Frequently Asked Questions


Can a home fail a home inspection?

No. A home inspection is an evaluation of the current state of your prospective home. It is not an appraisal or a code compliance inspection. However, a home inspection may reveal so many issues that the seller and buyer may not be able to come to an agreement as to what should be addressed, and therefore the deal may fall through.

What does a home inspection cost?

Home inspection costs are generally based on square footage and the age of the house, but a typical range might be $300 to $500. Several other factors that may affect cost include: whether or not the house has a crawl space, basement, or garage. You should supply that information when you first contact your inspector. It is important to understand that you should not choose your inspector based on price alone. Cost does not necessarily reflect quality.

Why get a home inspection?

If the inspection reveals deficiencies, the buyer and seller may address the deficiencies prior to closing on the property. The buyer typically discusses the findings from the inspector’s report with his/her agent and may request that the seller fix any items or offer a reduction of the selling price. It is also a good idea to obtain more information about the property you are about to purchase.

What do you classify as a “Major Find”?

Any item that causes the buyer to reevaluate the value of the home, such as a furnace that is beyond its expected life and not performing properly. Also, significant safety issues, such as a loose handrail on a second-floor balcony.

Are some things not inspected?

Yes, the home inspection includes the house and attached structures only. Not inspected items include: cosmetics, outbuildings other than garages or carports, swimming pools and spas, specialty systems including cable TV, alarms systems, lawn sprinklers, wells, and solar panels, to list a few. Also, not inspected with a standard home inspection are asbestos, mold, termites, building codes, air and water quality, and lead paint. Inspections for these can be purchased from an individual with specialized training and qualifications. It is important to note that items that are hidden, covered up, or that aren’t safely accessible cannot be inspected. The report should state which required items were not accessible at the time of the inspection.

Do I attend the inspection?

That’s up to you. It’s highly recommended. It’s a great opportunity to take a close look at the house you are considering purchasing. You can ask the inspector any questions you want. You can bring a notepad and tape measure and you can take pictures as well.

How do you find a good home inspection?

You want to find an inspector who not only has the skills and knowledge to perform a thorough inspection, but who can also convey their findings in a clear and non-alarming way. Look for home inspection companies which have sample reports on their website. Are the reports just a home inspection checklist, or does it explain why something is defective, what the implications are, and what actions should be taken to remedy it?

Why Hire Us

  • I like helping people know what they’re buying. I take the time to look closer, and I put thought into inspecting a home. I put more emphasis on items that have the potential to require more extensive repairs or that may need to be replaced. Surface defects are easy to see and note. I look beyond the surface, which I feel will give the buyer a deeper peace of mind.
  • I only inspect one house per day. It takes me 2 to 4 hours to inspect the house and another 2 to 4 hours to write the report. I’ve heard home inspectors brag about doing four inspections in one day; I think this is a disservice to their clients. Most inspectors use a check-box style report; I use what is called a narrative style to provide what I believe is a more complete picture of the home’s condition at the time of the inspection.
  • My reports contain pictures, diagrams, and web links to informative material. All of my reports contain a reference section at the end of the report. This encyclopedia of information is yours to use.
  • I’ve been in engineering, construction, and inspections all my life. I’ve learned not only what to look for, but how to report it. Be careful using someone who makes a big production out of a minor item. Also, understand your real estate agent may want you to use their inspector, who may or may not be what he or she considers a “safe” inspector–one who won’t cause deal to fall through. You have the option to hire any home inspector you choose.
  • At Louisville Home Inspections, we are licensed, insured, and members of the Kentucky Real Estate Inspectors Association, Better Business Association, an NRPP Approved Certified Radon Measurement Technician, and an affiliate member of the Greater Louisville Association of Realtors.
  • I participate in continuing education programs to keep my expertise up to date. Every year I take training classes to perfect my skills.