Frequently asked questions

[Image]Why purchase a home inspection?
An inspector observes and reports about the function and safety of a home.He provides a general overview of the property and recommends more detailed review by specialists (electricians, engineers, etc.) if needed. He determines whether the condition of the home is good, fair, or poor in relation to comparable homes.

How is a home inspection organized?
The house and grounds are arranged into systems. About 3 hours are spent inspecting the house, preferably with the homebuyer attending. This is a good time for the buyer to take a longer, more detailed look at the home. Home inspections provide an impartial review allowing the homebuyer to make an informed decision regarding a home purchase.

Do I need an inspection when buying a new home?
Inspections are not just for aftermarket or re-sales. The tremendous growth of metro Atlanta has strained the ability of city and county governments to fully evaluate new construction. See “Inspector’s Lament” at this web site.
The inspection industry has created standards for inspecting new  construction.  CHI is also well versed in sub-specialties such as stucco and siding.

Do different styles of homes require different types of inspections?
Comprehensive Home Inspections, Inc. has inspected over 4000 homes throughout metro Atlanta. Whether it’s an executive home in Alpharetta, a golf course mansion in Cumming, a Dunwoody or East Cobb 5 over 4, a starter home in Paulding or Henry county, a Candler Park Bungalow, a renovation opportunity in East Atlanta, a Grant Park foursquare or a brick ranch (found anywhere in Atlanta) CHI can provide an informed, thorough review.

How much does a home inspection cost?
We have a standard fee thatcompares favorably with market rates. Additional time may be required for large houses, unusually long travelling distances, or houses with specific features such as septic tanks or pools. Additional time will be billed at an hourly rate hour.  See more about fees here.

When is the inspection report delivered?
Usually the report is faxed to you the day following the inspection. This allows the inspector time to research and review the field observations. If needed, reports can be written at the time of the field inspection.

How does the report fit into the home-buying process?
When a standard real estate contract is agreed upon the buyer is allowed to have an inspector of his choice inspect the property. Upon receipt of the inspection report, the homebuyer may decide to request the seller to make repairs to the home. The inspector should provide additional information about the inspection report at the homebuyer’s request. An addendum to the contract requesting repairs or improvements is then delivered to the seller. Negotiations between the parties ensue until an agreement is reached. The inspector’s job is to inform the homebuyer, not to make any contractual decisions. It is the homebuyer’s responsibility to determine which defects disclosed on the inspection warrant action on the part of the seller.

If repairs are needed who performs the work?
The Code of Ethics for both the state and national organizations, GAHI AND ASHI, require that the inspector not have a financial interest in any repairs or improvements addressed on the inspection report unless that interest is disclosed to all parties. The inspector may provide names of tradesmen or professionals provided the inspector has no financial interest in their receiving work from the homebuyer.

What is, and is not “covered” in the inspection report?
Major and/or immediate defects in the function and safety of the home. Repair and maintenance defects which affect function and safety are included.

The inspector may include comments regarding the age of the components. For new construction and renovations building code and other construction standards may be included.

The inspection is limited to the readily visible portions of the home. No plan review, load calculations or other technically exhaustive evaluations are made unless specifically agreed to by all parties. The inspection is by definition a brief overview. Cosmetic details are not covered: they areas should be reviewed by the homebuyer.

The inspector does not provide repair cost estimates. Prices vary throughout the Metro Atlanta area. It is best practice to obtain several bids for any anticipated repairs.

Low voltage wiring, sprinkler systems, septic tanks, and other components are not usually covered. Review the inspection Scope of Service contract for full details.

Does an inspection report cover energy use?
Not specifically. Energy standards enacted in 1993, along with federal requirements for minimum equipment efficiencies have improved the overall performance of homes. The standards sometimes conflict with building standards (such as foam insulation for foundations). The prescriptive nature of the standards and less thorough builder participation may affect efficiency and comfort.

Comprehensive Home Inspections, Inc. will report specific defects relating to home energy use consistent with the standards at the time of construction. For a more thorough review contact CHI for separate energy/IAQ reports and recommendations.

What are my inspector’s qualifications and experience?
In addition to the certifications and referrals listed above your inspector:

  • Worked and trained for more than 3 years under the supervision of a licensed engineer.
  • Has been a full time inspector for 15 years in the metro Atlanta area.
  • Has developed working knowledge of issues which affect Atlanta area homes:
  • The various types of residential construction; energy, comfort and environmental issues; methods of construction and repair.
  • Has developed contacts with tradesmen and building professionals over the years. These contacts help to provide perspective based upon years of field experience in the Atlanta metro area.
  • Has lived in the Lake Claire/Candler Park neighborhood since 1984.
  • Is familiar with older established neighborhoods.
  • Has inspected homes across the entire metroplex: from Canton to Rockmart, Union City, Peachtree City, Fayetteville, Stockbridge, Covington, Winder, Buford, and Cumming.

Have a question about home inspections? Here, you can find answers to the most common ones, or ask your own!
Dan Curl - Comprehensive Home Inspections Atlanta

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