A Home Inspection is a snapshot of the dwelling at a particular moment of time. It is an objective visual examination of the physical structure and systems contained within the home.

A Home Inspection is not a code inspection; think of it more along the lines of an investigation to discover the “story” of the homes life. It could be a good story, or a not so good one. The Home Inspection report will allow you to read the story with pictures and comments to help you make a much more informed decision regarding your investment.

InterNACHI (International Association of Professional Home Inspectors) publishes a Standard of Practice and Code of Ethics that outlines what to expect during the home inspection.

The Home Inspection report will cover the condition of the homes HVAC system, Plumbing system, Electrical system, Roof, Attic and visible insulation, Walls, Ceilings, Floors, Windows and Doors and the Foundation, Basement and Structural components.

It is important to note that there may be some exceptions. If certain areas are inaccessible (locked door, tenant's belongings in the way) or unsafe conditions (severely steep roofs, poor structural integrity) the inspector will explain the situation and note that they were not able to assess that specific area or system.

A home inspection does not cover cosmetic issues unless that cosmetic issue can become a problem down the road. Some cosmetic defects have the potential to turn into major issues if not addressed.

On average, a single-family home inspection takes around 3 hours to complete, depending on the of the size and condition of the home. Some houses take more time, some take less. After the inspection is complete, the inspector will send the client their inspection report (often within 24 hours) that covers the findings, complete with pictures, analysis and recommendations.

If you have any questions regarding the inspection, it is best to ask sooner rather than later. The inspections tend to get blurred together after a short amount of time. It would be easier to answer questions regarding an inspection that was performed a day or two ago rather than one that took place last week.

Buying a home could be the largest single investment you will ever make. To minimize unexpected surprises, homebuyers should strive to learn as much as they can about the house before purchase. A Home Inspection may identify the need for repairs both minor and major, builder oversights and discovery of hidden issues.

Through the home inspection process, homebuyers will have a better understanding about their prospective purchase which will allow them to make a much more informed decision regarding their investment.

If a homeowner is planning to sell their home, a pre-sale inspection can give you the opportunity to identify repairs and issues needed that will make the home much more appealing to a potential buyer. Houses sell faster when the issues are address prior to listing.

• Clear and safe access to the attic area

• Clear and safe area for roof access.

• Clear access throughout the home to operate and inspect windows, doors, wall outlets, lights, faucets, showers, toilets and appliances.

• Uncluttered access to under sink areas, laundry and utility rooms, bedrooms and living spaces.

• Unobstructed areas around the perimeter of the house and any outbuildings that will be inspected.

• According to the InterNACHI Standards of Practice, home inspectors can not move or disturb personal items, move furniture or do anything that could potentially damage the structure or items in the home.

• We want to give the client the most accurate and detailed inspection/report possible. Help us, help you. If we ask for help to move items or obstructions, please keep in mind we are not authorized according to our standards of practice.

Remember, a Home Inspection is nothing more than a “snapshot” of the home at the time of the inspection. It does not predict future events or provide a warranty for items inspected.

We would recommend that the client be present during the inspection and we encourage you to ask questions during the process. We are hired to take a detailed look at the structure and give our opinion. We can point out items and areas to you that may not be included into our report but would be very beneficial to you as the future homeowner.

In 2001, the State of Florida adopted a new Building code which set very stringent requirements for the construction of new homes to withstand hurricane force winds.

Wind mitigation Inspections specifically target the structural and nonstructural aspects of a home that prevent or lessen damage caused by high wind storms. (Tropical Depressions and Hurricanes)

Wind Mitigation Inspections require a standardized report that tells home insurance underwriters what type of wind mitigating systems your home currently has.

The Wind Mitigation inspection is required by the State of Florida so insurance companies do not withhold discounts on home insurance policies for homeowners who have newer houses or have made specific updates to the home.

The standard reporting form is comprised of seven very specific questions, all to discover what type of wind mitigating systems the home currently has.

1) The age of the home. – Identifies the permitting year when the home was first constructed.

2) The age of the roof. – Identifies the permitting year when the roofing system was installed or replaced.

3) Roof decking nail size and pattern. – Identifies the attachment hardware and method used to install the roof surface.

4) Roof to Wall Attachment. – Identifies the hardware and method of how the roofing system is attached to the exterior wall.

5) Roof Geometry. – Identifies the roofs overall ability on how efficiently it can deflect, resist and withstand high wins

6) Secondary Water Resistance. – Identifies if the roof system has any secondary water protection installed under the roofing shingles/covering to better prevent moisture intrusion into the attic area.

7) Opening Protection. – Identifies all methods the home utilizes to resist high wind and impact damage on all windows and doors. Shutters, impact rated windows and doors, restraints and other barriers are all heavily scrutinized.

Any documented records of renovations, paperwork, manufacture brochures of all doors and windows, window and door data sheets, permit information and any pictures that might have been taken during the renovations/construction.

Remember, we are filling out a report with very specific informational requirements that is required by the state of Florida so the insurance underwriters do not withhold any insurance policy discounts on the home.

This inspection could potentially save the homeowner a great deal of money from the discounts on the insurance policy. We will take any additional information we can get our hands on to get you the biggest discount the home qualifies for.

• Clear and safe access to the attic area

• Clear and safe area to get onto the roof

• Access throughout the home to operate and inspect all windows, doors and skylights.

• Any additional paperwork you may have in regards to the roof, windows, doors, shutters, restraints and barriers.

Before the Inspector arrives onsite, there is around 30 - 60 minutes of paperwork and research that needs to take place depending on the age of the home. Older homes built before 2001 usually require a bit more time than newer homes

Onsite, the inspection usually takes around 60 minutes, give or take, depending on access restrictions.

The inspection report should be completed and published within 24 hours after the onsite inspection.

Please keep in mind, the inspector might request access to retake pictures and/or look at something a little more in-depth. We want to ensure the inspection report is as accurate as possible to ensure you can claim all of the insurance credits the home is entitled to.

A Wind Mitigation Inspection looks at certain building materials and methods/practices to see how well the home will fare during high wind events like hurricanes and tropical storms.

There are similar wind mitigation inspections that take place in other states but the Florida Wind Mitigation Inspection consists of only 7 extremely specific questions. Each question is a chance for an available discount on your home owner’s insurance policy.

If you have not had a Wind Mitigation Inspection done on your home, you should call your insurance agent to see if your home would qualify for discounts.

A 4 point inspection looks at the 4 major systems of the home

• Roofing system

• Electrical system

• Plumbing system

• HVAC system

The insurance company wants to know that an older home has been well maintained, and the major systems are in good working condition. This is not a safety inspection. They are done by a licensed home inspector or building contractor.

The major high dollar subsystems of the home are scrutinized for defects and safety concerns.

Roof - Type of Roof Covering (shingles, tile, rolled etc..). The age and condition of the roofing system. Evidence of roof leaks and damaged roofing material.

Electrical System - The type of the wiring in the home (copper, aluminum, knob and tube). The brand of the electrical panel. The condition of the homes electrical wiring.

Heating and Cooling - Is there central heat and air in the home. The age and condition of the system. Are there signs of leaking or other damage

Plumbing System - Type of supply and drain lines found in the home (copper, CPVC, galvanized, lead, polybutylene, etc.) Is there evidence of current leaks or past leaks? All water supply and drain connections plus the age he age and condition of the hot water heater.

• Access throughout the home to inspect all plumbing connections, electrical outlets and fixtures.

• Clear egress to the roof

• Access to the attic

• Preferably uncluttered under cabinet access to check all plumbing drains on sinks, tubs and other drain lines.

• Clear access to the electrical panel

• Clear uncluttered access to the HVAC system

• Clear access to the hot water heater and surroundings.

A 4 Point Inspection takes somewhere in the 30-45 minute range on most homes. On certain homes the inspection can take an hour or more. We have had 4 point inspections take as little as 30 minutes and some that have taken more than two hours. Every home is unique.

If your home has problematic systems, or does not meet an insurance companies underwriting guidelines, you may be declined. If this happens, you can fix the issue, or contact another insurance company. Common reasons that insurance companies won't insure older homes include:

• A shingle roof that is over 19 years old

• A tile roof or metal roof over 40 years old

• A damaged roof

• Aluminum wiring or knob and tube wiring due to fire hazards

• Certain brands of electric panels including Federal Pacific, Zinsco, Challenger, and Slyvania due to fire hazard

• A home without central heat and air

• Polybutylene plumbing due to the high risk of plumbing bursts.

• A hot water heater over 18 years old.

If your home has one of these issues, be sure to tell your insurance agent up front so you get an accurate quote.

Remember, the Insurance company wants reassurances that the home is in good working order. They are “investing” in your home and want to make sure their investment will not be in vain.

No. whether your home "passes" or "fails" a 4 point inspections, it does not change the cost of homeowners insurance. This inspection simply determines whether an insurance company will offer insurance on your home.