| AtlantiCape Inspections, LLC | P.O. Box 3350 | 7809 Wellington Ave., Margate NJ 08402 | Phone (609) 487-7757 |
The home I am buying was just built. Why do I need a home inspection?
Many buyers of new or recently built homes believe that since the home they are buying was inspected by local code officials, that the home is free of defects. Actually, I find that many new homes have more problems than well-maintained older ones. This is due to two reasons: First, the code officials are extremely busy and cannot spend the time needed to thoroughly inspect the home's construction; code inspections average 10-15 minutes. Second, A new home, like a new car, may look good on the outside, but it needs to be run through its paces. A code inspector checks to see that the building and its components are installed according to the building code, while a home inspector visually inspects and components, appliances and systems for function and safety. For more information and some telling photographs of new construction defects I have found, click here.
My condo is part of an association. Do I really need an inspection?
I have inspected a number of condos where the buyer was initially "on the fence" as to whether an inspection was needed at all. The common belief is that "the Association" will assume responsibility for most problems. In more than a few cases, however, I found problems in these units that had safety or monetary consequences which would have fallen to the new buyer. Loose toilets, leaking water heaters, water leaks from air conditioning coils in ventilators, electrical wiring in the panel that was excessively hot, and other problems were found during my inspections. So far, no one who has hired me for a condo inspection has told me they believed my service was not of value to them. Especially when condos are going for $250,000+, an inspection costing a tenth of 1% of the sale price makes sense as an added assurance that you are not missing something major.
My Realtor did not include you on the list of inspectors they recommend. Why?
Not being on the Realtor's "short list" may be as simple as the agent not being familiar with my work, or a concern that as an engineer, I may be to technically exhaustive and perhaps jeopardize the successful conclusion of their real estate deal. Or, with large real estate agencies, the Corporate office may provide to their local branches a list of "preferred" home inspection companies, which are often national franchises who market heavily to the big real estate players. I have also been made aware of some inspectors who, to get on an agent's "short list", offer financial or other incentives for agent referrals or as a reward for pushing them (a practice that is specifically prohibited by NJ law). While the extra business resulting from real estate agent referrals would be nice, my clients appreciate my independence as I am not beholden to anyone except the client.
What are your fees for a home inspection?
My professional service fees are based on the number of bedrooms, which I believe is the fairest method, although perhaps not the easiest to remember. For a thorough home inspection, detailed report and continuing service after completion, I charge a base fee of $300 plus $50 per bedroom for single family homes or townhouses. So, for example a 3-bedroom home inspection would be $450.
For condominiums where an association fee is assessed, my fee is $250 plus $25 per bedroom - a reduced fee since common elements such as heating system, exterior components, hot water heater and often other items are the association's financial responsibility. As an example, a 2-bedroom condo inspection would be $300. (A studio condo fee is the same as a 1-bedroom). For a list of my fees, click here.
How long do your inspections take on-site?
Of course it varies due to size, complexity, and age of the home, but the range is about 1 1/2 hours for a 1-bedroom condo to 4 1/2 hours for a 5-bedroom single family home. And, when clients accompany me, something I encourage, inspections take longer because I take the time to explain and educate.
Some inspectors will provide a report on-the-spot when they finish the inspection. Do you?
It is not to your benefit to be given a finished report immediately upon the conclusion of the inspection, however beneficial it may be to the inspector as it enables them to move on quickly to their next job. Inspectors who want to do as many inspections as they can in a day prefer to punch out reports on site, whether a simple checklist or a heavily standardized computer-produced report. I prefer to give value to my clients by going the extra mile. I merge annotated digital photos into my reports to clearly identify the items being reported so you can fully understand the item identified. I will also contact municipal code officials when appropriate, equipment vendors, or experts in particular issues following an inspection to clarify items and provide better advice. My reports are completed either the same day or the following morning, which will be more than sufficient for ample review prior to presentation to the seller. Of course, I am always available to summarize a list of my findings verbally upon completion of the inspection, prior to providing the final inspection report.
Some inspectors I have found charge less than you. Can you give me a price break?
Except in unusual cases, such as when clients do not wish a full inspection, or when I work with clients who do repeat business with me, I do not negotiate my fees. This is because (1) my inspection fee is priced fairly using a scaled (based on number of bedrooms) rather than a flat fee, and (2) my service is highly personal, including customizing my reports with photos, and encouraging client participation in the inspection. My typical 3 bedroom home inspection takes 3 hours plus an additional two hours in report preparation. Keep in mind that "volume" home inspectors will price lower so that they can churn out 3-4 inspections a day, using simple checklists, discouraging time-consuming client participation, and taking little time for discussing issues and options with their clients.
Do home inspectors need to be licensed?
Yes. In New Jersey, effective 12/31/05, all home inspectors operating in the state must be licensed. Home inspectors currently practicing without a license risk prosecution, the invalidation of their insurance coverage by their insurance carrier (if they even have it), and place their clients and referring real estate agents at risk. So, when you select a home inspector, verify that the home inspector you are considering is in fact licensed. Click here for an online searchable directory of NJ-licensed home inspectors, to see if the inspector you plan to use is licensed.
One home inspector presented himself as "certified". Does this mean he is licensed?
Certified does not imply licensed. Licensed inspectors have to meet stringent state requirements, must have a minimum amount of E&O insurance, take continuing education courses, and maintain a high ethical standard of practice. While there are excellent inspectors out there who are certified, the certification requirements for organizations and franchises varies. And, being certified has no bearing on whether the state will approve a license application.
I know an engineer who says he does home inspections. Is this permitted by the state law?
An engineer performing a home inspection in New Jersey - without being separately licensed as a home inspector - is in violation of state law and can be sanctioned or fined, regardless of how qualified they claim to be. More importantly, engineers that have errors or omissions insurance generally are not permitted to do home inspections by their insurance carriers, and risk losing their coverage if they are sued. So, as a buyer, if you have a future claim against the home inspector, you will have little recourse if the inspector was unlicensed.
My real estate agent thinks an engineer home inspector will "over-analyze" the property's condition. Is your report overly technical or complicated?
Despite my technical background and experience, my inspection report is designed to educate and make clients understand and feel comfortable with the condition of the property I am inspecting, not to confuse or scare them with technical jargon. I use annotated photos to assist in this understanding. My inspections are not technically exhaustive evaluations, as they conform to the state Standards of Practice for visual home inspections.
As an engineer, do you perform structural inspections along with your home inspections?
Although I am a consulting engineer with a civil engineering degree, I choose not to perform structural inspections in addition to home inspections. By state law, a structural inspection must be performed outside of the home inspection function, as a separate service and with a separate agreement. Engineering inspections involve a different insurance risk than home inspections, so I would not be covered by my home inspection insurance policy if I were to perform structural engineering inspections. Othewise, I would be obliged to carry separate engineering errors and omissions insurance having an annual premium ($20,000+) that would far exceed the fees generated from part-time structural inspection work. So, if I determine through visual inspection that a further engineering evaluation is warranted, I will so note in my inspection report, and can, upon request, provide you with the names of some highly qualified local structural engineers who can meet your needs in this area.
Do you perform mold inspections along with your home inspections?
Like structural inspections, mold inspections require alternate insurance and are a completely separate function from home inspections. I have attained certification as a mold inspector through the Environmental Solutions Association, but I choose not to perform mold inspections as a service. I believe it is important for me to understand mold and recognize the conditions that promote mold growth, which makes me better able to identify problems in a home as part of my home inspection service. However, I am required to disclaim mold in my inspection reports as a condition for maintaining my home inspection E&O insurance. If I see evidence of fungal growth, I will recommend that you seek the services of a qualified mold inspection company that can properly test for the presence of mold and offer remediation recommendations should it be found.
Some home inspectors advertise they are members of ASHI. Are you?
No. ASHI is a fine national organization with high standards of practice for members and a stringent Standards of Practice. There are several other national home inspector organizations that serve their members and the public well. As a NJ licensed home inspector, I follow the mandated New Jersey Standards of Practice which are derived from, and virtually identical to, ASHI's standards. Rather than joining ASHI, however, I choose to belong to the National Association of Certified Home Inspectors (NACHI), which is a fast-growing grass-roots organization with a dedicated membership committed to supporting its fellow members through sharing of experiences, education, training and other areas. For more information on NACHI, visit www.nachi.org.
Isaac G. Lilienfeld, PE, CEM, NJ Licensed Home Inspector serving Margate, Egg Harbor Township, Brigantine, Ventnor, Longport, Atlantic City, Somers Point, Linwood, Northfield, Sea Isle City, Avalon, Stone Harbor, Wildwood, Mays Landing and Cape May
