General Info - Home Inspection
Why a Home Inspection Is So Important?
A home is likely one of the larger investments you’ll make. A professional home inspection gives you the confidence and information you need to make smart, informed decisions. By identifying potential issues with major systems like roofing, plumbing, electrical, HVAC, and structure. A home inspection helps protect you from costly surprises and future headaches.
If you’re buying a home, a thorough inspection gives you a clear picture of the property’s current condition, beyond what’s visible in listing photos or walkthroughs. It can help you negotiate repairs, request credits, or even reconsider a purchase if serious issues are discovered.
If you’re selling a home, a pre-listing inspection can help you avoid surprises during the buyer’s inspection, speed up the closing process, and build trust by showing you have nothing to hide. Fixing problems ahead of time may even increase your home’s marketability and selling price.
In either case, a home inspection is a smart step in protecting your investment, ensuring safety, and promoting transparency throughout the real estate process.
What to Expect from a Home Inspection?
A standard home inspection is a non-invasive, visual evaluation of the readily accessible areas and components of the home. During the inspection, I assess the condition of key systems and look for material defects that could affect your safety or the property’s value. You will receive a clear, detailed report with high-resolution photos and professional insight into what was found.
You are encouraged to attend the inspection, ask questions, and learn more about the home’s condition and maintenance needs. I also remain available before, during, and after the inspection to make sure all your questions and needs are addressed.
General Info - Mold Inspection
What Should You Expect in a Mold Inspection?
When you schedule a mold inspection, you can expect the inspector to carefully check your home for signs of mold or the conditions that cause it, like water damage, high humidity, or musty smells. In a complete inspection, the inspector will look through all areas of your home that they can easily get to, such as the basement, attic, bathrooms, and around your heating and cooling systems. They’ll also use tools to measure moisture, temperature, and humidity levels. In most cases, the inspector will collect air or surface samples, which are sent to a lab to see what types of mold, if any, are present.
Afterward, you’ll receive a report explaining what they found and where, along with test results and any areas they couldn’t check. It’s important to know that a mold inspection isn’t the same as a home inspection, and it doesn’t guarantee your home will stay mold-free, it simply shows what’s happening at the time of the visit.
How Should You Prepare for a Mold Inspection?
To get the most accurate results from your mold inspection, there are a few easy steps you should take beforehand. First, keep your windows and outside doors closed for at least 12 hours before the inspector arrives. This helps stabilize the air inside your home so the tests are more accurate. Also, clear space around key areas the inspector might need to check, such as sinks, the basement, attic entrances, and any heating or cooling systems. If possible, avoid vacuuming, dusting, or doing construction right before the inspection, this can stir up mold or dust and affect the samples.
You should also let the inspector know if you’ve had any past leaks, water damage, or if you’ve noticed any moldy smells or visible spots. The more they know, the better they can target the right areas and give you clear, helpful results.
General Info - Radon Testing
What Should You Expect in a Radon Test?
When you schedule a radon test, your inspector will set up specialized monitoring equipment in the lowest livable level of your home, such as the basement or first floor. Radon is a colorless, odorless gas that enters homes from the ground, so this area gives the clearest picture of your exposure risk. The test typically runs for 48 hours, during which time the device records hourly radon levels to calculate an average. In some cases, longer-term testing may be recommended.
Your inspector will choose a location for the monitor that’s away from windows, direct sunlight, fans, and other factors that could interfere with the readings. Once the test is complete, the inspector will retrieve the equipment and generate a report based on the data. This report will tell you your home’s average radon level and whether it meets EPA safety guidelines. If your levels are high, your inspector may recommend radon mitigation or further testing.
It's important to understand that a radon test doesn’t fix radon issues—it’s a way to measure exposure risk at the time of testing and determine if action is needed. Since radon levels can vary, periodic testing is a good practice, especially if you've never had one done before or if you've recently renovated or moved into a new home.
How Should You Prepare for a Radon Test?
To get the most accurate results from your radon test, it’s important to create a controlled indoor environment. Starting 12 hours before the test and continuing throughout the 48-hour monitoring period, you should keep all windows and exterior doors closed, except for normal entry and exit. This helps maintain stable indoor air pressure and allows the device to measure actual radon infiltration.
You should also avoid using whole-house fans, fireplaces, or other systems that bring in large amounts of outdoor air. Standard HVAC systems may remain in use. Try not to schedule any major cleaning, construction, or ventilation changes during the test, as these can affect airflow and skew the results.
Let your inspector know if your home has had any recent renovations, foundation work, or if you’ve had a radon test in the past. They may also ask about the layout of your home and any known foundation issues. Sharing this information helps ensure the monitor is placed correctly and the results are as useful as possible. Once testing is complete, you’ll receive a clear, easy-to-read report with your results and next steps, if needed.
General Info - Indoor Air Quality Testing
What Should You Expect in an Indoor Air Quality (IAQ) Test?
When you schedule an indoor air quality test that includes ERMI (Environmental Relative Moldiness Index) or HERTSMI-2 testing, a certified inspector will collect dust samples from key areas of your home to evaluate the presence and types of mold spores and other particulates in the air. These DNA-based tests are especially helpful for people dealing with chronic health conditions, mold sensitivities, or lingering indoor air concerns that aren’t visible to the naked eye.
Unlike standard inspections, this testing focuses on biological contaminants rather than structural components. The inspector will use specialized tools and lab-provided equipment to gather samples from undisturbed surfaces like baseboards, cabinet tops, door frames, or other horizontal surfaces where dust naturally settles over time. These samples are then sent to a certified lab, which analyzes the DNA of mold species present in the dust.
Once the lab results are in, you’ll receive a detailed report explaining the ERMI or HERTSMI score, the types and levels of mold spores found, and what those levels may mean in terms of health risk or need for remediation. These tests don’t pinpoint the exact location of mold, but they give a reliable indication of whether a home’s air environment may be contributing to symptoms or concerns.
How Should You Prepare for an IAQ Test (ERMI/HERTSMI)?
To get the most reliable and accurate results from your indoor air quality test, you’ll want to avoid disturbing dust or airflow in the home in the days leading up to the inspection. That means no vacuuming, sweeping, or deep cleaning for at least 3–5 days prior to the appointment. This allows enough time for mold spores and other particles to settle naturally onto surfaces where they can be collected.
There’s no need to open windows or alter your HVAC usage—normal household activity is fine as long as excessive airflow or cleaning is avoided. Make sure the inspector will have access to the rooms most commonly used, such as bedrooms and living areas, where the dust samples will be gathered.
It’s also helpful to inform the inspector of any past water damage, musty odors, or known mold issues in the home, as well as any health symptoms that may be associated with indoor air quality. This background information helps your inspector target the most relevant areas for sampling and provide more useful context in the final report. Once the lab processes the samples—usually within 7–10 business days—you’ll receive a full breakdown of findings and guidance on what to do next, if action is needed.
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