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Our Inspection Procedures

The hiring of a home inspection company is an important decision that should be carefully evaluated to determine why a home inspection or consultation is needed.    A Home Inspection is not a pass or fail test.   It is a comprehensive inspection and analysis of the conditions of the structure at the time of the inspection.

ACS Home Inspection Services  /  ACS Building Inspections  is a Certified Real Estate Inspection Company with more than 30 years of commercial  and residential construction experience.   Our clients include Home Buyers, Home Sellers, Insurance Companies, Real Estate Investors, Commercial Property Investors, Leasing Agents, and others.

What Does a Home Inspection Include?

A comprehensive Home Inspection is a visual inspection of more than 400 items or inspection elements that include the structure from the roof to the foundation or slab, the heating and *cooling system, the visible plumbing and electrical systems, the roof, attic and insulation, walls and ceilings, floors, windows and doors, interior cabinetry, appliances in some instances, and visible structure of the foundation and basement or crawl space  .

*Temperature permitting

During the home inspection, the inspector will concentrate on the condition of the structure and related components and will report the visible adverse conditions in the written report with an estimated cost to repair or replace the items.

The Following is a brief description of the critical elements of our inspection:

~  Foundation or Crawl Space and Basements

This inspection procedure determines the type of structural foundation and it's condition. We check for cracking or shifting that may be caused by poor soil conditions or tree roots or other detrimental conditions. In the situation of a basement or crawl space, we examine the accessible interior areas for heaving footings, foundation walls, or deteriorated floor joists.

~  Roof System

We check for deteriorated or damaged shingles, loose shingle tabs especially along the gable ends, missing shingles, and improper repairs.

Also inspected for damage are defective or improperly installed skylights, flashings around vent stacks and chimneys, valley flashings, and roof gutters.

~  Exterior Walls

This visual inspection includes wall structure looking for cracking or shifting, type and condition of wall covering including stucco, brick veneer and various siding materials. It also includes examination of  - or lack thereof - of caulking or seam sealants. It does not include any evaluation or analysis for color matching or fading.

~  Doors and Windows

'Inspection consists of determining type of doors and windows and operating a  representative number of units to verify operating function and overall condition.

~  Attic Area

'Inspection of the accessible visible areas of the attic verifying insulation, roof framing to wall connections, evidence of roof leaks - especially around roof penetrations, improper wiring - usually by un-qualified individuals, and numerous other issues.

~  Electrical System

Electrical system inspection includes inspection of Main Disconnect Panel, Distribution Panel and any accessible sub-panels. Also, circuit disconnects [circuit breakers], interior and exterior GFCI / Ground Fault Circuit Interrupters, AFCI / ARC Fault Circuit Interrupters are checked for proper installation or damage. Visible, accessible wiring is also verified for condition and correct connections.

Note:

Although other issues may create conditions that result in minor or major repairs, a seemingly minor electrical issue such as a mal-functioning GFCI or AFCI or the neglect to even install one, or a loose or corroded connection may result in an extremely hazardous condition that may result in severe injury or death.

It is this inspector's opinion that a faulty electrical system component is the most hazardous issue involving any dwelling or structure.

~  Plumbing System

We visually inspect the accessible domestic water supply system and the drain waste system that is within the structure. We verify accessible and visible connections and lines are stable and not leaking. Also, we inspect for improper or incorrectly installed water supply and drain waste lines. We flush all toilets and operate all sink faucets to ensure proper function.

~  Air Conditioning and Heating and Ventilation System [HVAC]

The Air Conditioning and Heating systems are inspected for secure electrical connections, dirt and debris clogging the condenser and evaporator coils [ when accessible]. The filters will be inspected for debris, and temperature permitting - the A/C Heating unit will be run to test it for heating and cooling.    Note: An in-depth analysis of the efficiency balance of the system and or leaking ductwork is not included  in the inspection and it is the recommendation of this inspector to retain the services of a licensed qualified technician if required.

~   Interior

The interior ceiling, wall, and floor  areas and fixed cabinetry and sinks are inspected for shifting, cracking, alignment and their general condition. Appliances will be inspected for function.    Note: Most appliances will not be run through their complete operating cycles. Other items that will be checked are the Electric Water Heater units for dangerous wiring, improperly installed Temperature Pressure Relief Valves and drain lines,  Gas Units will be inspected for correct installation, not installed on raised platforms, loose or incorrect flue piping, improperly installed Temperature Pressure Relief Valves and drain lines, and other issues. Note: Water Heater TPR Valves are not checked for function.

Other interior inspected items are the accessible ventilation for the kitchen and bath exhaust fans, dryer vents , and other items.

~ Other  Elements Inspected may include

Areas that may indicate wood rot or decay, hidden water damage, swimming pools and their respective components, detached garages and other out buildings, ground elevation or slope away from the house or structure, fireplace enclosures, and other items.

EXCLUSIONS  - WHAT IS NOT INCLUDED IN A STANDARD INSPECTION

Environmental issues -  and issues involving air quality, allergens, molds and fungi, potable water quality and quantity, lead in water or on interior or exterior surfaces, asbestos, radon gas, termites or other wood destroying insects.

ALL CONCEALED ITEMS, not readily accessible or visible because of structure design, it’s components, or storage and furnishings; this includes but is not limited to: underground piping and wiring whether underground, underwater, in walls, floors or ceilings or otherwise, or ventilating systems, windows and electrical outlets blocked by furniture or storage items; and other like concealed components and systems and, but not limited to footings, foundations and/or pilings.

OTHER EXCLUSIONS are [ unless specifically included at an additional cost ] : pools; sprinkler systems; wells;  water quantity and quality; septic system including tank and drainfield; sea walls and docks; patio covers; tool storage sheds; landscape plantings; playground equipment; fences; solar heating systems including domestic water, pool water, or space heating; fireplaces, chimneys, flues and fireboxes.

Note: Many Insurance Companies are requiring 4 - point inspections on Commercial and Residential Structures 10 years old or older.

We include an insurance  4 - Point Inspection Report with all comprehensive Commercial and Residential inspections at no additional fee.

Other Concerns a Client may have

~ When should a Client hire a Home Inspector?

~  The best time to have a Home Inspection performed is after an offer has been made and prior to acceptance of an agreement.

~  Do I have to be there during the Inspection?

~	It is always recommended that the Client be present during the Inspection, the Client may have specific questions regarding potential issues that may affect the final purchase price.

~  What if the Inspection and accompanying written report reveal issues with the Dwelling?

~	Depending on the issue, they are usually negotiable in terms of the final purchase price. With a Professional Inspection Report the Client will be knowledgeable in the type of required repairs and their respective estimated costs.

~  Can I perform a Home Inspection myself?

~	Categorically speaking - Yes, the Client can perform their own Home Inspection

and, NO, it not advisable for a Client to perform their own Home Inspection because ---- "How much actual experience does the Client have in what to look for regarding the structure, it's components and their integrated correlation to one another,  ie: will the condition or performance of one component hinder or prevent another component from performing as it was designed'?  Considering the purchase of a Home is most likely the largest investment most people make, the risk of an uneducated evaluation and inspection is not to be taken lightly.

~  Do I need and attorney when purchasing a Home?

It is the recommendation of this inspector to always have an attorney specializing in real estate transactions representing you whenever you buy or sell  property.

With the complex issues involved with the buying or selling of property it is normally beyond the knowledge of most Clients to successfully complete the transaction with the confidence that their best interests are being looked after.

It the recommendation of this inspector to hire an attorney prior to making a written offer. The Real Estate Attorney will include a clause in the written offer permitting the Client [purchaser] to have the property inspected by a Professional Building or Home Inspector to perform an independent evaluation and analysis.

The results of the inspection and the accompanying written report may very well influence your final offer and ultimately the final purchase price.

Other services ACS Home Inspection Services offer    ~  Allergens and Asthma Triggers & ERMI / ARMI screening -    ~  Hurricane and Wind Mitigation Structural Inspections    ~  Building Inspection Consultant - analysis and solutions for specific issues including approximate repair costs    ~  New Construction Progress Inspections including Bank Draw Approvals and Contractural Fulfillment Requirements    ~  Renovation and Remodeling Inspections - including Bank Draw Approvals and Contractural Fulfillment Requirements    ~  Commercial Inspections including Multiple Dwellings, Condominiums, Townhouses, Motels, and Warehouses facilities    ~  Contractural Litigation Inspection  - Litigation Consultant

Our Service Area includes

~   Seminole,  Orange,  Osceola,  Lake, and  West Volusia Counties

I have personally renovated more than 400 commercial and residential structures that involved everything from shoring up shifted foundations, basement floors and walls, raising walls and ceilings, rebuilding or replacing rotted roof components, complete additions including realignment and modifications to original structures, and 100's more projects that  were less involved such as kitchens, bathrooms and office cabinetry.

I have been called in to inspect structures that had been previously inspected by a "professional home inspector who claims to have inspected thousands of  homes", only to find they neglected to detect rotted porch columns or defective water heaters or rotted rubber boots around the sewer vent stacks or many other various issues.

And there are other obvious and not so obvious issues that most inexperienced inspectors will neglect to discover.