There are several types of inspections that home buyers can use during the due diligence phase of their purchases. I’d like to discuss a few here.

Standard Home Inspection

Of course you will need the standard home inspection. It seems that this step is skipped more regularly in the current market. But, this inspection may be the most important because often times, it reveals the need for additional inspections. Home inspectors are generalists and are trained in every aspect of the home to be able to identify defects and deficiencies in all components and systems including, structural, HVAC, plumbing, roofing, exterior, interior and even appliances.

Radon Inspection/Testing

A radon inspection is probably the most commonly requested ancillary inspection that I perform. Radon gas is an odorless, colorless gas that naturally occurs. Elevated levels of radon in the home can cause lung cancer. In my area radon levels can be quite high so Testing for radon is a common request. Historically about 40% of my inspections also have a radon test performed.

Mold/Moisture Intrusion Inspection and Testing

Mold testing is another common need during due diligence although not as common as radon testing. Generally, mold testing is not ordered at the time of the standard home inspection but a reaction to findings from the home inspection. Many of my mold testing orders come from inspections that identified a “mold like substance” and the buyers want to determine if mold is, in fact, present or not. I would say that most of my mold tests are performed for home owners that notice something or are feeling ill in their home.

Wood destroying organism/inspect inspections

Some loan types require WDI/WDO inspections as part of the financing, specifically VA loans. These loans required a qualified individual must verify that there is no damage caused by insects including: termites, powder post beetles, carpenter ants, and carpenter bees. The inspector must provide the client with inspection report form NPMA-33 as required by the VA.

Well Inspections/Well Water Testing

If the home you’re purchasing is on a well, a well system inspection with water testing is strongly advised. The cost to abandon and replace a well are significant. A well inspection verifies the proper installation of the water system, connections and pressure tank install. A property transfer well inspection does not include a flow test, however. Flow tests take several hours and are a method in determining the well capacity as well as the health of the well pump.

In Wisconsin registered home inspectors are not qualified to perform well system inspections and do well water testing. A well pump installers or well drillers license is required to perform property transfer well inspections. To my knowledge there are only 3 home inspectors that also hold this license. I hold a well pump installers license.

Manufactured Home Foundation Certifications

If you are purchasing a manufactured home, in addition to the standard home inspection, a foundation certification may be required by your lender. FHA and VA loans required this certification before they will close the loans. A foundation cert. is a letter that is provided to the lender by a structural engineer verifying the home is anchored adequately. Whether that is to a permanent poured foundation wall or set on block piers and anchored to the ground. These restraints are designed to prevent the movement of the home from flooding or other acts of god.

In addition the the anchoring of the home, any additions that are added to the home must be done correctly. An additions certification may also be required by your lender. Basically and deck or lean-to addition cannot be supported by the home since these homes were not designed to withstand these loads. The two inspections may prevent your real estate closing if not performed in a timely manner so it is good to ask your lender if they will be necessary.

Summary

So, as you can tell there are many inspections available to home buyers. Each home may require different services depending on it’s construction and even it’s financing. The Wisconsin offer to purchase also REQUIRES that these services be stipulated at the time you make your offer, otherwise they may not be allowed. If you have any question about this make sure to ask your agent.

I perform all of these inspections and can help with any questions about the process or if the different types of inspections are necessary.

As always, I hope you took some value from this post and if you have any home related questions, please let me know at the email address below.

-AZ

Aaron M. Zuehlke is the owner and a Certified Master Inspector® at Zuehlke Inspection Service, LLC, a full-service home inspection company serving Southern Wisconsin. Specializing in Home inspection, Radon Testing, Mold Testing/inspection, Well Inspections/Well Water Testing, Residential Thermal Imaging, and Manufactured Home Foundation Certifications. He also manages several rental properties through Zuehlk

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