While the prices of homes and the availability of mortgages have fluctuated wildly within the past decade, the value of home inspections has remained a solidly reliable and affordable investment. Without the helpful expertise of licensed and trained home inspectors sellers would have much too little guidance when negotiating repair allowances and buyers would likewise be in the dark regarding the condition of the houses they tour when shopping for a home.

The most common type of buyer-ordered inspection is the “limited visual inspection,” which takes approximately two to four hours to complete – depending upon the overall condition of the house, its size, and its age. This type of inspection generally costs between $200 and $800 – again depending on the size and nature of the structure. The inspector looks at the various components and systems in the home such as the appliances, electrical outlets, heating and air conditioning units, and the roof and foundation.

He or she will study the general condition of these items and others in order to determine whether or not they are performing the job they are intended to do. An inspector will turn on the kitchen oven, for example, and check to see if it heats up properly. He or she will make sure the dishwasher cycles as it should, and that the electrical outlets near the sink are rated for safe use near water. If the inspector sees evidence of a more serious problem – such as improper gas connections or inappropriate wiring – then that will be noted in the inspection report and it will be recommended that an appropriately skilled contractor be called in to fix the problem or at least bid on the cost of repairs or upgrades.

If the inspector is able to see that roof shingles are missing, for example, he or she will then look closer for any signs of water damage coming through the attic, walls, or ceilings. Likewise when telltale cracks that are signs of structural shifting or settling are discovered in the brickwork or around doors and windows, the inspector will point these out in the report so that a prospective buyer can have a foundation contractor or structural engineer take a closer look, if so recommended by the home inspector.

The buyer also has the option to order a more comprehensive inspection. This is often done before buying a home with more complex systems or features such as fire suppression systems, or elevators that also fall under special regulatory guidelines. A comprehensive inspection can also be technically exhaustive, as well as invasive to the point of some minor destructive testing. The buyer may also hire a specific type of inspector to follow-up on recommendations made by the home inspector who is a “generalist”. If the home inspection report mentions symptoms of termite infestation, for example, the homeowner can bring in a termite inspector. In the event that there is insulation material that resembles asbestos or mold that could potentially be toxic, the general inspection report may urge the homeowner to contact a licensed environmental inspector for a more exhaustive investigation.

By taking advantage of the services provided by home inspectors, in other words, a buyer can gain insight into issues of concern that might otherwise go unnoticed. The relatively minor problem of peeling paint might be ignored as merely aesthetic or cosmetic, for instance, and postponed for a few years until the homeowner is ready to repaint the house. But an experienced inspector may point out that the paint could be peeling because it is made of toxic lead that could easily sicken small children. An environmental inspector can come to the home, test for lead, and give the homeowner a conclusive answer.

Similarly, a homeowner could be frightened by the presence of what looks like wood devouring insects but an inspector might realize that they are a different species that poses no real threat to the home. Or a homeowner may see scorch marks on an electrical outlet, which normally indicates faulty wiring. An electrical inspector can use professional instruments to determine whether it is actually faulty wiring that might cost thousands to remedy – or if it is instead just an old faceplate which can be replaced with a new one for the cost of one or two dollars.

So while the price of a home inspection represents just a fraction of the cost of the home, it can potentially save a buyer from making a terribly expensive mistake and purchasing a “lemon.” Inspections can also help buyers avoid the error of passing up a perfectly good house due to unwarranted fears or concerns. Regardless of what kind of home it is or what the overall real estate market may be doing, home inspections are well worth a small investment because they offer invaluable assistance to both buyers and sellers.

As summer heads into its last phase many home buyers who have been browsing and shopping begin to make final decisions and submit purchase offers. They’ve toured homes, they’ve looked up information about the local schools, and they’ve compared prices. At last – while they still have an opportunity to complete a move before the kids are back in the classroom – they are headed for the home stretch. But one of the most critical events between the signing of contracts and the closing transaction at an attorney or title company office is the home inspection.

Others who already own their homes are finishing up warm weather home maintenance projects and errands this time of year. They may want to consult with a professional home inspector to ensure that there are no hidden problems lurking and waiting to manifest. They, too, can benefit from the insight of a home inspector. Whatever the motivation or need may be, there are many reasons to seek out a good home inspector during the late summer months.

But some of those relate to more exotic or unusual types of issues such as those that specialized inspectors deal with on a daily basis. Keep in mind that just as no two properties are exactly alike there is also some significant variety within the home inspection arena.

There are special home inspections, for example, that a homeowner can order for the sole purpose of investigating the potential presence of environmental hazards. Someone buying an older home, for instance, may want to hire a licensed environmental inspector to check for evidence of asbestos. Although the use of asbestos is now prohibited in construction materials it was once quite popular and its application was widespread. Many homes now on the market have asbestos flooring, siding, or insulation.

The current owner may not even be aware of the asbestos, either, because sometimes it is not easy to detect. In Victorian era houses, for example, one of the common features is authentic plaster work. Plaster has a distinct antique appearance and many buyers appreciate the old-fashioned aesthetic and practical durability of a skillfully applied layer of plaster. But what most people do not realize is that lots of vintage plaster contains asbestos fibers that were mixed into the plaster slurry in order to help the mud-like material bind together better with more structural integrity.

If asbestos used in any way, shape, or form is disrupted it can enter the atmosphere of the home where breathing those minute particles may lead to serious health consequences. The asbestos can be easily dislodged during a simple repair, renovation, or the normal wear and tear that happens by living in a home. But a qualified and experienced environmental inspector can detect asbestos materials and can even take readings of the air quality inside the home to determine whether or not there are any unhealthy levels of asbestos.

Environmental inspectors and inspectors, who are trained to offer these additional services, can also check for harmful radon gases. Radon is a type of organic gas that often rises up from beneath a home to threaten the health of occupants. Radon is invisible, colorless, and odorless, but environmental inspectors have meters and gauges that can detect it. There are also numerous stains of toxic mold that are often found in homes, and some of these can even be lethal. To be well informed and well protected from such hazards a homeowner or home buyer can enlist the help of an appropriately trained and certified inspector whose particular area of expertise is environmental issues.

Other specialized inspections will cover the issue of harmful pests and insects. Not only can these inspectors look for wood-eating termites but they can also be hired to check for signs of wood-boring bees, disease-carrying rodents, or other troublemakers.

Many homeowners can, for example, suffer extensive and expensive damage from carpenter ants. They may even see ants but not realize that they are the species that devours wood. Wooden siding on a home may look perfectly normal to the untrained eye while it is being silently destroyed from within by a busy colony of hardworking and hungry carpenter ants.

These kinds of inspectors – and other inspection specialists – can also offer useful and valuable home maintenance tips. That way homeowners are more keenly aware of potential threats and can check for visible symptoms that might alert them to call in a professional for a closer and more thorough investigation.

So whatever the field of home inspection expertise may be or whatever kinds of concerns you may have as a homeowner or buyer, check with your local professional home inspectors. They can help. The services offered by the home inspection industry are varied because the issues that can impact your property are also diverse.

The warm weather months are the prime season for real estate buying and selling, and millions of Americans are busy shopping for homes and finalizing their transactions. Purchasing a home is typically the largest financial transaction of a person’s entire lifetime, and those who realize the American Dream through home ownership want assurance that their home is well constructed so that it can potentially last a lifetime. For that reason it is always highly recommended that before closing on any home the buyer should hire a licensed and qualified home inspector to thoroughly evaluate its structural and mechanical performance.

Here are some tips for ensuring a successful home inspection:

• Schedule the home inspection as soon as possible after submitting an offer to purchase.  That will allow you enough time to negotiate any potential repair allowances or expenses with the seller. It will also give you time to have repairs or other remedies completed and, if necessary, inspected again before the date of your closing.

• Attend the inspection, if possible. Being on hand while the inspector examines the home offers you a rare opportunity to ask questions and get valuable home maintenance advice. The inspector can point out particular areas of interest to you and explain any special concerns or issues he or she discovers.

• Don’t neglect the home inspection process just because you are buying a new home from a developer or builder. Some of the most catastrophic problems with homes have been found in new construction, and if nobody has lived in the home before then there is no one to verify whether or not problems or potential problems exist. A professional inspector knows exactly what to look for – even in the examination of a brand new house – and they will give you a full report to help you make your important buying decisions.

• Once you receive the inspection report take some time to read through the entire document. Many homeowners simply scan the report for problems and then toss it out or file it away somewhere. But each report contains lots of insightful information about the property. Knowing what the inspector found and described about your home can make you a more informed consumer and a more conscientious homeowner when it comes time for proactive home maintenance.

• The inspection report also gives you a common reference document that is written in appropriately technical language. That means that referring back to the home inspection report can facilitate clear understandings during discussions about your home with contractors, tenants, insurance companies, real estate agents, and other interested parties.

• Even if the home has been recently inspected and the current owner shares that official inspection report with you, you should still exercise your right to hire your own inspector. Houses aren’t static, unchanging structures. The condition of a home can change drastically within a very short time, and relying on outdated information – even if it was accurate at the time it was compiled – can be a serious mistake.

• Before hiring a home inspector, first confirm his or her professional credentials. Each state has its own criteria and licensing or certification system for home inspectors. You want to be sure that yours has the educational and training background required – as well as current and verifiable professional certification.

A professional home inspection is one of the best investments you can make, and it represents just a small fraction of the cost of the real estate purchase. Nobody would risk buying a car without first having it checked-out by a knowledgeable mechanic or other car expert. Otherwise they can end up paying a considerable amount of money for a lemon. But compared to the price of a home, vehicle purchases are relatively minor. Trust the experts before signing on the dotted line and signing up for a long-term mortgage commitment.

Hire the best possible home inspection professional, and then rest assured that you can make a wise, well-informed, confident home purchase. Not only will the expertise of a professional home inspector provide you will valuable insight and information, but it can also offer you invaluable peace of mind and reassurance during the often stressful process of buying a home for yourself and your family.

A professional home inspection is a standard procedure in the main steps of the typical home buying process, and nobody should consider buying a home without first having an inspection done. Home inspections can also be helpful to investors, Realtors, or those who are planning to rent or lease a property and want to know as much about it as possible before signing on the dotted line or negotiating the price.

Home inspectors are licensed and certified according to the regulatory requirements of each legal jurisdiction or state, and before being allowed to perform inspections they must undergo exceptionally rigorous training and testing. In addition to having to pass one of the most demanding and challenging professional licensing exams, these men and women also have to log extensive hours as apprentices or interns, learning the practical application of their home inspection skills under the tutelage of a more experienced and senior inspector. Then, even after getting the proper credentials and being granted the authority to perform official home inspections, they still have to attend mandatory continuing education sessions to ensure that they stay informed and on the cutting edge in terms of developments in the inspection and home construction industry.

That helps to explain why home inspectors are so heavily relied upon for their expertise in ferreting out any potential problems with a property. Every day the services they perform relieve headaches and financial liability for homeowners, buyers, and Realtors.

The typical home inspection will take anywhere from a couple of hours to an entire day, depending upon the particular features of the home, its size and age, and the various methods employed in conducting the inspection. Most conventional home inspections are ordered and paid for by the buyer because the inspection gives the buyer a keener understanding of the property in order to help them make informed decisions regarding their purchase and contractual negotiations.

The inspection report is a multi-page printed document that describes the architectural features and the location of the home and then gives a detailed outline and critique of all of the major structural and mechanical components or systems of the home. Many relatively minor or more obscure details are also included in the report to help the home inspector’s client gain a complete in-depth understanding of the nature of the property. The inspector will indicate, for example, whether or not the condition of the home reflects homeowner pride of ownership and attention to routine home maintenance and upkeep.

There are extensive sections of the report that describe and explain the mechanical systems of the home – like the HVAC system, the electrical wiring, and the plumbing within the house. The inspector will also test the functioning of such things as ovens and stoves, water heaters, radiators, garbage disposals, garage door opening mechanisms, and thermostats. Visible structural components – like the house framing, the flooring and foundation, the roof, and the insulation in the home will also be examined and evaluated.

If there are features like swimming pools, or landscape irrigation systems those can be usually be added to the inspection, for an additional fee. The inspector will also study the drainage of the terrain to make sure that excess water flows away from the structure in a safe and orderly way. Any masonry will be visually inspected to ensure that it the mortar joints and strong and that there are no problems with moisture seeping into the home through brick or concrete, and that the masonry work is stable and meets standard building codes. Good house inspectors will even check to make sure that the home has adequate ventilation, secure locks and doorknobs, window screens that fit correctly, and paint or other surface coverings to preserve and protect the building.

All of this data is compiled into the report and delivered to the client, usually by e-mail, or posted online in a password protected area; some inspectors will even print a summary report on-site. The client can go over the report along with the inspector and ask any questions, or have the inspector offer more detailed explanations or interpretations of the findings. Having the report not only helps with making home buying decisions, but it also comes in very handy as a homeowner reference and a document that lists various features of the home and indicates which ones may require maintenance or repairs in the future.

That makes the inspection report a really valuable and useful item for the lifetime of the building – and is just one more way that the fees paid to hire a professional home inspector repay the client and are well worth the initial investment.