Home Inspections

There are several types of home inspections that you should have done. We will give you examples of what is common in Winter Park, Fraser, Tabernash, Granby Ranch, Granby, Grand Lake, and Hot Sulphur Springs.

A home Inspection by a qualified home inspector

We always recommend a professional inspection.

The inspection not only helps you decide if you can live with any dis-repairs, but gives you an idea of future maintenance and a possible chance to re-negotiate on some issues that may come to light. You may feel comfortable inspecting a property yourself or having a friend in the building business look over a property for you, that is your choice.  Let us know if you decide to do this and who you decide to use and what date. We like to be there after the inspection is done so I can get an overview from the inspector. It is the best  if the buyer can be there for the inspection or after the inspection so the inspector can show you where the water cutoff is, what to turn off or unplug when leaving the house vacant and if you have any other questions about how the water or heating systems work etc…   Inspections usually cost about $350-$500 based on the sq ft.

Here are a few names if you want to call and talk to them about this.

Finishing Touches, Mark Harrington                                        970-887-1010

Tiger Home & Building Inspections                                         970-468-0960
Jim Schoenherr Grand County Building Inspections           970-531-4677                                           Tim Koepke Alpine Meadows Inspections Tim Koepke       970-531-3920

10 Questions to Ask Home Inspectors

Before you make your final buying or selling decision, you should have the home inspected by a professional. An inspection can alert you to potential problems with a property and allow you to make an informed decision. Ask these questions to prospective home inspectors:

1. Will your inspection meet recognized standards? Ask whether the inspection and the inspection report will meet all state requirements and comply with a well-recognized standard of practice and code of ethics, such as the one adopted by the American Society of Home Inspectors or the National Association of Home Inspectors. Customers can view each group’s standards of practice and code of ethics online at www.ashi.org or www.nahi.org. ASHI’s Web site also provides a database of state regulations.

2. Do you belong to a professional home inspector association? There are many state and national associations for home inspectors, including the two groups mentioned in No. 1. Unfortunately, some groups confer questionable credentials or certifications in return for nothing more than a fee. Insist on members of reputable, nonprofit trade organizations; request to see a membership ID.

3. How experienced are you? Ask how long inspectors have been in the profession and how many inspections they’ve completed. They should provide customer referrals on request. New inspectors also may be highly qualified, but they should describe their training and let you know whether they plan to work with a more experienced partner.

4. How do you keep your expertise up to date? Inspectors’ commitment to continuing education is a good measure of their professionalism and service. Advanced knowledge is especially important in cases in which a home is older or includes unique elements requiring additional or updated training.

5. Do you focus on residential inspection? Make sure the inspector has training and experience in the unique discipline of home inspection, which is very different from inspecting commercial buildings or a construction site. If your customers are buying a unique property, such as a historic home, they may want to ask whether the inspector has experience with that type of property in particular.

6. Will you offer to do repairs or improvements? Some state laws and trade associations allow the inspector to provide repair work on problems uncovered during the inspection. However, other states and associations forbid it as a conflict of interest. Contact your local ASHI chapter to learn about the rules in your state.

7. How long will the inspection take? On average, an inspector working alone inspects a typical single-family house in two to three hours; anything significantly less may not be thorough. If your customers are purchasing an especially large property, they may want to ask whether additional inspectors will be brought in.

8. What’s the cost? Costs can vary dramatically, depending on your region, the size and age of the house, and the scope of services. The national average for single-family homes is about $320, but customers with large homes can expect to pay more. Customers should be wary of deals that seem too good to be true.

9. What type of inspection report do you provide? Ask to see samples to determine whether you will understand the inspector’s reporting style. Also, most inspectors provide their full report within 24 hours of the inspection.

10. Will I be able to attend the inspection? The answer should be yes. A home inspection is a valuable educational opportunity for the buyer. An inspector’s refusal to let the buyer attend should raise a red flag.

What a Home Inspection Should Cover

Home inspections will vary depending on the type of property you are purchasing. A large historic home, for example, will require a more specialized inspection than a small condominium. However, the following are the basic elements that a home inspector will check. You can also use this list to help you evaluate properties you might purchase.

For more information, try the virtual home inspection at www.ASHI.org, the Web site of the American Society of Home Inspectors.

Structure: A home’s skeleton impacts how the property stands up to weather, gravity, and the earth. Structural components, including the foundation and the framing, should be inspected.

Exterior: The inspector should look at sidewalks, driveways, steps, windows, and doors. A home’s siding, trim, and surface drainage also are part of an exterior inspection.

·         Doors and windows

·         Siding (brick, stone, stucco, vinyl, wood, etc.)

·         Driveways/sidewalks

·         Attached porches, decks, and balconies

Roofing: A well-maintained roof protects you from rain, snow, and other forces of nature. Take note of the roof’s age, conditions of flashing, roof draining systems (pooling water), buckled shingles, loose gutters and downspouts, skylight, and chimneys.

Plumbing: Thoroughly examines the water supply and drainage systems, water heating equipment, and fuel storage systems. Drainage pumps and sump pumps also fall under this category. Poor water pressure, banging pipes, rust spots, or corrosion can indicate problems.

Electrical: Safe electrical wiring is essential. Look for the condition of service entrance wires, service panels, breakers, and fuses, and disconnects. Also take note of the number of outlets in each room.

Heating: The home’s heating system, vent system, flues, and chimneys should be inspected. Look for the age of water heater, whether the size is adequate for the house, speed of recovery, and energy rating.

Interiors: An inspection of the inside of the home can reveal plumbing leaks, insect damage, rot, construction defects, and other issues. An inspector should take a close look at:

·         Walls, ceilings, and floors

·         Steps, stairways, and railings

·         Counter-tops and cabinets

·         Garage doors and garage door systems

Ventilation/insulation: To prevent energy loss, check for adequate insulation and ventilation in the attic and unfinished areas such as crawlspaces. Also look for proper, secured insulation in walls. Insulation should be appropriate for the climate. Excess moisture in the home can lead to mold and water damage. 

Fireplaces: They’re charming, but they could be dangerous if not properly installed. Inspectors should examine the system, including the vent and flue, and describe solid fuel burning appliances

A Radon Inspection

We always recommend that you get a radon test too. 60% of homes in Grand County have higher levels of radon.   You can buy your own kit or they can test it for you. It can take 4 or 5 days to get results, so you should decide on this quickly so the results are back prior to your inspection objection deadline . You will want to mitigate your radon levels to below 3.9 pCi/l.Y

Well Inspection

Local Well inspectors

Abbott Pump   Bill Abbott                                                                                970-887-0711

Sweetwater Pump                                                                                            970-887-0441

Civil Site and Soil  Karl Smith                                                                        970-531-0617

A Septic Inspection

Local Septic Company’s

Sani King               970-887-3237

A and A Septic     970-389-6510

It is customary in our area that the seller Typically and uncover the tank lids. There are usually two or sometimes three of them and they can be-be a few inches to a couple of feet underground. Mara and I have been known to locate and dig, but it is not our preference! Typically the homeowner or someone is hired to dig or a small backhoe is brought in. The seller is usually also responsible for having the septic pumped. The standard recommendation is that a septic system is pumped every two – five years, however at the time of inspection, the tanks need to be empty. Once the tanks are empty , a camera will then scope the surroundings.
Here is a video of a septic scope. This one didn’t go so well.