You Found The Right Home, Now You Need The Right Home Inspector

How I perform my Home Inspections

PrimeSpec Consulting -Attic InspectionI have clients asking how I go about doing my home inspections so I thought I would put together this short article.  You can read a more detailed version on my website page “About PrimeSpec”.

I start with a general walk through of the house.  I am trying to identify major issues like cracks or water damage in the walls and ceilings.  This way while am doing my inspection I can look for the cause of the water damage or cracks that I noticed.

The next thing I inspect is the roof.  I am looking for any damage to the roof covering along with the proper flashing of any penetrations through the roof.  Some of the older houses have the heating and cooling systems on the roof, so I will check them also it is time.

Then it is into the attic.  I look at the roof decking and framing for any signs of water leaks or damage.  I will check the depth of the insulation to make sure it’s approximately an R-30 or better.  Many of the newer houses have the heating and cooling systems in the attic so I will check them for proper operation.  I will also check the condition of any visible plumbing, venting and electrical lines observed.

Now it is time to inspect the exterior of the house.  I will start on one side of the house and work all the way around the house inspections everything I come across.  This includes things like the main water supply line, electrical panel box, exterior siding, window and door trim.  I will even inspect the lawn sprinkler system, fencing and gates, barbecues, and water features.  For an additional fee I will inspect the pool and spa.

After the exterior is complete I start inspecting the interior of the home.  The first area I inspect is the garage.  I am checking for proper fire separation between the garage and the house.  If an automatic garage door opener is installed I will inspect it for proper operation and ensure the reversing features are working.  The water heater is typically located in the garage so what will also be inspected.  Next I head into the kitchen.  I inspect all the appliances along with the outlets.  Finally I go room to room throughout the house.  In the living and sleeping areas I will check the doors and windows for proper operation; test outlets and operate the lights; and then check the walls, ceilings and floors for any damage.  In the bathrooms I will operate all the water fixtures checking for leaks or damage.

At the end of the home inspection I review all my findings with the buyer and agent.  The review typically takes about 30 to 45 minutes.  I load all the pictures onto my laptop computer and review them one by one.  This gives the client a chance to ask questions and to take a look at any concerns that I discovered during my home inspection.  I will email the full typed report with pictures and detailed explanations of my findings by the end of the day.

By doing the same thing, in the same order for every home inspection I can get a lot accomplished in a relatively short period of time.  I hope this gives you a better understanding of what goes on during one of my home inspections.

Kevin Shroyer - PrimeSpec Consulting, LLC

Kevin Shroyer is the owner of PrimeSpec Consulting, LLC - A home inspection company located in Gilbert, AZ. Having over 25 years in the building trades industries, he brings a level of knowledge and quality unmatched in the business. Need an inspection in the Phoenix. AZ area? Call 480-570-5615 for a free quote.

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