faq

If I have a point of sale inspection, do I need a pre-listing inspection?
No, it would not be necessary.

Do all cities require a point of sale inspection?
Not all cities require an inspection, just the cities that have passed a time of sale ordinance.

Can I be with the inspector during the inspection?
Yes, we recommend that you attend the entire inspection.

How do I know an evaluator is approved by the city I live in?
Evaluators must have a license provided by the city and an up-to-date insurance policy.
The inspector should be able to email you a copy of both.

How long have you been practicing in the home inspection profession and how many inspections have you completed?
We have been practicing for 27 years and have performed over 19,300 residential and commercial building inspections.

If I’m buying a house that has a point of sale (truth-in-housing) inspection, do I need a buyer’s inspection?
A complete buyer’s inspection is a more comprehensive inspection. A buyer’s inspection goes into much greater detail and depth than a truth-in-housing report. However, we recommend you leave the final decision up to the buyer.

Are there any penalties if I list a property without an inspection completed?
Licensed real estate agents are responsible for their listing(s) having a current point of sale report. If there is no report it is a misdemeanor where the agent is subject to 90 days in jail, a $700 fine and a recorded license compliant with possible disciplinary action.

Do I need to bring any point of sale documentation to the closing?
For the cities of St. Paul, Maplewood and Robinsdale you need to bring a copy of the inspection report to the closing. For the cities of Minneapolis, Hopkins, Osseo, Bloomington, South St. Paul, Brooklyn Park, New Hope, Richfield and St. Louis Park you need to bring a certificate of approval issued by the city.

Do you offer to do repairs or improvements based on the inspection?
We do not offer any repairs as that could be perceived as a conflict of interest. We are members of the ASHI, the industry’s premier trade association, which prohibits soliciting or performing repair work.

Are you insured?
We carry both professional and general liability insurance. At your request, we will email a copy of our insurance policies.

Can I attend the inspection?
We encourage our clients and their real estate agent to attend the entire inspection. Although our report is comprehensive, easy to read and understand, you miss an opportunity to see the prospective home through the eyes of a professional.

Do you participate in continuing education programs to keep your expertise up to date?
My memberships and licenses require that I do a minimum of 20 hours of continuing education each year. In addition, I write and teach numerous home inspector courses each year.

Are new home inspections performed to the same standard of practice as existing homes?
No new home inspections are based upon the MN State Building Code. This means not all home inspectors are capable of doing new home inspections. I am one of the few inspectors trained and skilled in code inspecting. I also was a home builder for 14 years prior to becoming an inspector.

When there is a city building official, why would there be a need for an independent fee paid new home inspector?
City officials can only base their decisions on the minimum building standard. They cannot require the builder to perform to a higher standard. I’m not familiar with anybody building a new home who desires the final product to meet the minimum quality of construction. An independent inspector can help you get what you anticipated.

Are commercial inspections performed to the same standard of practice as existing or new homes?
No commercial inspections are done to the ASTM Standard E2018-01. This standard differs from new and existing home inspections. Although much of what a home inspector knows will transfer to commercial inspecting; the mechanicals, electrical, plumbing, super structure, and flat roofing are different. Unless an inspector is trained to analyze these larger and more complex systems, they will be unable to do a complete and competent job.

Are commercial inspections required?
No purely optional. But why would you not want to know the capital improvements that will be required and the ongoing annual maintenance necessary to keep the building functioning.

Is radon really a problem?
Yes it can be. With the adoption of the most recent MN State Building Code, a radon mitigation system, either active or passive, must be included in all new home construction. This says it all.

Is radon testing required?
No, but we have done more radon testing in the last 3 years than we did in the previous 21 years all together.

Should public water supplies have a water test just like private wells?
No, the cities are required by federal law to meet a minimum standard of water quality.