What To Expect From
Your Buyer's Home Inspection

Q. WHAT IS A "HOME INSPECTION"?
A home inspection, when performed by a professional, experienced NACHI certified Home Inspector like Jason Lewis is an objective visual examination of the physical structure and systems of your home, from the roof to the foundation. Jason Lewis' home inspector's report will include an evaluation of the condition of your home's heating system, central air conditioning system (temperature permitting), interior plumbing and electrical systems; the roof, attic, and visible insulation; walls, ceilings, floors, windows and doors; the foundation, basement, and visible structure. Having a home properly inspected is like giving it a physical check-up (which is why many home owners now opt for an annual Conscientious Home Owner's Inspection, to maintain the soundness of their biggest investment). If problems or symptoms are found, Jason Lewis will refer you to the appropriate specialist or tradesperson for further evaluation.

Q. Why do I need a home inspection?
The purchase of a home is probably the largest single investment you will ever make. You should learn as much as you can about the condition of the property and the need for any major repairs before you buy, so that you can minimize unpleasant surprises and difficulties afterwards. Of course, a Lewis home inspection will also point out the positive aspects of a home, as well as the maintenance that will be necessary to keep it in good shape. After the inspection, you will have a much clearer understanding of the property you are about to purchase, and will be able to make a confident buying decision. If you have owned your home for a long time, J.H. Lewis Home Inspections also offers a home inspection that can identify problems in the making and recommend preventive measures which might avoid costly future repairs (see the Conscientious Home Owner's Inspection). In addition, more and more home Sellers are opting to have a Jason Lewis perform a Seller's Pre-Listing inspection prior to placing the home on the market to gain a better understanding of conditions which the buyer's inspector may point out. This provides an opportunity to make repairs that will put the house in better selling condition. It also allows for a more accurate listing and ultimate contract price that will need little to no adjustments, because both Buyer and Seller have this information from the getgo, rather than learning of any issues only after the Buyer's Inspection, when time is usually of the essense.

Q. What will it cost?
The inspection fee for a typical one-family house varies geographically, as does the cost of housing. Jason Lewis' fees conform to industry standards, but may not be the "cheapest." Given his extensive years of experience in the home construction, repair and integrity field, his knowledge, as well as his NACHI credentials, he is well-able to provide for the most thorough home inspection available. Also, in general, within a given area of the country, the inspection fee may vary depending upon the size of the house, particular features of the house, its age, and possible additional services, such as carbon monoxide, septic, well, or radon testing. It is a good idea to check local prices on your own if you are not in the Northeast PA area. However, do not let cost be a factor in deciding whether or not to have a home inspection, or in the selection of your home inspector. The knowledge gained from an inspection is well worth the cost, and the lowest-priced inspector is not necessarily a bargain. The inspector's qualifications, including his experience, training, and professional affiliations, should be the most important consideration. For more information on the National Association of Home Inspectors (NACHI), click here.

Q. Can't I do it myself?
Even the most experienced home owner lacks the knowledge and expertise of a professional home inspector who has inspected hundreds, perhaps thousands, of homes in his or her career. An inspector is familiar with all the elements of home construction, their proper installation, and maintenance. He or she understands how the home's systems and components are intended to function together, as well as how and why they fail. Above all, most buyers find it very difficult to remain completely objective and unemotional about the house they really want, and this may affect their judgement. For the most accurate picture, it is best to obtain an impartial third-party opinion by an expert in the field of home inspection. In addition, for legal/contractual purposes, without an inspection performed by a legally qualified professional, such as J.H. Lewis Home Inspections, your inspection report will not protect your legal and financial interests.

Q. Can a house fail inspection?
No. A professional home inspection is an examination of the current condition of your prospective home. It is not an appraisal, which determines market value, or a municipal inspection, which verifies local code compliance. A home inspector, therefore, will not pass or fail a house, but rather describe its physical condition and indicate what may need repair or replacement. Jason Lewis will not advise you to buy or not buy a particular house, but the information he provides will allow you to evaluate the various aspects that are important to you personally, and with the help of your real estate professional, can allow you to establish the value or cost of each aspect, and determine a price you are willing to pay as a Buyer (if you still choose to buy), or a price you are willing to accept as a Seller.

Q. How do I find a home inspector?
The best source is a friend, or perhaps a business acquaintance, who has been satisfied with, and can recommend, a home inspector they have used. The internet (see http://www.nachi.org) can also help you find a local inspector who is already legally certified as a professionally licensed home inspector in your states. Real estate agents are also generally familiar with the service, and should be able to provide you with a list of names from which to choose. Whatever your referral source, be sure to ascertain the home inspector's professional qualifications, experience, and business ethics before you make your selection. You can do this by checking with the local consumer affairs office or Better Business Bureau, as well as by verifying the inspector's membership in a reputable professional association such as NACHI. If you can not locate a NACHI certified home inspector within a few hours of your home, and must utilize a non-NACHI-certified inspector, you will want to make certain that he or she is certifed by another association and that such an association has a set of nationally recognized practice standards and a code of ethics. Unlike some organizations, NACHI provides members with professional inspection guidelines, and prohibits them from engaging in any conflict of interest activities which might compromise their objectivity, such as using the inspection as a means to obtain home repair contracts. The association should also have rigorous membership and continuing education requirements (again, the premier organization, NACHI, accomplishes all of these goals) to assure consumers of an inspector's experience and technical qualifications.

Q. When do I call in the home inspector?
A home inspector is typically called right after the contract or purchase agreement has been signed, because there is usually a strict time limit within which a Buyer must get his or her Buyer's Inspection, or lose that right. Jason Lewis provides emergent inspections if needed, at no extra cost. He is available on short notice, evenings, weekends and even holidays, if needed. If you are a Buyer, before you sign the contract, be sure that there is an inspection clause in the contract, making your purchase obligation contingent upon the findings of a professional home inspection. This clause should specify the terms to which both the buyer and seller are obligated. Thus, if your Buyer's Inspection reveals some significant flaws or needed repairs, you have the legal right to back out of the purchase or offer a different buying price.

Q. Do I have to be there?
It's not necessary for you to be present for the inspection, but it is recommended. By following a home inspector, like Jason Lewis, around the house, by observing and asking questions, you will learn a great deal about the condition of the home, how its systems work, and how to maintain it. You will also find the written report easier to understand if you've seen the property first-hand through the inspector's eyes. Jason Lewis will often personally direct the Buyer to specific areas of the home of interest to that Buyer, so the Buyer sees first hand a particular issue (postive or negative).

Q. What if the report reveals problems?
No house is perfect. If Jason Lewis finds problems, it doesn't necessarily mean you shouldn't buy the house, only that you will know in advance what to expect. A seller may be flexible with the purchase price or contract terms if major problems are found. If your budget is very tight, or if you don't wish to become involved in future repair work, this information provided by your Lewis Home Inspection report will be extremely important to you. Your real estate professional can help you figure out what you may or may want to do: Ask for a credit at closing (that can be used to fix the problem), ask that the Seller fix the problem at his/her expense, seek to reduce the purchase price as appropriate based on the repair needed, etc.

Q. What if I find problems after I move into my new home?
A home inspection is not a guarantee that problems won't develop after you move in. But it will point out what areas may be future problems, if visible to the trained eye, at that time of the inspection.

Q. If the house proves to be in good condition, did I really need an inspection?
Definitely. Now you can complete your home purchase with peace of mind about the condition of the property and all its equipment and systems. You will also have learned a few things about your new home from the inspector's report, and will want to keep that information for future reference. Above all, you can feel assured that you are making a well-informed purchase decision, and that you will be able to enjoy your new home the way you want to.

To schedule your PA home inspection today with a Certified Home Inspector,
call Jason Lewis of J.H. Lewis Home Inspections, LLC
at 570-704-5376