Observant Home Inspection LLC Services

An experienced inspector will prepare your home inspection reports with easy-to-read details on the condition of every major component from the roof to the basement, major and minor deficiencies, any major expenditures necessary, what to watch out for, helpful home preservation tips, safety concerns, and much more.

Our home inspector will review the detailed report with you to make sure you understand everything and answer any remaining questions.

pre-purchase inspection

Buyer Pre-Purchase Inspection

A home inspection is a visual process where all of the items typically used within a home are tested and/or operated to verify proper operation or installation. Doors and windows are opened and closed, roofing materials inspected, and air-conditioning and heating systems are operated. The inspector will fill the sink(s) and tub(s), run the shower(s), and flush the toilet(s). Upon completion, the inspector will provide a verbal summary at the end of the inspection and a detailed report with annotated photos and an easy to read summary will be emailed to you within 24-36 hours.

Radon Testing

Testing for high levels of radon gas has become a common request of future home owners, as well as current home owners. High levels of radon gas is the second leading cause of lung cancer and is particularly dangerous to children and compounds the risks to those who smoke.

There are passive and instrument recording means of testing. We are certified in the use of a femto-Tech recording instrument in conjunction with a certified radon analysis from Air-Chek that provides graphs of radon levels and the environmental conditions during the testing period. Testing takes a minimum of 48 hours after closed house conditions are established. Three days is a preferable testing period to provide clearer results versus varying weather conditions. The results of the test are available a few hours after the testing is completed.

Swimming Pool

Pool Inspections

A beautiful-looking pool should not fool you into thinking everything is okay. You need to have peace of mind knowing, for instance, that the pool is properly plumbed, that all equipment, skimmers, and lights are working properly, and that GFCIs are properly installed. You need to avoid being caught off guard if costly repairs are needed. A pool inspection is money and time well spent.

What is included in a pool or spa inspection? The condition of all accessible components of the pool, equipment and surrounding environment are evaluated, including a safety checkup of the pool and pool area. We note the condition of the pool walls, coping, stairs, skimmers, diving board, ladders, filter and multiport valve, pump and motor, chlorinator, heater, automatic cleaner, underwater lights, time clock, valves, fencing, decks, winter cover, and spa if applicable.

Owner/Seller Pre-Sales Inspection

Listing inspections are very good for the homeowner who may not be in tune with the condition of their home. A great many sales are cancelled due to the buyer’s shock at the “functional condition” of the home. It may look great, but have serious technical, safety, or functional issues present without the owner’s knowledge. Having the home inspected prior to placing on the market is the ideal way to identify and either repair or disclose the issue found in the inspection report. Obviously, repairing the items would be the most beneficial towards completing the sale. However, there may be financial reasons where the owner can’t make the repairs. Disclosing them up front and pricing the home based upon that disclosure will often times produce a higher net sales price for the owner.

"Landlord/Investor" Residential Inspection

Investor property inspections are performed prior to purchase as well as periodically during ownership. Pre-purchase inspections are performed to identify defects prior to taking ownership to negotiate repairs or price adjustments which reflect the condition of the property. Periodic inspections for properties currently in your portfolio would ensure the identification of needed repairs following say a long term tenant’s departure. Long-term tenants sometimes neglect to mention repairs and/or abuse the property during their tenancy. Identifying those problems early is the key to profitable ownership.

Observant Home Inspection LLC 585-44HOUSE (585-444-6873) home-inspection@observant-home-inspection.com