Home Inspection FAQ's:
1.What will my Due DiligenceTM Home Inspection include? RETURN TO TOP
Your Due DiligenceTM Home Inspection will be conducted per the Standards of Practice of both the Georgia Association of Home Inspectors and the American Society of Home Inspectors.
We start your home inspection by getting on your roof. We climb your roof if we possibly can. Here we inspect the condition of your roof covering; flashings, copings, and penetrations; skylights; chimneys; and gutters.
Next, we inspect the grounds around your home including grading and drainage issues; driveways and walkways; porches, decks and patios. The inspection of decks and porches often reveals many life safety issues.
From there, your home’s exterior is inspected. The condition of your wall coverings, trim, windows and doors are closely examined. Among other things, we are looking for signs of rot, settlement, water intrusion, evidence of termites and rodents.
Once the exterior of your home is inspected, we move to the garage. Concerns here include the operation of the auto reverse feature of the garage door; is the furnace or water heater subject to vehicle impact; and fire separation from the house.
Then to your attic. your roof framing; insulation; and ventilation will be inspected. Missing and disturbed insulation; evidence of rodents; and unsafe installation of attic folding stairs are common findings here.
After inspecting your attic, we work our way through the interior of your home checking everything we can get to, including bathrooms; kitchen including cabinets and appliances; interior doors; walls and ceilings; floors; stairs; and fireplaces.
The condition and operation of your heating and air conditioning systems; plumbing system; and electrical system are also checked as we move through your home. We strive to check “everything”, but if a home is occupied we cannot always access “everything.”
We inspect your home’s foundation including any basement or crawl space areas; floor system; floor insulation. Structural problems; evidence of water intrusion; and signs of rodents are often discovered.
Inspection findings will be compiled in a detailed and comprehensive inspection report complete with photographs. Where warranted we will cite building codes and industry standards in your inspection report. Your home inspection report is usually delivered on the day of the inspection.
Finally, we are always here for you. If you, your agent, the Seller, or your Builder have any questions regarding your home inspection, we are happy to answer them. And after you move in, for as long as you own your home, we if you ever have any questions, concerns, or need some advice, we are here to help you! Please feel free to call us anytime!
2.How long will my Due DiligenceTM home inspection take? RETURN TO TOP
Generally speaking, the “average” home inspection takes around 4 hours. However, a 1 bedroom 1 bath condominium might only take 1.5 to 2 hours. On the other hand, larger and/or older homes might take 5 to 6, hours or even all day. Likewise, even smaller, older homes may take 5 -6 hours due to the number of problems discovered. We often hear, “It’s a small house, it shouldn’t take too long!” Rrrrright! Keep in mind that every home, no matter how small, has a roof, an attic, an inside, an outside, heating, plumbing and electrical systems, a foundation and a floor system that have to be inspected. Most older homes are built over dirty, nasty crawl spaces that are fraught with problems. In fact it is not unusual to complete the inspection of a newer home of 3-4-5000 square feet in less time, than a 900 square foot house 2/1 house on a crawl space built 30’s or 40’s that has been recently “renovated”.
3.When can you perform my Due DiligenceTM home inspection? RETURN TO TOP
We are usually booked out a week in advance. Sometimes we are available in the next day or two. Real estate contracts often have very short due diligence periods. It is best to call us at 404-202-5363 to schedule your home inspection as soon as you are under contract.
We try to stay within an hour one way of “Spaghetti Junction” (the intersection of 85N and 285E), so our service area includes the counties of: Dekalb, Fulton, Gwinnett, Cobb, Cherokee, Douglas, Bartow, Paulding, Forsyth, Rockdale, Henry, and Fayette among others. That said, depending on our schedule, we can go further out. We have traveled as far east as Athens, as far north as Mineral Bluff, as far west as Franklin, and as far south as Senoia. So, if you are in need of a quality home inspection, please call us at 404-202-5363 to schedule your Due DiligenceTM Home Inspection.
5.When will I get my Due DiligenceTM home inspection report? RETURN TO TOP
Your Due DiligenceTM Inspection Report is almost always delivered to you the same day as your inspection. Your report will be delivered in pdf format via email.
6.How much will my Due DiligenceTM home inspection cost? RETURN TO TOP
Prices vary based on several factors, so please call for a quote. Factors that figure into the cost of a home inspection include age; foundation type: basement, crawl space, or slab; number of bedrooms and baths; square footage; and so on. Flips, recent renovations, rental houses, investor ownership are “red flag” factors that, more often than not, increase the time and cost of a home inspection because work is either not permitted at all, or the proper permits are not pulled (“repairs” permits versus full building permits). Current building codes and industry standards are often ignored by flippers and investors. Rental houses are not usually well-maintained.
7.How may I pay for my Due DiligenceTM home inspection? RETURN TO TOP
We accept cash, checks, or money orders. Payment may also be made via PayPal (a 3% convenience fee will apply).
Qualifications & Credentials FAQ's:
1. What are your qualifications? credentials? experience? RETURN TO TOP
Thanks for asking! My name is Russell Spornberger. Starting as a laborer and rising to VP, I have over 47 years experience in housing construction and inspection. I established Due DiligenceTM in 2001 to provide the best in property inspection work. Before starting Due Diligence, I spent over 10 years inspecting nothing but multi-family properties across the Southeast, creating the rehabilitation plans for them, and then being responsible at the executive level for completion of the renovation work. I have advised clients, such as NationsBank Community Development Corporation and GE Capital, on how to spend millions of dollars to renew apartment properties and restore their value.
My certifications include:
International Code Council Residential Combination Inspector
International Code Council Residential Electrical Inspector
American Society of Home Inspectors Certified Inspector
Georgia Association of Home Inspectors Certified Inspector
State of Florida Certified General Contractor (1999-2012)
2. My sales contract has certain requirements for the home inspector, do you meet them? RETURN TO TOP
Yes, most likely we do. We are ICC certified Residential Combination Inspectors. We are certified members of both the Georgia Association of Home Inspectors (GAHI) and the American Society of Home Inspectors (ASHI). We carry $1,000,000.00 in General Liability and Errors and Omissions insurance. We work full time and have a current business license.
Our credentials have been approved and accepted by all major builders in the Atlanta and North Georgia including: John Wieland Homes, Monte Hewett Homes, Brock Built Homes, David Weekley Homes, Pulte Homes, Ryland Homes, Ashton Woods Homes, Patrick Malloy Communities, DR Horton Homes, Beazer Homes, Peachtree Residential, O’Dwyer Homes, Tratton Homes, Sharp Residential, Crown Communities, SR Homes, Lennar Homes, Cal-Atlantic Homes and many more.
Around 2007, the CABO (Council of American Building Officials) "One and Two Family Dwelling Inspector" certification was replaced with the International Code Council’s (ICC) "Residential Combination Inspector" code certification. Some real estate contracts still note the home inspector must be “CABO”, even though CABO is now an archaic term. We were originally code certified under the CABO program. We are now ICC certified Residential Combination Inspectors, so the answer is "YES", we meet the “CABO” requirement.
No, and neither is anyone else in Georgia, since Georgia does not regulate home inspectors. Many home inspectors advertise themselves as “licensed", but all they are actually telling you is that they, like any other business, have a business license. Their license has nothing to do with their ability to perform a home inspection for you. And yes, we have a current business license!
Yes, we carry $1,000,000.00 in General Liability and Errors and Omissions insurance.
Yes, we have a Supra electronic lockbox key. We will need the CBS (call before showing) code for the lockbox. Typically, your real estate agent will get the CBS code from the listing agent and send to us.
Our primary business is home inspections including pre-purchase, pre-listing, and new construction phase inspections. We also offer radon testing; multi-family property inspections; and light commercial property inspections.
2. Do you do new construction inspections? What inspections do you recommend for new construction? RETURN TO TOP
Yes we do new construction inspections. We are are International Code Council Residential Combination Inspectors (formerly known as "CABO").
We recommend you have 3 inspections: footing, framing (aka “pre-drywall”), and final:
Footing Inspection: The footing inspection is done when the footings are ready for placement of concrete. Reinforcing steel (“rebar”) and vapor barrier should be in place. Any plumbing, electrical, or heating, ventilation, and air conditioning (HVAC) that will be under a slab should also be in place for the footing inspection. The footing inspection is the most difficult to coordinate because once the footings are ready and the local building department has approved the builder wants to place the concrete as soon as possible to avoid damage to the ground caused by rain.
Framing or Pre-drywall Inspection: The framing inspection is done once the house is framed and the plumbing, electrical, or heating, ventilation, and air conditioning (HVAC) are “roughed in”. The exterior wall covering may or may not be complete at this point. It is preferable to do the framing inspection before insulation is installed.
Final Inspection: The final inspection is done when all work has been completed; all systems are up and running; and all utilities including permanent power are on. In other words, other than some minor punch out work, the home should be in “move-in” condition at the time of the final inspection. Sometimes builders will press a buyer to inspect the home too soon. Think of it this way you are hiring a home inspector to inspect the final product, not write a punch list for the builder.
3. Do you inspect old houses? What is your experience with old houses?
The answer is YES! Over the years we have inspected 1000's of older homes, that is homes 70-80-90-100 years old and older. We are very familiar with the homes and the construction methods in many of the older neighborhoods and towns of Atlanta including Ansley Park, Avondale Estates, Buckhead, Candler Park, Capitol View, Clarkston, College Park, Decatur, Druid Hills, East Point, Grant Park, Grove Park, Inman Park, Kirkwood, Mechanicsville, Morningside, Oakhurst, Pittsburgh, Reynoldstown, Scottdale, Stone Mountain, Virginia-Highland, and West End.
4. What is a pre-listing inspection? Why should I get a pre-listing inspection? Do you do pre-listing inspections? RETURN TO TOP
What is a pre-listing inspection?
Listing agents often advise sellers to have their home inspected before putting it on the market; this is known as a “pre-listing” inspection. A pre-listing inspection is done to determine the condition of the home and identify needed repairs, as well as, some upgrades to consider. A thorough pre-listing inspection will also note concerns that are likely to come up when a potential purchaser has the home inspected.
Why should I get a pre-listing inspection?
Why should you, the seller pay for the expense of a home inspection when any smart buyer is probably going to hire their own home inspector anyway? Preparation is the keyword here, “forewarned is forearmed”. A pre-listing inspection can reveal conditions that you may not know exist. Most people have never climbed on their roof, explored their attic, dragged themselves through their crawl space or opened their electric panel. These areas are the “guts” of your home and problems found in these areas can “kill a deal”. By doing a pre-listing an inspection you can learn the true condition of their home from an objective observer. Using the pre-listing inspection and without the pressure of a pending sell, you and your listing agent can develop a strategy that will ensure the house will be sold quickly and smoothly, despite any existing problems.
Yes, we do pre-listing inspections. Please call us at 404-202-5363 to schedule your pre-listing inspection.
Yes. We start by inspecting your roof. We climb your roof if it is safe to do so, and if not, we inspect the roof from a ladder. In this way, we are able to closely examine the condition of over 95% of the roofs of homes we inspect.
Yes, we can do your radon test. Please call us at 404-202-5363 to schedule your Due Diligence radon test. More Info 7. Do you inspect stucco or synthetic stucco or EIFS? RETURN TO TOP We are happy to perform the regular home inspection for you, but strongly recommend that you have any stucco, synthetic stucco, or EIFS wall coverings inspected by an inspector certified by the Exterior Design Institute: Exterior Design Institute. Contrary to popular belief, hard-coat stucco is as problematic as EIFS aka synthetic stucco. A hard-coat stucco house built after 1980 or so is particularly suspect.
No. However, if we find mold-like growth, notice a musty odor, or other suspect conditions, we will report it and recommend further evaluation by an indoor air quality expert, preferably a certified industrial hygienist. But that does not mean we did a mold test or a mold inspection.
Some home inspectors offer mold testing or even "free" mold tests, usually a "swab" test. Since mold is ubiquitous in the environment the value of such tests is often highly suspect. A positive finding is likely, and the interpretation of the results is critical. In other words, mold will likely be found, but the why it is there, what hazard it may or may not pose, and how to get rid of it for good go unanswered. Again, we recommend you hire an indoor air quality expert, preferably a certified industrial hygienist if mold-like growth is found or suspected or if you have a known sensitivity or medical condition that would warrant such a test.
When we find evidence of termites during the course of an inspection, and whether that evidence points to old damage or active infestation, we report it. However, this does not mean we perform termite inspections per Georgia state law. Some home inspectors advertise a “free termite inspection”, but many licensed pest control operators (LPCO) will do a termite inspection at no charge anyway. If you need a Termite Letter, which is a legal document, it can only be written by an LPCO and there may be a nominal charge for this service.
Using a licensed pest control company to perform your termite inspection is the far better option for you, for the simple reason that they can also offer you the treatment and prevention services, re-treatment bonds, and repair bonds you might need to protect your home now and in the future. Your real estate agent can recommend some pest control companies.