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Home inspector


Day-Evening-Weekend Appointments available

A home inspection is a professional, objective visual examination of the condition of a home.
Home Buyers entering the marketplace view inspections as a way to gain valuable information about the biggest purchases of the lifetime. We recommend the client attend the inspection. Home inspections are not intended to point out every small problem or any non-visible defects in a home. Most minor or cosmetic flaws should be apparent without the aid of a professional. Home inspections highlight the positive aspects of a home. In fact, many of the home inspectors observations or recommendations help to dispel buyer anxieties, and provide useful repair and maintenance suggestions.
Home inspections should not be confused with an appraisal, a municipal code inspection or a guarantee of any kind. All inspections are performed in accordance with the code of ethics and standards of practice of the American Society of Home Inspectors. We work for the home buyer, not the realtor, insuring integrity and honesty.

Below is a partial list of areas we inspect at Bedrock Home Inspection in Cincinnati:

1) Structural
Bulges, deflections, cracks, and other irregularities in the framing and basement foundation walls

2) Roofs
Design complexity plays a role in roof failures. The more penetrations, valleys, changes in directions increases the probability for premature failure or leaks. Stepper roofs last longer because water runs off quicker and does not back up during high winds. Resurfacing a roof costs thousands of dollars, and will cost more if the existing roofing needs to be removed prior to re-roofing.

3) Electric Systems
Home inspector will determine the size of service line coming into the house. The electric service panel cover will be removed to look for such problems as burned wiring, rusted circuits, improperly sized wire and circuits. A representative number of outlets will be tested for polarity.

4) Plumbing Systems
Every House has a waste system (non-pressure) and water supply system (pressure).
Waste lines can be made of PVC, cast iron, steel, malleable iron, lead or copper. PVC became available in the early 70's.  Its' light weight, ease of insulation, durability and low cost have made PVC the darling among plumbers. If installed properly, PVC will provide continued years of dependable service. 
The majority of water supply systems are copper.  Some older homes may have lead entrance supply lines and some galvanized lines have not yet been replaced.  In the future more PVC will be used as copper prices increase.  Water pressure (recommend 60 PSI) will be tested.  Hot water heater, toilets, fixtures, and faucets will be checked for proper operation.

5) Heating and Air Conditioning
Look out for that old clunker furnace, it will consume fuel faster than you can feed it.  The central air-conditioning system will be tested for proper operation as long as the outside temperature is above 65 degrees. (Below 65 degrees may damage the compressor)

6) Exterior
The siding and windows of the house will be carefully inspected because residing a house and replacement windows can cost thousands of dollars.

7) Grounds
Driveways, sidewalks, porches, decks, patios and landscaping will be evaluated for safety and durability. The landscaping around the house should be properly graded to divert water away from the house.

8) Interior
A representative number of windows, doors, outlets and lights will be inspected. Attics and crawl spaces will be checked for insulation and ventilation. Bedrooms, closets, laundry room wood burning fireplaces, Garages and garage door openers will be inspected for proper operation.

9) Kitchen 
Kitchen appliances, garage disposals, dishwashers, will be operated and tested if possible.

10) Termites (additional Charge)
In this area of the country it is very common for homes to have termites. You will receive a separate termite report required by the State of Ohio. Many lending institutions require this report for purchasing real estate.

11) Radon (additional Charge)

Radon is a gas that is hazardous to inhale. About 12% of lung cancer cases and more than 20,000 Americans die of radon related lung cancer each year. You cannot see, smell or taste radon. Testing is the only way to find out your homes radon level. 1-800-767-7236

Why do I need a home inspection?
Buying a home could be the largest single investment you will ever make. To minimize unpleasant surprises and unexpected difficulties, you’ll want to learn as much as you can about the newly constructed or existing house before you buy it. A home inspection may identify the need for major repairs or builder oversights, as well as the need for maintenance to keep it in good shape. After the inspection, you will know more about the house, which will allow you to make decisions with confidence.

If you already are a homeowner, a home inspection can identify problems in the making and suggest preventive measures that might help you avoid costly future repairs.

If you are planning to sell your home, a home inspection can give you the opportunity to make repairs that will put the house in better selling condition.

What will it cost?
The inspection fee for a typical one-family house varies geographically, as does the cost of housing. Similarly, within a given area, the inspection fee may vary depending on a number of factors such as the size of the house, its age and possible optional services such as septic, well or radon testing.

Do not let cost be a factor in deciding whether or not to have a home inspection or in the selection of your home inspector. The sense of security and knowledge gained from an inspection is well worth the cost, and the lowest-priced inspection is not necessarily a bargain. Use the inspector’s qualifications, including experience, training, compliance with your state’s regulations, if any, and professional affiliations as a guide.

Why can't I do it myself?
Even the most experienced homeowner lacks the knowledge and expertise of a professional home inspector. An inspector is familiar with the elements of home construction, proper installation, maintenance and home safety. He or she knows how the home’s systems and components are intended to function together, as well as why they fail.

Above all, most buyers find it difficult to remain completely objective and unemotional about the house they really want, and this may have an effect on their judgment. For accurate information, it is best to obtain an impartial, third-party opinion by a professional in the field of home inspection.

Can a house fail a home inspection?

No. A professional home inspection is an examination of the current condition of a house. It is not an appraisal, which determines market value. It is not a municipal inspection, which verifies local code compliance. A home inspector, therefore, will not pass or fail a house, but rather describe its physical condition and indicate what components and systems may need major repair or replacement.

How do I find a home inspector?
You can ask friends or business acquaintances to recommend a home inspector they have used. Or, you can use the Find An Inspector search tool for a list of home inspectors in your area who belong to the non-profit professional organization. To have a list mailed to you, call 1-800-743-ASHI (2744). Also, real estate agents and brokers are familiar with the service and may be able to provide you with a list of names from which to choose.

Whatever your referral source, you can be assured of your home inspector’s commitment to professional standards and business ethics by choosing one who has membership in ASHI.

What is ASHI?
Since 1976, ASHI has worked to build consumer awareness of home inspection and to enhance the professionalism of its membership. The ASHI Standards of Practice and Code of Ethics serves as a performance guideline for home inspectors, and is universally recognized and accepted by many professional and governmental bodies.

Who belongs to ASHI?
ASHI is an organization of independent, professional home inspectors who are required to make a commitment, from the day they join as ASHI Associates, to conduct inspections in accordance with the ASHI Standards of Practice and Code of Ethics, which prohibits engaging in conflict-of-interest activities that might compromise their objectivity. ASHI Associates work their way to ASHI Certified Inspector status as they meet rigorous requirements, including passing a comprehensive, written technical exam and performing a minimum of 250 professional, fee-paid home inspections conducted in accordance with the ASHI Standards of Practice and Code of Ethics. Mandatory continuing education helps the membership stay current with the latest in technology, materials and professional skills.

When do I call a home inspector?
Typically, a home inspector is contacted immediately after the contract or purchase agreement has been signed. Before you sign, be sure there is an inspection clause in the sales contract, making your final purchase obligation contingent on the findings of a professional home inspection. This clause should specify the terms and conditions to which both the buyer and seller are obligated

Do I have to be there?
While it’s not required that you be present for the inspection, it is highly recommended. You will be able to observe the inspector and ask questions as you learn about the condition of the home and how to maintain it.

What if the report reveals problems?
No house is perfect. If the inspector identifies problems, it does not’t mean you should or should’t buy the house, only that you will know in advance what to expect. If your budget is tight, or if you don’t want to become involved in future repair work, this information will be important to you. If major problems are found, a seller may agree to make repairs.

If the house proves to be in good condition, did I really need an inspection?
Definitely. Now you can complete your home purchase with confidence. You’ll have learned many things about your new home from the inspector’s written report, and will have that information for future reference.