Two Types of Home Inspections

There are two types of general inspections.

One is the Limited Visual Property Inspection and the other is a Comprehensive Property Inspection. Of the two, the limited visual property inspection is, by far, the most common inspection performed.

The Comprehensive Property Inspection takes approximately one to two days to complete. Inspection time varies based on the conditions and age of the property, as well as sub-contractors scheduling. This type of inspection generally costs between $2000 and $5000 or more, again, depending on condition, size and age of the property, as well as inspection scope and geographic region. (An example of inspection scope would be: with or without a pool inspection.)

A Limited Visual Inspection takes approximately two to four hours to complete. Inspection time varies based on the condition, size and age of the property. This type of inspection generally costs between $300 and $800, again, depending on condition, size and age of the property, as well as inspection scope and geographic region.

The Comprehensive Property inspection

The Comprehensive Property Inspection is technically exhaustive and can be invasive to the point of some minor destructive testing. Several different trades are scheduled to take part in the inspection process. Testing includes the use of highly specialized equipment, as well as some dismantling of system components. May also include testing of soil by a Geo-technical engineer, and/or examination of the property by a structural engineer.

Examples of Comprehensive Property Inspection Scope Determine Code Compliance

  • Analyze Structural Load Bearing Capacity of Components
  • Scope the Chimney Look for Underground Storage Tanks
  • Examine the Efficiency of Heating and Cooling Systems
  • Disassemble Furnace to Examine Heat Exchanger
  • Inspect Solar Systems Inspect Saunas
  • Inspect Fire Suppression System
  • Test Every Electrical Wall Receptacle and Wall Switch
  • Perform and Amp. Load Test on All Circuits
  • Scope Main Drain Lines Inspect Septic Systems
  • Operate Gas and Water Shutoff Valves and Light Gas Fireplaces
  • Inspect Landscape Irrigation System
  • Operate All Appliances
  • Operate All Windows

The Limited Visual Property inspection

The Limited Visual Property Inspection is a non-invasive, non-technically exhaustive, physical examination of the property. It is designed to identify material defects in systems, structures, and components of the referenced property and its associated primary parking structures,as they exist at the time of inspection. A material defect is a condition which significantly affects value, desirability, habitability or safety of the building. Style, cosmetic items, neighborhood and appraised value are not part of the inspection. The inspection is limited to those specific systems, components and structures that are present, visually accessible and identified in the inspection report. Systems and their components are operated with normal user controls only, and only as conditions permit. There is no dismantling of any system structure or component, or performing any intrusive or destructive examinations, tests or analysis. Inspection does not include the operation or evaluation of any low voltage electrical antennas, security systems, cable television, Internet, telephone, satellite, intercoms, timers, computers or any other non- primary electrical powered devices. This inspection report meets or exceeds all national professional inspection organization requirements.

The Inspector shall prepare a written inspection report for the sole use and benefit of the Client. The Client agrees to assume risk for all conditions which are concealed from view at the time of the inspection, as well as items outside the inspection scope. Inspection is not code compliant for past or present code conditions, nor is it a permit verification. Additionally, the inspection does not in any way address the possible danger from any potentially harmful substances or environmental hazards including, but not limited to: formaldehyde, toxic materials, combustible materials, mold, radon, lead paint, corrosive contaminants, geologic substances, wildfires or floods.

Examples of Limited Visual Property Inspection Scope

  • Observe Structural Components
  • Observe Visible Exterior Items: Foundation, Walls, Roof, Chimney, Patio, and Porches
  • Enter Attic, with Minimum Three Feet Headroom
  • Observe and Operate Permanently Installed Heating and Air Conditioning Systems with Normal User
  • Controls
  • Test Sampling of Random Electrical Outlets
  • Visually inspect electrical service panel
  • Operate All Faucets, Tubs, and Showers
  • Observe the Functional Flow of Drains
  • Observe All Visible Gas and Water Supplies
  • Operate All Built-In Appliances
  • Operate One Window per Room