Services
Total Pictures Home Inspections provides five home inspection service offerings: 6-Point Home Inspection, Pre-Purchase Plus (Buyer) Inspection, Pre-Contract Walkabout, Pre-Drywall Inspection, and State-of-the-Home Inspection.
6-Point Inspection
For the Seller. If you’re looking to sell your home, we are sure you would like to get a contract that maximizes your return on investment and a sale with no surprises. This starts with a sound contract from a prospective home buyer, hopefully without a home inspection contingency that often results in thousands of dollars of concessions or perhaps the dreaded home inspection kick-out negating the contract. One way to seek such a contract is to get a pre-listing 6-Point Inspection.
- Gives buyers more confidence in your home’s condition, relieving prospects’ concerns and suspicions of the condition of the home
- Allows you to see your home through the eyes of a critical and neutral third party
- Alerts you to immediately address safety and other issues before agents and visitors tour your home
- Permits you to make repairs ahead of time without being rushed and paying too much because of a time limit contingency; or you will have the time to make the repairs yourself if qualified.
For the Buyer, the 6-Point Inspection is ideal. The inspection cuts to the chase – are there any substantive issues that would cause me to rethink my purchase decision or are there issues where upon purchase I am going to have to spend substantive dollars to make repairs or replacements. The report looks at the major systems, those systems where high dollars are in play. Sure, a noisy bathroom fan is important but likely not key in the decision-making purchase process. Consequently, the inspector will spend extra time evaluating the major systems. And this leads to another benefit of the report to the prospective buyer. The buyer wants to purchase this home, else why perform the inspection. With the attention paid to the existing major systems, a blueprint of sorts is documented of the then-current as-is state of the major systems of the residence. If there is a problem in later periods, the blueprint provides an excellent tool to evaluate the change in the system, whether through deterioration or breakage. Further, the blueprint provides substantive system information such as model and serial numbers for replacement parts. And of course the report provides a quick reference to the shutdown of major systems should such be needed. All-in-all, the 6-Point Inspection is an ideal inspection for the prospective home buyer.
The 6-Point Inspection is an evaluation conducted by Total Picture Home Inspections, focused on the six primary concerns most often shared by prospective buyers:
- Structure
- Roof
- Electrical
- Heating, Ventilation, Air Conditioning (HVAC)
- Plumbing
- Moisture Intrusion
The inspection is an evaluation of your home structure from the foundation to the roof. The evaluation checks out the condition and lifespan of your heating, ventilation and air conditioning systems and plumbing components; looks for moisture intrusion in the roof structure and foundation areas; and an inspection of your electrical system.
The 6-Point Inspection will be used in multiple ways. Are there any issues a prospective buyer will see during a walkthrough that have been overlooked? Are there any issues that could stop the sale or create an unwelcome negotiation point? If so, pre-listing is the time to make these corrections so that the probability of a smooth sale is increased. If there are no issues, or where issues are corrected and a follow-up mini-inspection is performed giving a ”thumbs up” inspection, the declaration can be shared as part of the sales process, paying for itself many times over.
And for the lucky Buyer that purchases your lovely home, the 6-Point Inspection represents an invaluable guide to each of the major systems of their new home.
Engaging Total Picture Home Inspections to perform a 6-Point Inspection is a prudent move. Peace of Mind. Safety. Knowledge. And less stress!
The 6-Point Inspection Report
The 6-Point Inspection Report is significantly different than the typical buyer’s home inspection report which features issues found during the inspection which the buyer can use to make a decision on purchasing the home or negotiating with the seller to remedy the noted issues.
The 6-Point Inspection Report is an iterative report that presents, in detail, issues found during the inspection and, very important, the salient features of the major systems of the home informing the prospective buyer not just of the state of the home, but of the wealth of the home in terms of key systems. For the issues reported, the seller most often makes the needed repairs/replacements, and the issues are then removed from the report. Ideally, all issues are removed leading to a report free of marginal or defective issues for the noted six areas of attention most often recognized by buyers. The ensuring report now reflects a detailed evaluation of the six areas of attention. This resultant evaluation is generally 75 – 100 plus pages and 150 – 200 photographs and charts. Included in a quick reference guide to system disconnects should they be needed for repairs or an emergency.
In short, the 6-Point Inspection Report provides a detailed analysis of the major home systems to be used as a reference to a point-in-time of the systems, identification numbers for ordering replacement parts, and the emergency shutoff guide. Further, and very important to the selling agent, the report is structured as a sales aid to walk prospective buyers through the major home systems providing a degree of confidence not found in the typical buyer’s home inspection report. Hopefully, and as most often is the case, prospective buyers do not include a home inspection contingency in the contract. After all, the inspection has already been performed and to a degree not seen in a typical buyer’s home inspection report.
Elements of the 6-Point Inspection
Structure
Frame, Foundation, Beams, Bearing Walls, Joists, Columns/Piers/Posts, Subflooring, Landscape
Roof
Type, Observations, Shingles/Roofing Material, Flashing, Skylights, Plumbing/Heading Vents, Chimney, Gutters & Downspouts, Sheathing, Roof Framing
Electrical
Service Entrance, Representative Exterior/Interior Lighting & Outlets, Main Service Examination, Main Service Disconnect, Capacities, Main Service Wiring, Branch Service Wiring, Breakers/Fuses, Bonding, Subpanel Components
Heating, Ventilation, Air Conditioning (HVAC)
Air Conditioning
Type, Compressor/Evaporator, ID, Age & Capacity, Refrigerant, Lines, Disconnect, Operation, Condensation, Return Air Supply, Temperature Differential, Thermostats
Heating
Area Served, ID, Age & Capacity, Operation, Condensation, Distribution/Duct Work, Venting, Fuel Source, Return Air Supply, CO Detector, Thermostats
Ventilation
Distribution/Duct Work
Plumbing
General
Main Service Line, Delivery/Drainage Lines, Water Pressure, Sump and Grinder Pumps, High Loop, and (leak checking for ) Faucets, Sinks, Tubs, Showers, Spas, Toilets, Washer Hookup
Water Heater
Area Served, ID, Capacity & Age, Operation, Distribution Lines, Fuel, TPR Valve, Enhancements, Venting, CO Detector
Moisture Intrusion
Foundation Walls, Basement, Slab, 1st Level Flooring, Roof Sheathing. Mold-like substances observed will be reported.
Pre-Purchase Plus (Buyer) Inspection
This is NOT your typical home inspection. Total Picture Home Inspections clearly differentiates itself form the myriad home inspector organizations providing pre-purchase buyer inspections. Total Picture Home Inspections appreciates the prospective home buyer, not just looking for what is wrong or challenged with their highly regarded home, but also “what is right” with the home. No doubt whenever you are buying a home you need to have the property thoroughly inspected before you close the deal. If you neglect this important task you could end up discovering many problems that you were unaware of. And these problems could be quite expensive to address. Total Picture Home Inspections gives the prospective homeowner peace of mind on understanding the true state-of-the-home prior to purchase.
Total Picture Home Inspections gives the prospective homeowner an additional perspective on the state-of-the-home – “what is right” with the home. Afterall, this is the home the prospective buyer wants to live in. Buyers want to understand the home for not just what is challenged but for what is in place. Consider the first section of the Total Picture Home Inspections report – System Disconnects. This section shows exactly how to “shut down” each major home system in case of repairs or an emergency. How many home inspector reports provide this section? Further, the Total Picture Home Inspections report provides a strong baseline for the major systems so that comparisons can be made when a system needs a repair or upgrade. Again, how many home inspector reports provide this value-add to all major home systems?
Count on Total Picture Home Inspections to provide a wealth of information on not just what requires attention, but “what is right.” Count on an extensive report with a wealth of accompanying photographs and explanatory charts.
Pre-Contract Walkabout
Market conditions are such that a pre-purchase home inspection may not be advantageous to having your offer accepted by the seller. Multiple offers are anticipated, and the seller may lean towards accepting an offer that does not have a contingency pre-inspection. Not having this contingency is challenging for the potential buyer as you certainly want to know the condition of the property prior to submitting an offer.
So What Do You Do?
One way to address the challenge of not having a contingency for a home inspection is to have a Pre-Contract Walkabout. A home inspector will accompany you on your planned walk-through prior to your finalizing a contract should the other conditions prove satisfactory. While the time allotted for a routine home inspection is not available, the hour available during the walk-through can be used by the inspector for what is referred to as a Walkabout – not a Home Inspection but a “Walkabout” to observe the condition of the property.
The Walkabout provides a limited evaluation of major home systems, designed to find notable defects and assess the working order and capacities of major systems, all contributors to post purchase expenses. Areas of evaluation can be pre-agreed between the potential buyer and the inspector, fully recognizing the approximate one-hour time constraint. Generally, the review will include such areas as: 1) review of external features from landscaping to roofing, including adjoining structures (e.g., patios and decks); 2) assessment of observable structural components; 3) assessment of any moisture intrusion from the foundation to roof sheathing; 4) noting the condition, capacities and age of utilities (HVAC, plumbing, main service electric).
While not a full home inspection adhering to established standards of practice, the Walkabout provides the prospective home buyer a wealth of information on the condition of the residence, aiding in the decision of whether to provide an offer on the residence.
Pre-Drywall (New Residential Construction) Inspection
One way to ensure that a house is built according to its specifications is by performing a new home inspection, commonly called a pre-drywall inspection. Even brand new homes can be riddled with problems that will spell trouble down the line. Just because a brand new home has not been lived in, doesn’t mean that there can’t be problems. You have the right to demand peace of mind for your investment.
“Pre-drywall” refers to a phase during the process just after the installation of certain elements such as windows, foundation, flooring, wall and roof components, plumbing and electrical rough-in – and right before the drywall is hung. This in-process or construction-phase inspection is useful because drywall can obscure some aspects of the interior and make identifying or fixing any problems both difficult and expensive, once the new home is completely finished. During a pre-drywall walk-through, the areas of the house that the inspector can check include: foundation, floor system, roof system, wall system, plumbing system, electrical system, HVAC, exterior wall covering and the interior. Further, the home inspector will look at framing, notching of joists, plumbing pipe placement, windows, wall studs, metal protection clips and bars.
State-of-the-Home Inspection
You’ve been in your home for 5, 10 to 20 plus years. If you had a home inspection it was a long time ago. The condition of your home has changed. Key systems are aging and need replacement, but when? Are HVAC temperature differentials within acceptable ranges? Water and gas lines deteriorate over time; what is their condition now? Do leakages put the house, if not you personally, in danger? Have electric branch circuits been added? Are they properly bonded to reduce the possibility of electrocution? Do you have GFCI and AFCI outlets in place? Do you know the effectiveness of insulation decreases over time. Adding or replacing insulation reduces energy costs. Would an infrared scanner pick up moisture penetration hiding behind a wall or roof sheathing? Does your sump pump have a backup system in case the power goes off for an extended period? Is your deck secure to the structure? You’ve seen the failures. Do you have ready access to emergency cutoffs? Finding problems now can prevent major costs later?
These are just some of the considerations the average homeowner faces who has been in their home for some time. Engaging Total Picture Home Inspections to inspect your home even though you have no plans to sell it would be a wise decision. Peace of Mind. Safety. Knowledge. Budget planning.
Do I need the State-of-the-Home Inspection if I have semi-annual checkups on my AC and heating systems? You bet as these are but two of the many home systems from cladding to plumbing to ventilation to moisture intrusion to fire prevention measures to deck, attic and roof structures.
How often should you get a home maintenance inspection?
According to the International Association of Certified Home Inspectors (InterNACHI), homeowners should have their homes inspected annually. And if that seems a little too often for you, try to at least order a State-of-the-Home maintenance inspection every 3-5 years. Especially if your home is older, you’ll want to stay on top of the aging systems and structural components to make sure you know when it’s time to do maintenance or replace anything that’s broken.
The State-of-the-Home Inspection is similar to the Pre-Purchase Plus (Buyer) Inspection. This inspection, however, gives the current homeowner the latitude to focus the home inspector’s attention on various areas depending on repairs and upgrades made to the home. That said, the inspection is an all-encompassing review of all the major components and systems of the home.
POST PURCHASE HOME INSPECTION
What you don’t know about your home purchase can hurt you. Many people purchased their home without a home inspection.
What You Need To Know:
- Do you have any moisture intrusion?
- Do you have any structural issues?
- Gas and water pipe condition
- Roof and attic condition
- Electrical issues
- Plumbing issues
- Ages and useful life of systems
- And more
The buying frenzy is over. You prevailed. You bought your dream home – and everything that comes with it. That includes the internal systems like HVAC, plumbing, and electrical, and the external systems like the roof, foundation, insulation and cladding. Given you passed on a pre-purchase inspection, do you know their condition? Now is the time to find out not only if there are issues with these systems, but what are their lifespans. Are major replacement costs just around the corner or are they a ways off? You need to know for budgeting.
Your bidding posture was just like those of other home purchasers. To be competitive you needed to forego the traditional home inspection. Sure, you looked at the property. You looked at the roof, but did you look at the attic sheathing for moisture intrusion? Did you look at the trusses and connecting gusset plates? How about the insulation? How old is the insulation and what is its depth? How do you think it will read with an infrared scanner? How about the all-important venting? Ridge and soffit, gable or roof mounted fan? How about the duct work? Metal or tubular? Any holes, tears or restrictions that can drive up HVAC costs? How effective is the visible flashing? Any leaks around plumbing vents or the chimney chase?
These are some of the considerations of just one of the twenty-some home systems that homeowners face. Engaging Total Picture Home Inspections to inspect your home now that you are getting settled in is the prudent move. Peace of Mind. Safety. Knowledge.
