The 10 standard inspections are as follows:

• Structural and Mechanical – Inspection may include foundations and/or basement, floor systems, ceilings, doors and windows, roof, and all structural elements. Additionally, other systems such as heating and cooling, electrical, and plumbing are inspected to ensure up-to-date functionality and safety.
• Mold – Air quality and surface samples are sampled and analyzed to determine evidence of mold or mold spores. Appropriate precautions are followed and guidance is provided should traces of mold be found anywhere.
• Environmental – Inspections involve ensuring optimal environmental conditions in and around the property. Includes examining underground storage tanks and soil samples for any hazardous material or leaks.
• Radon – Radon levels are tested to confirm accordance with EPA protocols. Test results are provided to the seller stating if corrective action is required.
• Chimney – Inspection of the chimney and other related structures are standard. Any damage or obstructions are assessed, and the venting system is inspected to ensure safe conditions.
• Lead-Based Paint Hazard – Assessed via x-ray fluorescence, this inspection determines not only the presence of lead-based paints both in and out of your home, but also if they are in hazardous conditions. Laboratory testing is also completed to obtain the most accurate results.
• Termite – As an early detection to termite activity, this inspection is crucial in preventing large scale damage to your property. Conditions that make a property more susceptible to these wood destroying organism, such as home materials, surrounding nature, and geographical location are evaluated.
• Well Yield – The water recovery rate can be measured in order to determine the amount of water from the surrounding area that recharges back to the system. Factors that affect the GPM (gallons per minute) include pipe and pump sizes, well depth, and fixture flow rates.
• Well Quality – In addition to water yield, inspection of the water quality pumped from the well is standard to guarantee clean water free from harmful contaminants, such as chemicals, germs, and even waste products.
• Septic – The location and composition of the septic tank, along with the location of the drain fields and water level in the tank are examined to verify the system is working properly and safely.

At this point, your inspection was just completed, and you received a list of all repairs that are needed to make sure the property is satisfactory. Should you feel confident in the terms of the inspection, and only find yourself needing a review, we have that option for you. A representative of TheFlatRate.com will examine several components with you, including the addendum and conditions, all within the contract’s time contingencies. For a flat fee, we will ensure completion of the addendum in a timely manner to avoid unintentionally overlooking contract deadlines, which could result in termination of the contract. 

We will review all components of the inspection, and provide our professional opinion on whether the repairs actually need to be completed or not.

To put it simply, the role of the inspector is to note all deficiencies in a house, including both legitimate issues and any dated features. It is the job of the buyer’s agent to determine which repairs should be included in the contingency. For instance, while leaking pipes and broken appliances are reasonable repair requests, restoration of many of the reported issues within the inspection are not legally required. These include present code regulations that were not standard at the time the home was built. However, many inexperienced agents do not know the difference, and ultimately include unnecessary and unjust repairs within the contingency.

This is where we can help. An experienced REALTOR® would know a 40 year old home can’t be required to have modern electrical components that would be demanded by building standards today. An expert REALTOR® and representative of TheFlatRate.com can review all terms of the inspection with the seller, while negotiating repairs with the buyer’s agent to ensure the duties on the seller’s end remain reasonable and fair.

With an average of 30 years of real estate experience, our experts will walk you through your inspection results so that you can negotiate with the buyer’s agent.