too late.
Should I attend the inspection and what should I bring?
It is always best if the client attends the inspection but it’s not always possible. Often commercial investors don’t participate, but most typically home buyers do. A picture is worth a thousand words. You learn about your house and you also get the assurance that your inspector has done as good of a job as possible. There isn’t much you need to bring, but the proper shoes or boots for outdoors, maybe a pocket flashlight, and even a note pad if you are so inclined is plenty. Don’t worry about taking too many notes that is what the report is for.
What will I learn if I attend the inspection?
There are four primary things I am trying to achieve during an inspection:
- Protect my client against potentially costly future repairs
- Identify safety issues
- Discuss and teach the client about maintenance and how to avoid unnecessary future costs.
- To generally teach the client about what components do what and to identify what condition they are in.
I don’t need a complete inspection, but I need to understand a condition that has arisen with my property. Can you help?
I am often called upon to review and report on specific conditions of a property. Examples would include:
- There is crack in the foundation; is it a problem?
- A contractor just finished a project on my property; should I be concerned about the results?
- There is dampness or water in my basement, why is this?
- My roof is leaking; should I repair it or replace the entire roof?
This is a small example of the type of conditions that I review and report on. A formal review and report of one specific item is usually within the $150- $200 range.
How soon can you perform the inspection?
You normally have 5 to 7 days to complete an inspection on an offer to purchase once it has been accepted. I can normally perform an inspection within 48 hours, but don’t wait until the last minute.
How soon will I have a report once the field inspection is complete?
Normally the same day or at the latest early the next if the inspection is performed at the end of the day. I often perform inspections at the end of the day to facilitate people’s work arrangements. Weekend inspections are not uncommon.
Can others attend the inspection?
It’s not uncommon for the whole fam-damily to show up to see the house. This is fine if it is OK with the owner or agent. Having multiple people participate during the inspection is difficult as it slows progress and can throw the inspector off his normal rhythm. If dad or Uncle Bill needs to participate so someone with a bit of knowledge can decipher what is being discussed that is fine.
When do I pay the Inspector?
Normally payment is made at the completion of the field review. Personal checks are fine as well. You have to trust me for the report, but by then you will.
Should I have you inspect my home before I list it for sale?
There advantages and disadvantages of doing this.
Advantages:
- If you have a very nice home that is well kept; you might be able to use the inspection as a marketing tool- a document that complements the home when people pick up other documentation on their tour through the house.
- If you really can afford to fix up items that are mentioned in the report you may avoid the “straw that broke the camel’s back” syndrome. Fixing a number of minor flaws can avoid losing a deal to purchase because a number of small things added up to scare the buyer away.
Disadvantage
By law any substantial flaw known about in your home, you are obligated to disclose when selling. If we find larger issues that you are not willing to correct, you may be in a catch 22 situation.
Who gets a copy of the report?
You have paid for the report. The Inspector should supply no-one else but you the report without your permission. The report is written for your use only. If you so choose to supply a copy of the report to your real estate agent to help with negotiations that is up to you. The inspector will not resell the report or supply it to anyone that you have not authorized to have it.
I really don’t need a report, I just want you to review and discuss the property. Would this be an issue?
Yes, legally any inspection is supposed to be communicated in writing.
What about well and septic testing?
On rural properties it is not uncommon for me to perform the well and/or septic testing. These are separate test that do not get performed at an inspection normally.
These tests are often mandated within the offer and most generally are paid for by the seller. However, if the agent is aware of matters they can often coordinate with the inspector to perform these tests during the inspection process. The owner often saves some money and the seller if present during the process gets the assurance that the testing was well performed. The cost varies between $150.00 for a septic test to $330.00 for a full system test of the well and the septic. Sometimes additional costs for laboratory fees apply if more than bacteria testing is needed by the lab. This may be the case under certain mortgage lending conditions.
Should I be concerned about mold?
There are four elements needed for mold to exist: adequate oxygen, a food source, the proper temperature, and adequate moisture. The one that is most easily controlled is moisture. If someone in your family is hypersensitive to mold, you may want to have formal testing for mold. But from my experience almost every structure has some. In Central New York these molds are not aggressive like the monster molds discussed on television. Minimize moisture and you minimize mold; easier said than done in some basements in this area. So some things about the presence of mold:
- Most homes in this area have some mold – especially in damper basements areas. But in most cases it is not aggressive or bothersome to any substantial extent.
- A good inspector will know whether the amount of mold is excessive or more than typical and it should be discussed.
- The best way to minimize mold is to minimize moisture. This means good gutter systems and drainage around the foundation. In most cases this is all it takes to keep a basement reasonably free of excessive mold.
Should I be that concerned about lead in the building?
It is true that older buildings often were painted with lead based or lead containing paints.
It is likely that if you are purchasing an older home this paint is still in the house. Very seldom is a house completely stripped of all layers of paint to eliminate the lead paint. However, most homes have been painted once or more since the lead containing paint was applied. This generally encapsulates the lead paint and minimizes the risks until you begin remodeling.
That is when you need to insure that the Contractor you have hired has trained people to properly handle older components that may have lead containing paint. Sanding or demolishing these components can release lead dust.
Other places lead may be found in a home:
- The water line coming into the house is still often a lead line and some precautions may be necessary. A knowledgeable inspector should be able to identify a lead water supply line.
- A lead toilet flange can still be found in many older buildings. Although these pose little or no threat to occupants.
What about environmental contaminants such as asbestos and lead?
It is typically not the obligation of the building inspector to verify whether these items exist in a house. These components cannot be specifically identified without laboratory testing that may be beyond the scope of an inspection. In homes built in the early 70s or earlier you can almost guarantee these components are there. It just becomes a matter of whether and how much of a risk they pose. Even though the inspector cannot verify these components without specific testing a knowledgeable inspector should know where to look for them. The inspector should be able to identify asbestos-like materials and discuss the risk or lack of that you will take on.