faq
We know you have questions concerning your home inspection.
To make it easy for you, we've compiled a list of the top questions so you can get the answers you need.
General Questions
How long does the inspection take?
A typical inspection takes about 2-3 hours on average. Please note, this is only an average and some homes may take less time, or more time depending on the condition of the home, the size of the home, and how many questions the client or agent has for the inspector.
What insurance does RIA carry and why is it important to me?
RIA carries Errors and Omissions insurance, General Liability insurance and Workman's Compensation insurance. Errors and Omissions insurance protects you in the unlikely event we do not report a major defect in your home. General Liability protects you in the event we accidentally damage something in the home. Workman's Compensation insurance is often required by a builder or developer to protect them in the event our inspector gets hurt on the job site.
What is the cancellation policy?
If you need to cancel your inspection, please call our office at least 24 hours in advance to avoid a $95.00 charge. If you are purchasing a new construction home, you or your agent should make sure the utilities are on at least 24 hours before your inspection is scheduled. Onsite agents and builders have many homes to keep track of and do not check to make sure everything is complete for the inspection.
Should I let the homeowner know the inspection will occur?
Either you or your real estate agent should give the homeowner a courtesy call so they are not surprised that we are inspecting their home. Problems can occur if the homeowner is not made aware of the inspection and it is your and your agent's responsibility to inform them so that they can prepare their home for inspection. This includes making sure pets are secured, making sure the lockbox or other form of access is available, and making sure there are not any stored items that may obscure access to areas that need to be inspected.
What is the Inspection Agreement and do I have to sign it?
The inspection agreement helps to ensure that you will be covered by our errors and omissions insurance. The inspector will give you a copy at the inspection. The client (the name of the person on the report) must sign the agreement. If you cannot attend the inspection, we can fax or email the agreement. Acceptance of the inspection report means you comply with the terms and conditions of the agreement.
Does RIA "guarantee" an inspection?
Yes, RIA offers a 90 Day Limited Warranty on your inspection. The explanation of the warranty is included in your inspection report that you receive onsite. If you cannot attend the inspection, you can review and print the warranty here. With the acceptance of the inspection report, you are accepting the terms and conditions of the warranty.
What does the inspection include?
During the inspection, our inspector will look at all aspects of the house, including the exterior, interior, plumbing, electrical, and HVAC. The average inspection takes approximately 2 to 3 hours. For a construction phase inspection, the inspector will look at the structural components, as well as the plumbing, electrical, and HVAC roughins. This inspection will take approximately an hour and a half. When scheduling your final inspection, be sure all of the utilities are turned on. Cosmetic items and inaccessible areas are not part of the inspection process. See Inspection Services for a more detailed list of what each inspection includes.
Do I have to attend the entire inspection?
If at all possible, you should attend the inspection. It is best if the inspector can point out problem areas to you and ease any additional concerns you may have. If you cannot attend the entire inspection, you can come to the inspection about an hour and a half after the scheduled time if you do not want to stay for the entire inspection. At that time, the inspector can go through the areas of concern with you. If you cannot attend, please let us know so that we can make arrangements to send you the report, collect payment, and have you sign the inspection agreement.
What does my report include?
At the end of the inspection, the inspector will produce an onsite, 17 page computer generated report. For construction phase inspections, the report is 8 pages. Our report includes a mechanical and structural analysis of the exterior and the interior of the home. We provide a hardcopy of the report to you and/or your agent at the time of the inspection, and we can also fax or email it. Your report is confidential and we cannot give it to anyone without your permission (other than your agent). You are not required to give the report to the homeowner or the listing agent. If you need additional copies of the report, we can fax or email them from our office.
How do I pay the inspector?
You can pay by cash, check, or credit card (Visa, MasterCard, or American Express) at the time of the inspection. If you cannot attend the inspection, you will need to provide us with a credit card number.
Does RIA inspect alarm systems?
Our inspectors do not inspect alarm systems as part of the normal inspection. We can send out a Brinks professional, free of charge, to do an onsite report for you on your alarm system. This is a very valuable service that we offer our clients to ensure the peace of mind a security inspection can give. If there is not an alarm in the home but you are interested in installing one, our inspectors can give you information on Brink Security Systems.
Does RIA offer radon gas testing and should I have a radon test done?
The Environmental Protection Agency (EPA) recommends radon testing on all homes. Radon gas has become the nation's number one air pollution problem. A radon contaminated house poses a health risk and is the principal cause of lung cancer among nonsmokers. Radon gas can seep through many places in a house, including cracks in a concrete slab, cracks between and in poured concrete and blocks, slab footing joints, exposed soil, sump pump openings, weeping tile, mortar joints, loose fitting pipes, granite, and water. Mechanical devices such as fans and oil burners, which can actually pull the radon in by lowering interior air pressure, may assist the flow of radon into houses. Even fireplaces can have this effect. Once the inside of a house has been made as tight as possible for energy savings, radon has no way to disperse into the outside air. It becomes trapped and can accumulate until it reaches dangerous levels. Radon is especially high among areas where granite is present, and Atlanta sits upon a large reserve of granite. Radon is colorless, odorless, and tasteless and can only be detected through a radon test. Many times, there is a simple solution to a radon problem, however, you must know about the problem in order to fix it! A radon test only takes 48 hours. We leave either a continuous monitor or a canister in the house, and we will return two days later to pick it up. Results of the radon test are ready shortly thereafter. See Homebuyer & Seller Issues for more information on Radon gas.
Does RIA offer toxic mold testing and should I have a mold test done?
Mold has become an increasingly important issue to today's homebuyer. Mold is commonly found in homes and thrives where spores can find sources of water, including moisture from flooding, plumbing leaks, roof leaks, showers and bathtubs, refrigerator water pans, clothes dryers that are not vented to the outside, or water found in houseplants. Mold can be dangerous to one's health because a) some molds are toxic and b) mold spores travel through the air, making it possible to inhale mold spores. Not all molds are toxic however, people with asthma or allergies and people with weakened immune systems have more difficulty coping with mold. Certain toxic molds have been linked to the death of infants (stachybotrys), but most molds just cause allergic reactions. Sometimes reactions can be so bad, and mold growth so substantial, inhabitants are forced to move out of the home. We have worked with clients in the past who have had severe health complications because of mold growth. It is impossible for anyone to distinguish between toxic and nontoxic molds just by visual inspection. A professional sample must be taken and sent to a mold laboratory for analysis. If the mold in your home is toxic, it must be cleaned by an industrial hygienist and the source of the mold growth must be corrected. If the source is not fixed, the mold will likely return. RIA performs testing to determine if mold is toxic. A swab test is used if mold can be seen. If mold can be smelled in finished areas of the home, a carpet sample and an air sample are taken to determine if mold spores are being produced inside the home. If mold can be smelled in unfinished areas of the home, just an air sample will be taken. If mold is found or smelled in your home, the inspector will recommend a mold test. If mold is found, always have it tested. Click here for more information on mold.
Questions After the Inspection
What if I have questions after the inspection takes place?
Please feel free to ask the inspector any questions when the inspection is complete. After the inspection, if you have additional questions, please call or email our office at riateam@residentialinspector.com and we will get you in contact with the inspector if our "in-house" inspector is not available.
Can the inspector come back to inspect that repairs were made properly?
If you would like to schedule a reinspect, the inspector can come back with the original report in hand and make sure repairs were made for an additional charge. Please call the office to schedule the reinspect 2 or 3 days before you need it.
Can I send comments to RIA about the inspector?
We will email or fax you an evaluation survey the day after your inspection. Honest answers help our company and our inspectors improve and please feel free to include additional comments. Go to Submit Evaluation to fill out the evaluation online. You can also submit comments via email at riateam@residentialinspector.com.
Where can I find information about products under class action suit?
Click here for Homebuyer Issues to find information on Louisiana Pacific Siding, Synthetic Stucco, Radon gas, Asbestos, Masonite Siding, Mold growth, Lead Based Paint.
Where can I find information on maintaining my home?
Click here to review our list of Home Maintenance topics. You can also be added to our emailing list to receive important information each month about maintaining your home.
Just provide us with your email address and we'll add you to the list. We
do not give your email address out to any third party.
Questions About New Homes
Is it necessary to have a new home inspected?
YES! Many people feel that the county inspection and/or the walkthrough with the builder is an adequate way to inspect a new home. County inspectors spend about 15 minutes in a home (while a certified home inspector will spend 23 hours), and builders are very unlikely to find problems with the homes that they have built because of the costs associated with making repairs. We usually find more problems with newer houses than with older ones. Catching problems early on, while the home is new, can save thousands of dollars in repairs later on. Homeowners will have to correct building code violations missed by county inspectors when they go to sell the house in the future.
What credentials do RIA inspectors carry and why are they important to me?
In the State of Georgia there is no required licensing for home inspectors. That means that anyone, even a person with little knowledge of homes, can call himself a home inspector. Our inspectors are certified through the American Society of Home Inspectors (ASHI) which is the highest nationallyrecognized organization for home inspectors today. ASHI sets guidelines for inspecting, report writing and ethical practices for home inspectors. Our inspectors are also ICC code certified. ICC is the International Code Council, a nonprofit organization that writes building codes that homes should be built in accordance with. The State of Georgia has adopted the 2000 ICC codes for use in all its counties. Having this certification means our inspectors can tell you if a home you are purchasing is built according to state mandated code regulations. It is important to make sure your home, or the home you plan to buy, meets code for safety reasons to avoid potential costly problems, and for resale value.
What's the difference between county codes and the ICC code?
If you own or are purchasing a new home, it is very important that you have a ICC code certified inspector inspect the home. Make no mistake, Georgia counties use the ICC code, the SBCCI Plumbing code, and the National Electric Code for building. The county IS allowed to modify the code, but only to EXCEED what currently exists. In other words, each county in the State of Georgia either meets ICC building codes or exceeds them. Don't be fooled by a builder who says a home is built according to a specific county code and refuses to change something to meet the ICC code. Each home built in Georgia is required to be ICC code compliant.
Can RIA send copies of credentials and insurance certificates to my builder?
We can fax the required documents to the builder before the inspection is performed. Please let our office staff know if this is necessary.
What is a one year warranty inspection?
The sale of a new construction home typically includes a one year warranty in which the builder will correct any problems encountered within the first year of ownership. It is wise to have an inspection conducted shortly before the one year warranty expires so you will know what to have the builder correct.
I am buying a new and/or vacant home. What if the utilities are not on at the time of the inspection?
In new and/or vacant homes, utilities can sometimes be an issue. We make every effort to confirm with you and your agent that the utilities will be on for the inspection. The builder/owner should be able to turn on temporary utilities for the purposes of the inspection and walk thru. Please confirm with the builder, sales office, listing agent, or homeowner that the utilities will be on for the inspection. The number one reason people cancel inspections is because the utilities are not on so please make sure you give us 24 hours notice if there is a problem.
Questions About Stucco Inspections
What does the stucco inspection include?
The stucco inspection is a visual examination of the exterior stucco and typically includes a moisture test on the stucco. The moisture test determines the level of moisture that the stucco wall is retaining beneath the surface using moisture scanners and probe meters. The inspection also includes a visual examination of the condition of the stucco for proper flashing, bottom edge termination, cracking and other problems.
What credentials do RIA stucco inspectors carry and why are they important to me?
For stucco inspections, our inspector carries a certification through the Exterior Design Institute (EDI). EDI teaches and trains inspectors on all aspects of stucco including materials, installation and problems associated with stucco.
What does the stucco report include?
At the end of the inspection, the inspector will produce an onsite 5-7 page computer generated report detailing the moisture readings and locations taken, problems noted at the time of the inspection and recommendations for repair. We provide a hardcopy of the report to you and/or your agent at the time of the inspection, and we can also fax or email it. You are not required to give the report to the homeowner or the listing agent. If you need additional copies of the report, we can fax or email them from our office.
What is the stucco permission form and do I have to sign it?
The stucco permission form must be signed by a party involved in the sales agreement buyer, homeowner, listing agent, or buyer's agent. The form basically tells you the nature of the inspection and that probing of the stucco will occur. The form is important because it ensures that all parties are aware of the inspection procedure. More information about probing is available below. We would appreciate having the stucco permission form in hand before the inspection is completed.
What is the difference between hardcoat and synthetic stucco?
Hardcoat stucco is three layers of concrete applied over a wire mesh. Synthetic is a concrete mixture with a rubber base which forms a synthetic product. Synthetic stucco is usually softer, gives when pressure is applied and is easily penetrated with a screw driver. Generally synthetic stucco experiences more moisture retention problems than hardcoat, but both types of stucco have been known to retain excessive amounts of moisture.
What are the problems associated with stucco?
Synthetic stucco, while not a bad product, has been consistently installed incorrectly and subsequently has allowed water to be trapped underneath the surface of the stucco. Synthetic stucco is a "barrier system," which means it is supposed to be impenetrable. The problem is, due to incorrect installation, the stucco is penetrable and water gets trapped inside with no way of escaping. The water builds up and over time leads to wood rot, mold and other moisture problems. Hardcoat stucco, on the other hand, has a natural tendency to retain water since it is real concrete, which is porous and prone to hairline cracks.
Will the inspector certify that my stucco is okay?
Our inspector will perform an inspection on the home and provide you with a report of the findings. There is no "pass/fail" or certification that any stucco is deemed okay. However, in our experience, we have found that synthetic stucco homes are very sellable once all repairs have been made.
Do we offer a warranty on stucco homes?
RIA does not provide a warranty on stucco homes, but you do have the option to purchase a warranty from Moisture Free Warranty when you book an inspection with RIA. Please let your inspection scheduler know if you want a moisture warranty inspection because the inspector will use a different report format. To learn more about Moisture Free Warranty, visit their website at www.moisturewarranty.com.
Is stucco involved in a class action suit?
Yes, certain types of synthetic stucco, also referred to as EIFS (exterior
insulation and finish system) are in a class action suit right now, and you may
be eligible for benefits under the suit.
Will your stucco inspector use invasive probe test to check the stucco's moisture levels?
Our stucco inspectors do use probe meters on synthetic stucco inspections, because it is the only way to get an accurate moisture reading of your stucco. The probe testing is invasive, but only produces holes about the size of a pin head and the holes are recaulked after the inspection is completed. We take every precaution to make sure we do not cause damage to the exterior of the home.
Questions About Framing Inspections
When is my home ready for a framing inspection?
You should check with your builder at the beginning of the building process to find out when the framing phase will be done. Since there are usually only a few days between framing and installation of the drywall, be sure to let your builder know you want to do a framing inspection. Framing inspections can only be done right before the drywall goes up and only after the utility rough-ins are in place.
How long does the framing inspection take?
A typical framing (or construction phase) inspection takes about 1.5 to 2 hours on average. Please note, this is only an average and some homes may take less time or more time depending on the condition of the home, the size of the home, and how many questions the client or agent has for the inspector
What does the framing inspection include?
For a construction phase inspection, the inspector will look at the structural components, as well as the plumbing, electrical and HVAC rough-ins. The inspector will make sure everything has been built up to code. When scheduling your final inspection, be sure all of the utilities are turned on. Cosmetic items and inaccessible areas are not part of the inspection process. For a more detailed list of what each inspection includes, go to Inspection Services.
What does the framing report include?
For construction phase inspections, the report is approximately 8 pages. Our report includes a mechanical and structural analysis of the exterior and the interior of the home. We normally do an onsite computer generated report but since there is no power on at the home, our inspector will either need to fax or email a copy of the report that evening or go to the sales office onsite to type it. If you are on a deadline, please ask the inspector to type the report at the time of the inspection. Your report is confidential and we cannot give it to anyone without your permission (other than your agent). You are not required to give the report to the builder or the listing agent. If you need additional copies of the report, we can fax or email them from our office.
What happens after the house is framed and I want to have a final inspection?
RIA will come out before your final walkthrough and do a complete home inspection which is a structural and mechanical analysis of the home. If you have already had a framing inspection, we usually send the same inspector out to do your final inspection. He will bring a copy of your framing report to make sure everything was done properly. Please note: When you schedule your framing inspection, you should get a price quote for a final inspection from the booking coordinator. Since the framing and final are two different inspections, with two different reports, there are separate fees involved. Please understand that you are responsible for each fee at the respective time of inspection.
