Serving Hernando, Citrus, Pasco, Hillsborough and Pinellas County.
Office: 352-600-6897
    Cell: 352-346-3412
FL #HI9470
NACHI #14081908


Residential Home Inspections

If you make an offer on a Home that's for sale, you will have a limited time to complete a Residential Home inspection. It is highly recommended that you have an inspection to help you become aware of as many issues with the home as possible to help decide confidently if the home is right for you.

An inspection is a general, visual inspection of the home.  A Home inspection report covers the major visible and accessible systems of the house: structural, plumbing, electric, heating and cooling, general interior, insulation, ventilation, siding, windows, doors, roofs and attached garages.
When you get an inspection, you are purchasing an educated opinion, not a guarantee.
A report is not a warranty. It does not guarantee that the house is perfect or that you will never have any future problems. I do my best to help people understand what they are buying or, what they are selling; in the case of a pre-listing inspection.

Pre-listing Inspections

A home inspection, but for the existing homeowner. This inspection is useful to the folks who want to use it as a punch list of issues/defects to get corrected prior to listing the home to stave off unneeded surprises before closing.

Well Water Testing

If you are making an offer on a Home where the potable water is supplied by a well, you will want to have that water tested (Total choliform bacteria analysis). FHA/VA loans require this test be completed for financing. Test samples are collected on Tuesdays, Wednesdays, and Thursdays only.

4-Point Insurance Inspections

Insurance companies typically require a 4-Point inspection before issuing Homeowner Insurance Policies on older homes (usually 20 years old or more). This inspection is for them and not the homeowner. They use this to ascertain the condition of the 4 major systems of the home they are insuring. This inspection is focused specifically and only on the 4 major systems of the home. 

A 4-Point inspection covers:
1.)HVAC System (Heating, Ventilation & A/C)
3.)Roof condition
4.)Electrical system.

Wind Mitigation inspections

Generally, a wind mitigation inspection is needed to determine which credits apply to a home. During a wind mitigation inspection, the inspector looks for key features and add-ons that reduce the amount of damage your home may suffer in the event of a hurricane or strong windstorm. Following Hurricane Andrew, Florida passed a law requiring that insurance companies offer their customers discounts and credits for existing building features and home improvements that reduce damage and loss from wind. In order to qualify for this discount, homes must undergo a certified home wind inspection. However, many Floridians do not know of this law. For more information on wind mitigation please go here.

What does a home inspection include?

A home inspector’s report will review the condition of the following:
Heating system
Central air conditioning system (temperature permitting)
Interior plumbing
Electrical systems
Foundation, basement, and crawl space
Visual inspection of Walls, ceilings, floors
Windows and doors
Attic (Where accessible and safe to navigate).
Visible insulation
Roof cover
Grading, fences, retaining walls if they relate to the possible condition of the home
Evidence of wood destroying insects and microbial organism damage.

What should I NOT expect from a home inspection?

A home inspection is not protection against future failures. Components like air conditioners and heat systems can and will break down. A home inspection attempts to reveal the condition of the component at the time the component was inspected. A home inspector will determine the approximate age of each component and offer advice regarding the average life expectancy to help you plan for future expenses. For protection from future failure you may want to consider a home warranty.

A home inspection is not an appraisal that determines the value of a home. A home inspector will not offer an opinion on whether you should buy a home or what to pay for the home. Those decisions are not part of the inspection process and best left to you, the customer.

A home inspection is a safety inspection, not a code inspection; which verifies local building code compliance. many codes are written with occupant safety in mind so occasionally; a code may be referenced in the report because of a safety issue that's discovered during the inspection.

A home inspector will not pass or fail a house. Homes built before code revisions are not required to comply with the code for homes built today. Home inspectors will report findings when it comes to safety concerns that may be in the current code such as ungrounded outlets above sinks. A home inspector thinks about Safety, not Codes when performing a home inspection.

Some problems with the home are only found by taking apart a section of the structure, which inspectors do not do. We look for indications of a problem and if found; recommend you consult a professional that does, upon confirmation; take apart that particular part of the structure - if necessary, and fix the problem. Inspectors do not move furniture, rugs, personal belongings or other items. Inspectors do not inspect areas which are inaccessible/dangerous such as wet crawl spaces in contact with loose/exposed electrical wiring, the inside of a wall or structurally unsafe roofs, etc.

Inspectors do not go into spaces of the home where the ability to safely move around is severely restricted.

Should I attend the home inspection?

It is often helpful to be there so the home inspector can explain in person and answer any questions you may have towards the end of the inspection. This is an excellent way to learn about your new home even if no problems are found.

During the course of the inspection however, please give me the time and space I need to concentrate and focus so I can do the best job possible for you. While I will be talking to you; the customer, intermittently as I progress through the inspection, trying to maintain a continuous conversation can lead to distractions as I'm sure you can understand.
Therefore, at the end of the inspection I go through all of my findings with you before going to the Office to complete the final report.

Roof inspections/Certifications

Citizens Insurance Company has a new wind-only insurance policy with stricter eligibility requirements.  Home owners must re-qualify for the new wind-only insurance policy.
A Roof Condition Certification (CIT RCF-1 1108) or proof of a roof replacement upon renewal for older Florida homes, based on the following criteria:
1.) Homes over 25yrs of age with roof surfaces constructed of asphalt, fiberglass, composition and wood shake shingles.
2.)Homes over 25 year of age having roof surfaces constructed out of tar and gravel roofing.
3.)Homes over 50 years old with tile, slate, clay, concrete, or metal roofing.
4.)Any roof installed on mobile homes over 20 years old.

If there is no signed off permit for the roof replacement on file at the county building department/Code enforcement office, the insured will be required to have a Roof Condition Certification inspection conducted upon renewal, or the insured may be denied homeowners insurance coverage.

All roofs must be in good condition with no damage including curled-missing shingles, or visible signs of leaking to be eligible for homeowners insurance coverage. Additionally, all roofs, regardless of age, must have at least five (5) years of useful life remaining.

NOTE: Septic Tank & Drain Field Inspections

If you are buying a home with a septic tank, you should consider having it inspected by a professional septic contractor. To properly inspect the septic tank and system, the contractor will need to dig holes to access the underground parts of the system. This will include pumping down and inspecting the tank for cracks, roots and deterioration of the baffles, as well as an inspection of the leach field.

Everything that goes down any of the drains in the house (toilets, showers, sinks, laundry machines) travels first to the septic tank. The septic tank is a large-volume, watertight tank which provides initial treatment of the household wastewater by intercepting solids and settleable organic matter before disposal of the wastewater (effluent) to the drain/leach field.

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