Thank you for choosing True Measure Home Inspections to perform the inspection on your property! My goal is to help you gain a thorough understanding of the property that you are thinking about buying.
Please carefully read your entire Inspection Report. Feel free to call me after you have reviewed your report, so I can go over any questions you may have. Remember, when the inspection is completed and the report is delivered, I am still available to you for any questions you may have, throughout the entire closing process, and anytime in the future.
A home inspection is a non-invasive visual examination of a residential dwelling, performed for a fee, which is designed to identify observed visible material defects within specific components of said dwelling. Components may include any combination of mechanical, structural, electrical, plumbing, or other essential systems or portions of the home, as identified and agreed to by the Client and Inspector, prior to the inspection process. A home inspection is intended to assist in evaluation of the overall condition of the dwelling. This is not a prediction of future conditions. Your inspection will not reveal every concern that exists or ever could exist, but only those material defects observed on the day of the inspection. The following report is based on an inspection of the visible portion of the structure; the inspection may be limited by landscaping, possessions or a number of other obstructions. Properties being inspected do not "Pass" or "Fail.”
A material defect is a condition with a residential real property or any portion of it that would have a significant adverse impact on the value of the real property or that involves an unreasonable risk to people on the property. The fact that a structural element, system or subsystem is near, at or beyond the end of the normal useful life of such a structural element, system or subsystem is not by itself a material defect. An Inspection report shall describe and identify in written format the inspected systems, structures, and components of the dwelling and shall identify material defects observed. This inspection report may contain recommendations regarding conditions reported or recommendations for correction, monitoring or further evaluation by professionals.
Depending upon the age of the property, some items like GFCI outlets may not be installed; this report will focus on safety and function, not current code. This report identifies specific non-code, non-cosmetic concerns that I feel may need further investigation or repair.
For your safety and liability purposes, I recommend that licensed contractors evaluate and repair any critical concerns and defects prior to the end of your inspection contingency period. Note that this report is a snapshot in time. I recommend that you or your representative carry out a final walk-through inspection immediately before closing to check the condition of the property, using this report as a guide.
During your inspection I use an infrared camera, otherwise known as a thermal imaging camera.
INFRARED THERMOGRAPHY: Infrared thermography detects a temperature difference at the surface of the evaluated areas and components. Any difference in surface temperature is known as a thermal anomaly. Any thermal anomaly found needs to be backed up with other means such as: a moisture meter, amp meter, visibly seeing missing insulation, etc. While using a moisture meter, I will take photos of the meter, and a photo pointing out where the reading was taken. I generally use a non invasive meter that reads units of moisture (0-999). There will be a light on the meter. This light will be green, yellow or red. Green means dry, yellow means moist, and red means wet.
Infrared is not an X-ray or similar technology. An infrared camera cannot detect conditions inside evaluated areas and components that do not produce a temperature difference at the surface of the evaluated areas and components. An infrared camera cannot detect conditions behind obstructions, such as furniture, pictures, and other owner belongings, that obscure the surface of evaluated areas and components. An infrared camera can not detect mold, and this home inspection is not a mold inspection. If this is a concern of yours, I recommend having a separate mold inspection performed.
A temperature difference of at least 10°C (18°F) should exist between the inside wall surface and outside wall surface temperature of the evaluated areas to provide an accurate evaluation. This temperature difference will be estimated by comparing the home's interior surface temperature and the exterior surface temperature. Evaluations performed when the temperature difference is less than 10°C may not produce an accurate evaluation. Evaluation of moisture infiltration requires that the evaluated areas have significant moisture accumulation and that the moisture accumulation produces a detectable temperature difference at the surface of the evaluated areas at the time of the evaluation. Evaluations performed without recent precipitation, evaluations of areas with minor moistureinfiltration, evaluation of areas where moisture infiltration is intermittent or seasonal, and evaluation of areas under similar conditions may not detect moisture infiltration. I will use my best efforts to completely and accurately evaluate in-scope areas and components; however, INSPECTOR MAKES NO WARRANTY OR GUARANTEE OF ANY KIND regarding the completeness and accuracy of the thermographic evaluation.
Photos and Video:
Your report will contain a number of photos and videos to assist in your understanding of the property. Keep in mind that some photos will be for reference of maintenance items and some will be for significant safety items. These photos will serve as an addition to the comments made on particular systems of the home. Please note that not every defect will have a corresponding photo. Some photos will be representative of a larger number of the same defect.
Reading your Report:
While reading your report, you will see the word "Satisfactory". This means that the system or component is performing its intended function at the time of the inspection. You will also see "OK" or "Mostly OK". OK means that the items is in satisfactory condition while "Mostly OK" means that there may be a minor problem with that system or component. In that case, there will be small exceptions that will be listed separately.
Thank you for your business and I look forward to hearing from you in the future!