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Holmes Inspection Company
Kansas City Home Inspector

(816) 455-8787

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What Really Matters

A common but incorrect assumption is that the inspection report is a mandatory repair list for the Seller. The fact is that Sellers are not required to provide a perfect house. They typically have no such obligation by law or by real estate contracts; therefore, most repairs, replacement or other modifications to the various building systems or components are subject to negotiation between the Buyer and Seller, NOT because it is mandatory for the seller.

Most of the typical inspection report will be maintenance recommendations, life expectancies, minor imperfections, upgrades or safety improvement suggestions. These issues are nice to know about. However, the issues that REALLY matter typically fall into 4 categories:

  1. Major defects: An example of this might be a structural failure.
  2. Things that can lead to major defects: A small roof-flashing leak, for example.
  3. Things that may hinder your ability to finance, legally occupy, or insure the home.
  4. Safety hazards: Such as exposed, live electrical wires, oversized breakers, etc.

Buyers sometimes request that certain conditions be repaired before the close of escrow, and Sellers may agree to some of those demands. But with most building defects, Sellers make repairs as a matter of choice, not obligation, in order to foster good will or to help facilitate the sale. Sellers can typically refuse any repair request unless required by law, local ordinance or the real estate purchase contract. Therefore after reading our report, consult your Realtor or an Attorney as how best to proceed with the transaction.

What Is A Home Inspection?
What Is Inspected?
Are There Limitations Not Part Of The Home Inspection?
Can The House Fail The Home Inspection?
Can I Be At The Home Inspector?
What Kind Of Report Will I Receive?
When Will I Receive The Inspection Report?
How Long Does An Inspection Take?

What Is A Home Inspection?

A home inspection is a visual inspection of the readily accessible major systems and components of the home at the time and date of the inspection. This will provide you with a better understanding of the physical conditions of the property.

 

What Is Inspected?

We inspect the readily accessible major systems and components of the house. These include, but are not limited to: the roof and attic, exterior coverings including site grading, living areas, attached garage, structure/foundation, electrical, heating and cooling, major built-in kitchen appliances, laundry room and visible health and safety items. Testing for radon, termite and mold inspection are optional at additional fees.

 

Are There Limitations Not Part Of The Home Inspection?

YES … A home inspection is NOT a code compliance inspection nor does it cover any area which is not exposed or any items that may be concealed. The inspection does NOT include any destructive testing or dismantling. We can NOT see through walls or predict the future! If we could do either of those, we’d be in another line of work earning a lot more money. It is NOT intended to determine the property value, AND it does NOT protect a client from unexpected or unforeseen future failure of any system or components and is NOT intended as a substitute for an insurance policy.

 

Can The House Fail The Home Inspection?

  1. NO. We may find things that weren’t expected. That’s what you want, right? No house is perfect, not even new construction. The inspection is NOT a “passing” or “failing”, event but is similar to a doctor’s office physical. It is intended to report on the visible physical condition of the house at the time of the inspection in a straightforward, professional manner while indicating what repairs OR modifications might be recommended or what items may need to be monitored for change in the future. Results can then be compared to the “Real Estate Purchase Contract” and a determination made as to how to proceed, and what items may be subject to negotiation.

 

Can I Be At The Home Inspector?

YES. In fact, every client is encouraged to attend their home inspection. The home inspection is a valuable learning experience for most home buyers and we consider the client’s presence a very important aspect of the inspection. The home inspector will provide valuable insight and perspective concerning the home and its systems, and will comment on important maintenance issues regarding the house. If you cannot attend your home inspection we can provide a follow-up phone consultation with your inspector so we can review the inspection and answer questions you may have.

 

What Kind Of Report Will I Receive?

Basically, a computerized thorough report. We employ the latest hardware and software to create a computer-generated report to transmit our findings, and we include digital photographs of pertinent issues that we might find. We strive to construct our reports in an easily “readable” format without the use of fancy jargon; anyone, irrespective of their background or knowledge of homes, should be able to read and understand our reports. Our report system has proven to be very effective and has been very well received.

 

When Will I Receive The Inspection Report?

The client receives the report via e-mail within 24-48 hours after the onsite inspection was performed … Except for some environmental tests that may take longer to process.

 

How Long Does An Inspection Take?

A typical inspection for an average size home normally takes 2½ to 3½ hours to accomplish. Larger and/or older homes may take significantly longer because, quite simply there is more to look at, inspect and report on.