Rental Property Investor · Castro Valley, CA · Member since 2011 · 81 posts · 17 votes
What is included in a Regular House Inspection ? This will be for a duplex I am planning to buy. Will it include a roof inspection ? or will I have order that separate ? Will it include inspecting the furnaces ? Termites ? TIA !
Investor · Las Vegas, NV · Member since 2013 · 8k+ posts · 10k+ votes
4y
Any “inspection” will say I’m not an expert in this field and you should consult an expert fi you have questions or doubts about roofing, ac, furnace, pools, foundations, termites, plumbing, electrical, structural, etc etc.
If you’re “lucky” you’ll get pictures of things the inspector thinks are flaky and then you can decide to worry about it later o pray someone to look at it. And if you’re unlucky they won’t take pictures, won’t catch it, or won’t bother to look at it.
Anything you are truly worried about you should pay someone to look at. It’s probably market dependent as well. In Las Vegas I never had an inspector catch anything, ever. In MN the inspector “caught” a broken window pane and a missing gfci.
Contractor · Richardson, TX · Member since 2022 · 265 posts · 146 votes
4y
Joe, Most inspections include an overall view of everything at the property, or should. But as Bill mentioned above, to CYA, most (all?) inspectors make statements on their forms saying that, they are not Licensed in any field of service etc etc.. The good ones DO inspect or look at most things, others don't catch a lot of items. Regarding roofs: if the roof is steep or 2 story, most will not bet ON it to inspect it. They may put a ladder to the eave, and say that they looked at it from the ladder. Find one that WILL get on the roof etc. (most say they do not, because their insurance doesn't cover them up there and all.)
In our world (contractors), a Remodeler with "Remodeling insurance" (a blanket policy) usually doesn't cover them on anything above the eave height. That's why our "roofing insurance" is more expensive as it covers us up there. That's also why we do a ton of chimney rebuilds (wood), and also work on the trim, siding etc that is on the 2nd floors+.
Was that off on a tangent? lol But in the end, like all trades, do your research and "interview" to find an inspector. And one that will really look for items your concerned with, or be very detailed. (good for buyers, bad for sellers!) lol Perhaps look at REI sites or groups that are local to yourself, and ask other investors in that area who they use? Good luck!