You’ve found your dream home, now what? With Pillar To Post Home Inspectors: Tim James Team, you can choose the way that you would like to have it inspected! We offer three different Home Inspection Packages that allow you to select the range of services you prefer, so you can have peace of mind about buying the home you love.
We professionally inspect residential single and multi-unit homes, apartment buildings, and light commercial office/retail buildings within, on average, 2-4 hours by utilizing the ASHI Professional Standards of Practice.
Our clients are encouraged to attend and participate in the inspection of their home. During the inspection, we will highlight the home’s strengths and/or improvements needed to help save you money and time in negotiations.
Upon completion of your home inspection, you will receive a copy of your inspection report. This inspection will enable you to make a confident, informed decision about your home, and our inspectors are always available for questions even after your inspection has been completed.
Throughout your inspection, the inspector will be performing a thorough visual inspection of all accessible systems and components in the home inside and outside, top to bottom, including:
- Structure and foundation
- Roofs and attics
- Basements and crawl spaces
- Electrical system
- Plumbing system, including plumbing fixtures in kitchens and baths
- Gutters and drainage
- Walls, floors, and ceilings
- Porches and decks
- Overall property and site
- Furnaces and air conditioning units (As seasonally appropriate)
- Water heaters
- Built-in appliances
- A representative sampling of lights, receptacles, windows, and doors
Your binder will also include:
- A seasonal maintenance checklist to help guide you through keeping up with the maintenance of your new home all year long
- A personal home filing system to keep track of receipts and important documents for your new home
- A repair cost estimate guide, which also includes the average life expectancy of major components of your home
The EPA, the United States Surgeon General, the American Medical Association, and the World Health Organization are all in agreement that exposure to radon is the second leading cause of lung cancer (behind smoking) around the world. Radon is a radioactive gas that is found in every home, and the radon levels that are detected have no bearing on the age or quality of the home. We can find elevated radon levels in old and new homes, well-sealed or drafty homes, and homes with or without basements.
Since radon gas is odorless and tasteless, the only way to know if you and your family are at risk of exposure to elevated radon levels in your home is by doing radon testing, which is why we recommend it with every home inspection. A simple test can be performed using the EPA protocol for home sellers and buyers. A continuous radon monitor is placed in the home a period of time from 48 hours up to 7 days by a State of Indiana Licensed Radon Tester. A report is issued with the average radon level for the sampling period, which will tell you if the concentration of radon in your home warrants the installation of a radon mitigation system.
Wood Destroying Insect Inspection
Small insects such as termites, powder post beetles, carpenter ants, carpenter bees, etc., can silently feed off the structure of your home, and signs of an infestation can be difficult to spot. A special visual inspection of accessible areas for evidence of active or past infestation of wood destroying insects can be performed by any of our inspectors, who all hold a license for Wood Destroying Insect Inspections in the State of Indiana. An NPMA-33 inspection report is issued for all WDI inspections and would include a description of any potential findings.
Wood Destroying Insect Inspections may be required for your loan, and we can arrange payment with either the buyer or the seller to meet the requirements of your mortgage lender.
Water Quality Testing
Do you know about the current condition of the well water quality for the home that you are purchasing or living in? The water quality of your home is a key source in your overall health, but it can be affected by many factors. There could be possible contaminants in your water and the only way to be certain is to take a sample and obtain a detailed laboratory report.
We do recommend a well water quality test for all homes that have a well water system on the property so that you know about the quality of the water that you are drinking, cooking with, and bathing with. Our test includes screening for nitrates, nitrites, bacteria, metals, and turbidity and is issued by the largest environmental testing laboratory in the nation, and it does meet the requirements for VA and FHA loans, as well as the requirements locally for LaPorte County, Indiana. Test results are typically available within 4 business days from the day the sample was taken; please let us know if you need your results within a specific time frame.
Mold and Air Quality Testing
On all of our inspections, the inspector will perform a visual examination of all accessible areas of the home to identify any current or past moisture problems which may lead (or may have previously led) to mold contamination. However, the only way to confirm if a suspected area is positive for mold and if the spores are settled or active is to perform laboratory testing.
We can collect air and/or surface samples within the home and send them into a laboratory for confirmatory analysis. If there are any visible signs of mold, if there was a previously disclosed moisture or mold issue in the home, if you or your family members have health issues that would be compounded by mold (such as allergies, respiratory issues, immune disorders, etc.), or if you are just generally concerned about the health risks associated with mold exposure or the potential structural damage that mold can cause, we recommend that you perform a simple test which will help you understand this risk at the time of your investment in your new home.
Our test results are issued by the largest environmental testing laboratory in the nation and results are typically available within 3-4 business days from the day that the sample was taken; please let us know if you need your results within a specific time frame.
If you are considering selling your home but would like to know what repairs your home may need, contact us for a pre-listing or sellers inspection. We will perform the exact same level of inspection or requested additional services that a buyer would be performing when they come through the home with their own inspector.
By performing a pre-listing inspection ahead of selling your home, you will be able to complete any desired or necessary repairs before you even put your home on the market. Pre-listing inspections can also help sellers to avoid any unexpected surprises that could delay the sale of their home, which could cost more money down the road.
Home Warranty Inspections
While we always encourage every buyer to get a home inspection, even on a brand new construction home, we also encourage buyers of new construction homes to get a home warranty inspection near the end of their warranty period. Most home builders will include a home warranty as part of the sale of your newly built home, and if you have a home warranty inspection done before your warranty period expires, we can identify any issues that may have come up during the first months or years that you have been living in your home.
Identifying any issues that have newly come to light during your warranty period will allow you to work with your builder to correct or repair these items before your warranty expires. Even the most observant home owner may not notice if certain things fail over time, but one of our licensed home inspectors can use their expertise to give you a thorough inspection and extra peace of mind.
After your home inspection has been completed, you and your realtor may have the opportunity to negotiate for certain repairs to be done as part of your real estate transaction.
If you would like us to come back and confirm that any requested repairs are done correctly, we can perform a re-inspection of a targeted list of items for a small fee. We can also do a re-inspection for sellers that have done a pre-listing inspection and have completed repairs ahead of listing their home to confirm that those repairs were completed appropriately. Our licensed home inspectors will issue an updated or addended report to share their findings of the re-inspection.
Other Added Inspection Services Include:
- Lead-Based Paint Screening: Test paint chips in the home to determine the concentration of lead.
- Radon Water Testing: Test for radon levels in your well water system; ideal for properties that have tested positive for radon in the home and also have a well water system.
- Asbestos: Test for asbestos in different materials, such as tiles and insulation.
- Methamphetamine Lab Testing: Test for past evidence of a methamphetamine lab in your home.
- If there is another specialized or environmental test that you are in need of, please let us know as we may be able to accommodate your request!