Our process
-
Inspecting Outside-to-Inside,
And everything in between


Every home inspector is different, and we at Sage Home Inspections like to operate in a way that has proven to be efficient, thorough, and practical, all while providing the highest standard of care and attention to detail for our clients. 

We start on the exterior of the home. We'll spend the first portion of our inspection evaluating the grounds and exterior of the home, which includes the visible portions of the foundation, siding, decks, windows, doors, etc, and any attached structures to the building. Before we move inside, and as long as it's safe to do so, we'll make one more stop on the roof. 
     -This part of the inspection usually takes us about 20-30 minutes.​

Next, we move to the interior. To start, we like to go straight to the heart of the home: the kitchen. From here, we can start running water through the plumbing system and testing all major appliances. Then we'll work our way through the various rooms, closets, hallways, bedrooms, and bathrooms throughout all levels of the home. As we move through the house, we test all accessible light fixtures, electrical receptacles, plumbing fixtures, fireplaces, doors, fans, windows, as well as evaluate the floors, walls, ceilings, stairs, and railings as we go. 
     -Depending on the size of the house, this part usually takes about 45 minutes to an hour.
​
Mechanical systems. As we come across them, we will fully inspect the home's water heater, electrical panel, primary heating system(s), and cooling system(s) if applicable (and if it is safe to do so, see limitations below). 
     -The mechanical systems typically take about 20-30 minutes to inspect. 

Finishing up. Our last stops will be up in the attic and then under the home in the crawl space. Here we will get a good look at all visible framing, foundations, plumbing and heating infrastructure, insulation; and check for rodent and moisture intrusion. After these two areas are inspected, we'll have a complete picture of the home and can compile a comprehensive summary for our clients. 
     -These areas typically take us about 20-30 minutes. 

In total, most homes take us about 2 hours to inspect. Of course, this will change based on the size and complexity of each unique property. An hour and a half to two hours is pretty standard for an average home. Condo inspections are interior only, and typically take us about 45 minutes to an hour to complete.    

To review in further detail what we'll be looking at in each area of the home, please find more information below. 

"What are they looking at???"

See below for a general list of what is inspected in each area of the home. (Keep in mind that for condos, it is interior only.)

Grounds

  • General grade around building perimeter
  • Water drainage adjacent to foundation
  • Trees and vegetation affecting structure
  • Flatwork (driveways, walkways, and patios)
  • Exterior steps and retaining walls that are contiguous with the structure

Home Exterior

  • Visible wall cladding and trim work
  • Exterior windows and doors
  • Attached porches, decks, steps, & balconies
  • Eaves, soffits, & fascia
  • Visible portions of chimneys

roof

  • Roof covering materials and estimated age
  • Visible flashings
  • Roof vents and skylights
  • Chimneys and flues
  • Gutters and downspouts

Interior​

  • Walls, ceilings, & floors
  • Windows, doors, & stairs
  • Mechanical ventilation
  • Washer & dryer (if present)
  • Safety features including handrails, guard rails, safety glass, smoke & CO alarms, egress windows, etc...

Plumbing

  • Visible water main supply and distribution lines 
  • Waste/soil and vent lines
  • Fixtures & faucets
  • Water heating systems and fuel source
  • Presence and functionality of sump pumps & waste ejector pumps when visible
  • Evaluate water pressure, functional flow & drainage

Electrical

  • Electrical service drop/lateral to main distribution panel
  • Evaluation of main distribution panel
  • Any sub panels present
  • Visible branch circuit conductors
  • Receptacles and fixtures
  • Testing and identifying GFCI & AFCI protection at required receptacles

Heating & Cooling

  • Heating system's fuel source, equipment, distribution, operational controls, flue pipes, and venting methods
  • ​Check for heat source in all habitable rooms
  • AC and/or heat pump equipment and operational controls (when applicable)
  • Fireplaces & wood burning stoves
  • ​Heated floors

Garage

  • Framing, siding, roof, doors, & windows
  • Electrical system within garage
  • Test function of overhead garage doors (manual and/or automatic)
  • Inspect fire separation between house and garage when applicable

Kitchen & baths

  • Sinks & faucets
  • Ventilation method(s)
  • Appliance operation (i.e. dishwasher, disposer, refrigerator, & range/stove)
  • ​Condition of cabinets and countertops
  • ​Showers, tubs, toilets

Attic

  • Visible framing
  • Roof sheathing & supports
  • Insulation & duct work
  • Proper venting & penetration seals
  • Evidence of rodent activity

Crawlspace

  • Visible framing
  • Condition of posts, piers, beams, joists, and subfloor materials
  • Insulation & duct work
  • Evidence of rodent activity
  • Vapor barrier
  • Evidence of moisture intrusion

Foundation

  • Visible foundation conditions
  • Type of building materials
  • Any cracks, settling, or displacement
  • Condition of any concrete slabs

Limitations of the Inspection

  • Any area that is concealed or inaccessible due to soil, vegetation, walls, carpets, ceilings, furnishings, or any other object.
  • The inspection does not include destructive testing or dismantling. The Inspector will not scrape paint or wall coverings, lift floor coverings, or dismantle beyond normal homeowner access.
  • ​The inspection does not include cost estimates for repair work. 
  • The inspection does not include investigation of mold, asbestos, lead paint, water, soil, air quality, or other environmental issues.
  • Other items not within the scope of the inspection include, but are not limited to: defining the manufacturer or issues directly or indirectly related to drywall from the Peoples Republic of China; design problems and adequacy; operational capacity; quality or suitability for a particular use of items inspected; any and all engineering; test samples/readings; swimming pools or spas; fences; air conditioning (unless the outside air temperature is above 65 degrees F); any heat pump (heat cycles unless below 65 degrees F, cooling cycle unless above 65 degrees F); septic systems, wells, sprinklers, and other underground systems; security systems; low voltage lighting; central vacuum systems and equipment; soiled, faded, torn or dirty floor, wall, or window coverings and paint surfaces; water filter & conditioning systems.
Copyright Sage Home Inspections © 2016