Home Consultations / Mini Inspection - FAQ’s
What separates you from other inspectors?
There’s a lot of home 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?
The tools below are all used during full home inspections. During walk-through inspections, some of the tools are used based on the limited time frame given.
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
How long does an Walk-through inspection or home consulation take?
This depends on how long we have access to the home for. This is a popular option for buyers that intend to make an offer not contingent on a home inspection. This walk-through inspection is usually performed during the showing. I’ve completed a very quick overview of the house in as little as 15 minutes. Obviously, the more time we have the better. Also, it depends if the home is vacant or not.
What do I look for on walk-through inspections?
I’m looking at items that are expensive to repair or replace (roof, windows, heating/cooling equipment, etc…) & various safety items. I also provide manufacture dates for heating/cooling equipment & water heaters. I also provide a BuildFax report that details any permits that have been issued to the home (this is available only in certain cities).
What don’t i inspect on walk-through inspections?
I do not walk upon roof surfaces, access attic spaces, open electrical panels, test heating and cooling equipment, monitor for Carbon Monoxide and many other items that are normally inspected or tested during a standard home inspection.
Should I still have my home inspected before or after i move in?
Yes, I recommended it. Walk-through inspections are extremely limited. There’s many items that may require maintenance or repair. Also, it’s good to know where various water and gas shut-off valves are located.
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.
do I get a report?
You’ll receive a summary of my findings. This is a simple one page document. I’ll also take photos during the walk-through inspection and will send to you via email.
What if there’s an issue after we move in that you didn’t inform us of?
On full home inspections or buyers inspections the limit of my liability for items I may have missed extends to the cost of the inspection. However, due to the limited nature of the walk-through inspection I require clients to sign a liability release.
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 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.
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 walk-through or showing.
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.