Below are questions I hear all of the time regarding home inspections and home inspectors.  Hopefully if you have similar questions they will be answered here.  If you have other questions that I don’t address, please <a href="http://redbarnmn.com/contact-us/">contact me</a> and I will be happy to answer them (or at least try).
<h2>What exactly is a general home inspection and what does it cover?</h2>
The International Association of Certified Home Inspectors (InterNachi) gives this definition:
<p style="padding-left: 30px;">A general home inspection is a non-invasive, visual examination of the accessible areas of a residential property (as delineated below), performed for a fee, which is designed to identify defects within specific systems and components defined by these Standards that are both observed and deemed material by the inspector.  The scope of work may be modified by the Client and Inspector prior to the inspection process.</p>
<p style="padding-left: 30px;">I.    The general home inspection is based on the observations made on the date of the inspection, and not a prediction of future conditions.</p>
<p style="padding-left: 30px;">II.    The general home inspection will not reveal every issue that exists or ever could exist, but only those material defects observed on the date of the inspection.</p>
This is only a very small part of the International Standards of Practice for Performing a General Home Inspection.  If you would like a complete list of these standards please click on this link (<a href="https://www.nachi.org/sop.htm" target="_blank">https://www.nachi.org/sop.htm</a>).  There are a lot of important words in the definition above that need to be emphasized.
<ul>
	<li><strong>Non-invasive:</strong>  we are not allowed to tear apart a property during an inspection, we must leave the property as we find it.</li>
	<li><strong>Visual examination: </strong> a home inspection is not technically exhaustive, we don't have special equipment and testers for every part of a property.  The inspection is primarily based upon visual observations made by the home inspector during the inspection.  It is not possible to technically inspect every appliance, system, etc. of a property during a general home inspection due to a number of factors like time restraints, concealment, cost, etc.</li>
	<li><strong>Accessible areas:</strong>  many times it many not be possible to inspect an area or system because it is concealed in a wall, ceiling, floor, etc.  Accessibility also refers to systems being ready to inspect using normal operating procedures (utilities must be turned on prior to the inspection, valves open, pilot lights lit, breakers on, etc.)</li>
</ul>
Keep the last sentence of the definition above in mind, a home inspection can not and will not reveal every issue a property has or ever could have, it isn't meant to, it can't.  A home inspection will give you more information than you had before the inspection and that will allow you to make a better decision.  It is extremely important that the home inspector, real estate agent, and buyer or seller of a property are all on the same page when it comes to what a home inspection is and what it will provide.   Make sure you ask questions if you are unsure about what a general home inspection is, what it covers, and what it doesn't cover.
<h2>Why should I get a home inspection?</h2>
A home inspection can save you from making a very expensive mistake.  Most people are unaware of how complex a home is and how all of the individual systems of a home work.  Home inspectors usually have a background in construction and have went through extensive training and continuing education.  An inspector knows where and how to look for problems or signs of problems that can be bigger issues.  Even if you are an electrician, plumber, framer, etc. you likely won’t know much about all of the other very important systems of a house and how they work together.  A home inspection provides you with more information to help you make the best possible decision regarding a property.
<h2>How long does a home inspection take?</h2>
The answer to this question varies depending on many factors, mainly total square footage of the property and the age of the property being inspected.  Common sense tells us the bigger a property is, the longer it is going to take to inspect.  And, older properties tend to have more issues, so they also take longer to inspect.  Many times the listing for a property only states total finished square footage.  This number does not include unfinished basements or unfinished utility rooms and storage areas.  I prefer to look at the listing for a property (if available) to get an accurate total square footage number so I can plan accordingly.  Normally clients show up only for the walk through portion of the inspection.  At this time we take care of a small amount of paperwork, then we go through the entire property together, talking about issues, recommendations, concerns, etc.  If a client wants to be present for the entire home inspection they are welcome to do so, but most people prefer coming to the property after I have completed the general inspection.  On average I tend to spend more time at a property and with my clients compared to other inspectors.  The list below gives approximate lengths of time for inspections.
<ul>
	<li>Under 1500 total square feet - 1.5 to 2.5 hours for inspection, 1 to 1.5 hours for walk through, 2.5 to 4 hours total</li>
	<li>1500 - 2000 total square feet - 2 to 3 hours for inspection, 1 to 2 hours for walk through, 3.5 to 5 hours total</li>
	<li>2000 - 2500 total square feet - 2.5 to 4 hours for inspection, 1 to 2 hours for walk through, 4 to 5.5 hours total</li>
	<li>2500 - 3000 total square feet - 3 to 4.5 hours for inspection, 1 to 2 hours for walk through, 4.5 to 6 hours total</li>
	<li>3000 - 3500 total square feet - 3.5 to 5 hours for inspection, 1 to 2 hours for walk through, 5 to 6.5 hours total</li>
	<li>3500 - 4000 total square feet - 4 to 5.5 hours for inspection, 1 to 2 hours for walk through, 5.5 to 7 hours total</li>
	<li>4000 - 4500 total square feet - 4.5 to 6 hours for inspection, 1 to 2 hours for walk through, 6 to 7.5 hours total</li>
	<li>over 4500 square feet - contact me for details</li>
</ul>
<h2>Do home inspectors need to have a license in Minnesota?</h2>
Unfortunately the answer to this question is NO.  Any home inspector that claims to be licensed is not licensed by the state of Minnesota when it comes to general home inspections typically purchased by the potential buyer of a property.  Some cities around the metro area do require licensing for their “Truth in Housing” programs, but this is a special type of inspection that the seller of a property is required to have performed, not the buyer of a property.  Many other states require home inspectors to be licensed, including Wisconsin, North Dakota, and South Dakota but Minnesota has not yet passed any such law.  I totally support the idea of requiring home inspectors to be licensed and I believe Minnesota will pass this type of legislation in the near future.
<h2>Why do we use an electronic report rather than a paper report?</h2>
During our inspections we take hundreds of pictures.  These pictures help us document a property, but they also provide the client with a great explanation of what we are trying to tell them.  Most people don't understand many of the defects found during a home inspection, but if I am able to show them a picture of the defect along with a description of the issue they have a better idea of what I am talking about.  Because these pictures are so important to the report it is necessary to use inspection reporting software.  When the inspector prepares the report after the inspection they are able to review the entire inspection by going through the pictures and listening to the voice recordings of the inspection notes.  When the report is finished it is sent to the email address provided by the client at the inspection.  The report can also be sent to the client’s realtor if they so wish.  By sending the report over email we are able to save a minimum of 30-50 pages of paper per inspection and that is good for the environment.  You can review the report on your computer or print it out if you want a paper copy for your records.  If you don’t have an email address, a printer, or a computer we will send the report to your realtor and they can print a copy of the report for you.  The major issues are brought to your attention during the walk through portion of the inspection, so when you leave the inspection you will have the information you need to make the best possible decision.   Reports are typically completed within 48 hours of the home inspection.  We feel doing things this way gives our clients a better overall product.