"Porters" Wisconsin Inspections, LLC
PWI

Inspection Process

The main highlights of what my home inspections entail!

On the phone any concerns or questions about the property can be addressed about the inspection. We will agree on the fee, a date and a time. I am usually prompt but can occasionally get held up briefly by unforeseen delays on another inspection.

At the site I will have you look over and sign the inspection service agreement "usually done at the end of the inspection" and we will proceed with the inspection. Before I sign the report at the end of the inspection if you are not satisfied that I did a thorough enough job based on what a home inspection is represented to be, I won't charge but you won't get the report either! Payment is expected at the end of the inspection, unless previously arranged otherwise. The 16 page inspection report is completed on site to speed your needed information to complete your inspection contingency.

According to The Book "THE COMPLETE BOOK OF HOME INSPECTION" by Robert Becker, the approximate percentages of home component defects in homes inspected have been: ROOF 40%, GUTTERS & DOWNSPOUTS 34%, EXTERIOR MAINTENANCE 93%, FIRE HAZARDS 40%, ATTIC 59%, CRAWL SPACE 60%, WET BASEMENT 51%, TERMITES 23% "southern states" ELECTRICAL SYSTEM 53%, PLUMBING 28%, HEATING SYSTEM 42%, HOT WATER SYSTEM 24%.

There are many unknown maintenance items in homes, some have a potential for unexpected and costly repairs. Having personally seen many defective heating units, roofs that were assumed ok but were not, plus much more. Consider a home inspection by a qualified home inspector rather than leave this to chance!

Exterior:
As we walk around the structure I will note any items of concern that may need to be addressed.
Some of the items to be observed are condition of concrete in Driveway & Walks and the care of.

Grade and Drainage" around the home structure is important so water and melting snow can run away, rather than soak down into the foundation area where water can enter the basement and possibly cause damage not only to the contents of the basement but to the foundation as well. This is by far the most likely source of water in the basement.

Retaining Walls should appear sound and not deteriorated or leaning and are performing their function. Drainage should not be affecting them. Any Steps/Stoops should appear sound with railings if over three steps high and in good functional condition. Any Decks and/or Patios will be examined for safety and condition.

Doors and Windows will be checked for condition and operation Siding and Trim will be inspected for apparent condition. "Older homes may have lead paint in the soil from chipping some time in the past." Bare soil or any paint chips around older homes can be hazardous (pre 78), if so recommendations can be given.

Electrical Service will be observed for proper installation and condition. Most outside Electrical Outlets and Faucets will be tested for proper function and safety.

An opinion of the Roofs condition and observed conditions with any recommended maintenance will be given. Chimneys will be observed for evidence of loose bricks, missing liner or ineffective flashing. Usually the old brick type chimneys do not have liners and would not be safe for wood heat. Roof Ventilation should be apparent with roof lovers, ridge vents, gable vents and/or soffit vents. Usually the roof will be walked but due to certain conditions it may not be.

Garage:  I will observe the Garage Structure, Electrical, Doors, Windows, Floor, Etc. for proper function and safety. If the garage is attached and is not properly separated from the home I will recommend this be done. Depending on the age of the home, this may not be considered a defect as it may not have been required at the time of construction but would be prudent to add this to your budget to do some time in the near future. Typically 5/8" type X sheetrock is used.

Basement steps will be observed for evidence of defects. The Basement Floor and Foundation, the Ceiling Joists, Beams and Posts, will be observed for proper functional condition. The Plumbing System will be observed for adequacy and functional ability.

The Heating system fueled with Natural Gas, LP or Fuel Oil will be operated and inspected for visual deficiencies along with the Air Conditioner.

The Electric Service panel will be inspected for proper installation and safety. I observe that the Household Circuits are correctly sized for the breakers protecting the wires and observe any Exposed Wiring and Fixtures or Outlets in the unfinished areas. Any observed net currant will be reported. Net currant is any extra electrical current where it does not belong that could become a potential shock hazard. This would most likely be due from some wiring errors somewhere such as a sub panel or junction box. It usually shows up as currant in a ground or water pipe when checked with an amp meter.

Doors and a portion of Windows will be operated for proper function and condition. Plumbing Fixtures, Electric Outlets, (GFI's), Lighting, will be inspected in Kitchen and Bathrooms. I suggest to my Clients that Kitchens, Baths, Basements, and Exterior have Grounded Outlets with Ground Fault Interrupters (GFI's). I recommend this should be done for safety. "GFI's protect individuals from electrocution". The Kitchen Cabinets and Counter top, Sink and Faucets will be inspected for apparent condition. If there is a Garbage Disposal, and other appliances will be operated for evaluation. Floors, Walls, Trim and Ceiling will be inspected for relative condition to the rest of the home. Lights and Outlets will be observed for adequate supply and proper installation and condition. Fireplaces will be observed for any evidence of defects.
Smoke Detectors and Carbon Monoxide Detectors are recommended if not present!

The Attic area is checked for amount and type of Insulation, Condition of Roof Structure and Ventilation. I note any evidence of rodents such as mice, bats or other.

This is by no means everything observed on the inspection but it should give you an idea of the process involved. Remember that an inspection covers major items that are visible to the inspector. Carpets, furniture, and other items are not normally moved. If only a part of a component is visible, only an educated guess can be made as to the condition of the non-visual portion. It's unlikely anything will be overlooked but with only about 2 to 3 hours at the site, it can't be guaranteed. To be 99% sure one would need to do an exhaustive study and contract with specialists in each respective field at a much higher fee.

A home inspector needs to be state registered, and should be a member of an inspection organization and impartial.

The information I will need from you is - Your name, address and ph. #. The property address and directions. Is the property occupied or vacant. The type of house, "ranch etc". How large and approximate age.  What if any special concerns you have. Who the listing and selling representatives are and ph. #. Will you be able to attend the inspection? Will we need a key?

I am available for your questions and am here to serve your needs. I am also available for presentations regarding home inspection to group settings.

Let's get together soon,

Wisconsin Home Inspection Standards

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