The buyer’s inspection
Our most common type of inspection
So the seller has accepted your offer! That is great, now you are under contract and the purchase process can move forward. One of the most critical actions you, as the buyer need to accomplish during the period between the acceptance of the offer and the closing is…. The Home Inspection.
What is this home inspection
This is a complete home inspection, and it is regulated by the State’s board that has oversight of the State’s licensing authority. In Louisiana, it is the Louisiana State Board of Home Inspectors. In Mississippi, it is the Home Inspector Regulatory Board. Each of these bodies establishes a Standards of Practice (SOP) that outlines the elements of a home inspection, what the SOP applies to, what is excluded and not required, etc. as well as a Code of Ethics that all licensed home inspectors commit to comply with. They differ slightly, and your inspector should be familiar with the SOP that is applicable based on the address of the property to be inspected.
Louisiana’s SOP outlines 9 systems that must be addressed in the home inspection report (and a 10th to cover anything else):
Electrical
Exterior
Interior
Heating and Cooling
Plumbing
Roofing
Structural
Insulation and Ventilation
Appliances
OR
Any other related residential housing system as defined in the standards of practice prescribed by the board.
Mississippi’s SOP is adopted from the American Society of Home Inspector’s (ASHI) 2014 SOP and outlines 10 systems that must be addressed in the home inspection report:
Structural Components
Exterior
Roofing
Plumbing
Electrical
Heating
Air Conditioning
Interiors
Insulation and Ventilation
Fireplaces and Fuel-Burning Appliances
These SOPs with their detailed language, along with the Code of Ethics can be found on the respective State’s websites at:
Louisiana: https://lsbhi.state.la.us/wp-content/uploads/2024/10/Standards-2024.pdf
Mississippi: https://www.mhid.ms.gov/sites/mhid/files/users/user23/ASHI%20SoP%20-%202015.pdf
This home inspection is designed to a comprehensive evaluation of the home’s major systems. It provides you, the buyer, with valuable information regarding the condition of each system, any deficiencies identified, and any safety issues. This information can give you negatiating power prior to the purchase of the home. There are standard exclusions to what is required of a home inspector, so be sure to ask about additional costs for pools, detached structures, and other items not included in the standard home inspection.
If deficiencies are found, you have the opportunity to require these items to be corrected/fixed by the seller, or to negotiate the sale price so you can have them corrected/fixed prior to the closing.
It is important to thoroughly review the entire inspection report for any safety issues, any material defects, along with other important information regarding the home. The report should be written in language that is both understandable by the average home-buyer, as well as actionable by contrating professionals.
Of note:
There are two additional services that are often completed in conjunction with the home inspection, but are separate from what is included in the SOP:
Wood Destroying Insect Report (WDIR) - This is an inspection to determine if there is damage to the structure due to the presence of wood destroying insects (termites, ants, beetles). This is completed by a certified pest treatment company, due to the requirements of the inspection.
Sewer Video Pipe Inspection (Sewer Scope) - This is an inspection where the inspector uses a camera mounted to the front of a flexible line and feeds it from the home to the connection to the city sewer line or the septic tank. These inspections are valuable in both new construction and older homes. Newer construction homes may not have had a full load placed on the drainage system to show deficiencies in the drainage pipe. Older homes may have years of buildup, settling and deterioration of the drainage pipe material that can cause problems in the home.
There are also other additional services that may be applicable:
Water Testing - If there is a chance of poor water quality to the home, a water test may be another service that can provide information regarding bacteria content, dissolved solids, lead, and other contaminates. Well systems should be tested anually to ensure the safety of the drinking water. Homes that have been vacant for extended periods of time are also good candidates for water quality testing, as contaminates may have accumulated in the home’s water pipes during the vacancy.
Mold Testing - Although most people can see mold, or detect the presence of mold through smell, the only recognized method of identifying a substance is indeed mold is through a laboratory test. The standard home inspection is required to report “visually observable evidence of suspected mold or microbial growth”, but if you need to validate that there is present, you need to complete a test. Shingle to Slab Home Inspection offers various mold-testing techniques, including swap/tape tests for sampling mold on surfaces, to bulk samples of materials that contain suspected mold, and air sampling, to determine if there are harmful airborne mold spores inside of the home.
How do i choose a home inspector?
Your agent may have an inspector they recommend, someone they have experience and confidence in. Your agent is acting in your best interest, so taking their recommendation is usually a good idea. But a wise man once said “Trust, but verify”. YOU are the one making this investment, and YOU should make the final decision on who to choose for your home inspector. When you are selecting your home inspector, consider the following:
May go without saying… but are they Licensed and Insured?
Both Louisiana and Mississippi require a home inspector be be licensed by the State in order to provide residential home inspection services. I am licensed in both Louisiana (LHI#11410) and Mississippi (MHI#1011) and maintain General Liability and Errors and Omissions (E&O) Insurance.
Single inspector or multi-inspector firm?
A single inspector company like Shingle to Slab Home Inspection has several benefits over a multi-inspector firm. You are hiring a specific inspector, and will work with that inspector alone. Single Inspectors have absolute control over their scheduling, report writing software used and pricing structure.
Education and Experience
The education required by both LA and MS is fairly in-depth, and covers all subject matters covered in a standard home inspection. There are several different education providers. Both states also require in-field training with a licensed inspector. However, an inspector’s experience is likely that most important element to their ability to provide a complete and comprehensive inspection. Education provides a baseline understanding, but there are things about construction practices, how buildings deteriorate, how contractors can hide deficiencies, and what to look for to determine deficiencies or failure in different systems that you simply don’t understand completely until you’ve seen them several times in practice. The construction industry is, like other industries, is constantly advancing with new technologies. Today’s home inspectors can expect to see homes that have been constructed 1 year ago or 100 years ago, some with multiple remodels, and multiple iterations of advances in residential construction standards. I have been in the construction industry for over 20 years and have a broad understanding of older homes as well as newer homes.
Part of an Association?
Every professional trade has an association that provides continuing education and provides a reach-back for its members to assist with the operation of their business. I am a proud member of and a Certified Professional Inspector with the International Association of Certified Home Inspectors (Inter-NACHI). and, as a lifetime learner, I am always enrolled in their latest educational opportunity.
Guarantee?
Does the company offer any type of guarantee? What if the inspector misses something, and there is a cost associated with the item that is missed? Most issues can be solved through communication, which is why my entire inspection process is transparent. My clients know exactly what I inspect, and the results of the inspection. Thorough communication prior to, during, and following the inspection is essential to a satisfied client. However, no-one is perfect. If something is missed during an inspection, I stand ready to make it right. As a final reassurance, Shingle to Slab Home Inspection is a registered participant in Inter-NACHI’s “We’ll Buy Your Home Guarantee”. The ultimate in protection, backed by the largest, most respected Home Inspection organization worldwide.
Inspection Report
The end result and final product of the home inspection is the Home Inspection Report. Years ago, inspectors advertised the quality of their printed reports. Full-color, bound reports were the gold standard. Although a nice printed report feels nice when it is handed to you, it is essentially a waste of money (your money). Printers, Printer ink, and paper is expensive, and it is guaranteed that that cost is passed off to you. As with other industries, we have moved away from the print copy, and moved to digital reports, housed in perpetuity in the cloud. These digital reports contain high quality digital images, can be downloaded and shared with multiple parties, and allow for smart organization to allow for different trades to view what they need to. Today’s digital reports are now the standard, and your inspector should provide this to you. At Shingle to Slab Home Inspection, reports are completed and delivered digitally to you the SAME day, and are accessed through an online portal, along with your invoice for payment. You can access your report at any time, download and share as you see fit. Note: A printed report can still be produced for you, just make sure to inquire about the cost when scheduling your inspection.