A: A good home inspection includes a thorough examination and assessment of all the main components of a house from the peak of a home to depths of the basement. Sure, anyone can get a flashlight and a pad of paper and make note of that gaping hole in the side of the house. But can an inspector tell if a roof is almost worn out or that the electrical system is wired properly?

GAHI home inspectors examine all major home components. This investigation includes a thorough review of the home’s exterior, roofing, attic areas, electrical components, plumbing, heating and air conditioning and the basement or crawlspace. Depending on the size and type of house, a typical home inspection’s length of time can range from three to four hours.

The inspector will produce a detailed report identifying all major areas of defects. If the home being purchased is a new home, the code-certified, GAHI inspector will cite the appropriate code to assist the builder in identifying the defect.

For more information GAHI’s inspection protocol, see the GAHI Standards of Practice

Q: When should I have a Home Inspection?

A: On an existing home, a resale inspection usually occurs within five to ten days following the signing of the contract. The sales contract typically identifies explicitly a period of time in an inspection clause. The home buyer should discuss the details of this clause with the realtor and understand the timing of the inspection and request for repairs.

New construction inspections may be done at various phases of construction or at the prior to the closing date. A phased new construction inspection might include: footing Inspections, foundation wall/slab/concrete inspections, framing and systems inspection, final inspection, and even warranty inspections. Many inspectors can be contracted to examine your home through each phases of its construction.

A report will be provided to the buyer at each stage of construction that will enable a buyer to document code violations and provide them to the builder before they become hidden. Phased inspections require close coordination with the builder’s construction schedule to ensure that the home inspector has adequate notice to schedule the inspection.

Contact any Member of the Association for details.

Q: Why should I have a Home Inspection?

A: A: Given the level of investment most people make in their home, a home inspection will reveal any defects or improper repairs made to a home – particularly an existing home. Over time, a house needs on-going maintenance, repairs and replacement of some components. But not all houses are maintained or repaired by qualified or licensed trades-people. Since one rarely knows the maintenance history of an existing home, an inspection will reveal any critical problems prior to purchase.

Some people ask why they should have a new home inspected? After all, all the components are new and the house may have been inspected by a local building inspector. Unfortunately, because of the rapid growth in Georgia, many local building inspectors do not have the time to spend hours reviewing a home, and some jurisdictions in Georgia do not have local building inspectors even though Georgia has a state mandated building code.

Additionally, Georgia does not require that builders be licensed. Some builders are not proficient in building codes, methods or materials. An individual may purchase a house that may soon require expensive repairs or may even become life threatening. Hiring a code certified home inspector will ensure that one’s home does not possess these problems.

Q: Why do prices for Home Inspections vary so much?

A: Each home inspector establishes pricing based on the specifics of the house. Generally, the price quote depends upon the size of the home, the complexity of the inspection and the age of the home. On average, a buyer can expect to pay between $300 and $400 for an average home inspection.

Consumers can best determine why price quotes differ among the potential inspectors by asking questions regarding the inspection process and the report which the inspector will provide. Home buyers should ask the inspector about building code certification and GAHI membership.

Q: What is CABO Certification anyway?

A: CABO is the acronym for the Council of American Building Officials. For many years, the Georgia residential code has been the CABO One and Two Family Dwelling Code. It is currently known as the CABO International One and Two Family Dwelling Code or the Internation Residential Code® (IRC). However, it is commonly referred to simply as the CABO code. The model code organization that writes the code also provides a nationally recognized test certifying individuals that demonstrate extensive knowledge of the code. Those Inspectors are known as Residential Combination Inspector and are awarded certification by the International Code Council®. Your GAHI Inspector will be proud to provide you a copy of his or her certification or ID card upon request.

Q: What does it mean to be "Code-Certified"?

A: The term certified is tossed about by many home inspectors and trade associations. There is really only one code-related certification that is nationally recognized. The International Code Council® (ICC®) certifies individuals in various disciplines through a rigorous testing process known as code-certification. For GAHI, this means that each individual member must pass four 2-hour tests that demonstrate his/her knowledge of the International Residential Code. Many of our members have other code-certifications beyond those required by GAHI. Be cautious in believing that an inspector is "certified", as many times this is a marketing strategy. To make sure that they are actually "ICC Code-Certified" ask for their ID card or a copy of their certificate. You may also visit http://www.iccsafe.org/e/certsearch.html where you can search the ICC database using the inspectors name. Better yet, verify that they are a member of GAHI. All GAHI full members are code-certified.
Until 2002 this certification was called "CABO". ICC now calls the certification "Residential Combination Inspector".

Q: What questions should I ask a potential inspector to find the one that best suits me?

A: Searching for your home inspector from the ranks of GAHI members ensures that those from whom you are choosing are properly insured, educated, code-certified and possess a business license.

Buyers may wish to ask the following questions:

• What parts of the house will you inspect?
• How long will the inspection take?
• What type of report will I receive?
• When may I expect a report?
• May I accompany you and ask questions as you inspect?
• Do you belong to other organizations or have other code certifications?
• Do you have any references?
• What will the inspection cost?

Q: What if the builder or seller does follow my inspector’s recommendations?

A: This frequently happens. No flawless house exists – even a new or custom built home. With an existing home purchase, the buyer must determine what items the seller should fix and what items the buyer can repair. Most home inspectors can assist the buyer with providing a range of estimates for repairing some of the defects.

Builders of new homes, whether spec or custom, are required by Georgia State Law to build to the state mandated minimum codes. If this does not occur, the buyer may have legal recourse and should consult a real estate attorney.

Q: Is it reasonable to demand that all items be fixed before I buy?

A: A: Most existing homes have a handful of minor problems. Some may also have major problems that affect the value of the home. With resale homes, the asking price may or may not reflect the need for repairs. Items noted in the home inspection report may need immediate attention or may be general maintenance items that the new owner will undertake themselves. Additionally, the seller may agree to repair some of the items noted in the home inspection report. Home inspectors do not negotiate or debate inspection items with sellers. A buyer’s real estate agent will negotiate the items within the scope of the sales contract. Home inspectors do not appraise the value of the home and cannot advise whether or not the purchase is a sound investment. Decisions concerning repairs are best made by comparing the cost of needed repairs against the valuation provided by a licensed appraiser. If the cost of repairs is not reflected by a discounted contract price, then it may be appropriate to negotiate some repairs.

With new construction, inspectors will reference the State mandated building codes. Builders are required by law to adhere to the building code. Unfortunately, many new home sales occur prior to discovery of code violations. In these cases, a report from a GAHI code-certified inspector may provide documentation for the buyer in the event that the code violation causes or contributes to damage or unsafe conditions. The builder may be required by law to correct certain code violations even years later. However, it is always best to have a new home inspected prior to the purchase as there is greater negotiating leverage.

Q: What can I do if I am unhappy with my GAHI member inspector?

A: GAHI expects all member inspectors to adhere to its standards of practice and membership requirements. If a buyer is unhappy with the performance or conduct of a GAHI member home inspector, the buyer can contact GAHI staff and file a written grievance that will be addressed by GAHI to assist in problem resolution.

Unfortunately, GAHI cannot take any action against a home inspector who is not a member of GAHI.

Q: Where can I find a contractor to address the items listed in my inspection report?

A: GAHI does not recommend contractors for certain jobs but the organization maintains an Associate Member Directory, which lists all of our Associate Members. Each Associate Member has a specific expertise in the trade and the directory provides a good reference tool for home buyers.

Q: How can I join GAHI?

A: If you are a Home Inspector in Georgia, want to be one, are in a related field and wish to network with qualified Home Inspectors, or just wish to be kept current on topics that affect the Home Inspection industry, then we invite you to become a member of GAHI. Please call our main phone number at 770-952-7811, or come to our next monthly meeting where we will have applications available. Visit the event calendar on the GAHI.com homepage for the meeting schedule. You must pre-register for each meeting. Be sure to see our Membership page for GAHI inspector requirements and an application.