Home Inspections Archives - Inside & Out Property Inspectors

How Long Do Inspections Take? By Scope and Specialty

March 28, 2025/in Home Inspections/by BJ Johnson

If you own a home or you’re getting ready to buy, sell, or renovate, you might wonder how long inspections take. The short answer is…it depends. The time it takes can vary based on the size and age of the property, the number of services you’ve scheduled, and the type of inspection being performed.

Some are straightforward, like a wind mitigation or 4-point check. Others, like a full home or commercial inspection, take longer because of how detailed they get. Here’s what to expect, depending on the scope and specialty.

What Affects the Duration?

Before diving into time estimates, it helps to understand what actually impacts how long an inspection takes:

Size of the property – A small condo is much quicker to inspect than a large multi-story home.
Age and condition – Older homes often have more areas that need closer attention.
Services scheduled – Booking multiple inspections in one visit adds time.
Inspection type – Some require more in-depth evaluation and documentation.
Accessibility – If the attic, crawlspace, or panel boxes aren’t accessible, the process slows down.

How Long a Full Home Inspection Takes

A standard home inspection usually takes 2.5 to 4 hours, depending on square footage and how many systems need to be checked.

This includes a full visual evaluation of the home’s roof, structure, electrical, plumbing, HVAC, attic, insulation, and appliances. If the home is larger or has extras like a detached garage or multiple HVAC systems, expect the inspection to take longer.

Other Service Estimates and Averages

Inside & Out offers several specialty inspection services alongside their core home inspections.

These may be scheduled on their own or bundled for efficiency. Here’s what to expect in terms of time:

4-Point Inspection – About 1 hour; Focuses only on the four main systems: roof, electrical, plumbing, and HVAC. Often required for insurance.
Wind Mitigation Inspection – 30 to 45 minutes; Documents specific roof and structural features that help protect against wind damage (and may help reduce insurance costs).
Mold Inspection – 1.5 to 2.5 hours; Involves a visual check, moisture readings, and possibly samples collected for lab testing if conditions warrant it.
Sewer Scope Inspection – 1 to 1.5 hours; Uses a camera to inspect the main sewer line for blockages, root intrusion, cracks, or other hidden issues.
Warranty Inspection (11-Month) – 2.5 to 4 hours; Similar in scope to a full home inspection, this service catches builder-related issues before your new home warranty expires.
Pre-Drywall Inspection – 1.5 to 3 hours; Performed during construction to check framing, electrical, plumbing, HVAC, and structural components before walls are sealed.
Pre-Slab Inspection – 1 to 2 hours; Completed before a slab foundation is poured to verify proper grading, plumbing placement, and other site prep.
New Construction Inspection – 2.5 to 4 hours; A detailed top-to-bottom inspection of a newly built home to ensure everything was completed correctly before final walkthrough or closing.
Deck Inspection – 30 minutes to 1 hour; Evaluates safety, structure, and attachment points of exterior decks, stairs, and railings.
Commercial Inspection – Varies by building; Depending on size and scope, this can range from a few hours to a full day. Office buildings, rental properties, and mixed-use spaces often require detailed system checks.

Combining Services

If you’re scheduling multiple inspections in one visit (for example, a new construction inspection + sewer scope + mold testing), you’ll need to allow extra time.

In general, each added specialty service adds 30 minutes to 2 hours, depending on the type.

Still, bundling services is often faster—and more cost-effective—than booking them separately, especially during real estate transactions or time-sensitive construction phases.

How You Can Help Streamline Inspections

An inspector’s job is to work thoroughly, but a few simple steps on your part can help. A little preparation can make a big difference in how long the appointment takes, including getting your report.

Here’s what you can do to keep things moving:

Make sure all areas are unlocked and accessible
Remove any clutter blocking attic entries, crawlspaces, or panels
Secure pets ahead of time
Let the inspector know about any concerns or known issues in advance

Other Recommended Maintenance

Not everything has to wait for an inspection. Some routine maintenance can make your home safer, extend the life of major systems, and even make future inspections go more smoothly.

Here are a few simple things homeowners can do:

Clean gutters regularly to prevent water damage and roof issues
Change HVAC filters every 1 to 3 months to improve efficiency and air quality
Test GFCI outlets and smoke detectors to ensure safety systems are functioning
Trim trees and shrubs away from the home to reduce pest access and moisture buildup
Check visible plumbing lines under sinks or around water heaters for early signs of leaks
Walk your exterior once a season to spot signs of wood rot, foundation shifts, or siding damages

Staying on top of this kind of upkeep helps prevent costly surprises and keeps your property in better shape between inspections.

When to Call a Professional

If you’re unsure which inspections you need (or how long they’ll take for your specific property), it’s best to speak with a licensed inspector.

A trusted local expert will be happy to guide homeowners, buyers, and builders through the process so you know what to expect before you even book a service.

If you’re buying a home, building one, managing a commercial property, or maintaining your current one—there’s a good chance an inspection can give you peace of mind.

You should call us when:

You’re under contract and need a home inspection or insurance-required report
Your new construction is nearing key stages like pre-drywall or final walkthrough
Your 11-month builder warranty is almost up
You’ve noticed signs of moisture, mold, or sewer problems
You manage or own a rental or commercial space that needs evaluation
You’re prepping to pour a slab and want to confirm everything’s ready
You want to bundle services (like mold + sewer + home inspection) and save time

Inside & Out’s licensed inspectors know what to look for, how to document it clearly, and how to guide you toward smart next steps.

Conclusion

How long do inspections take? In essence, that depends on your home, your goals, and the services you schedule. A standard home inspection might take a few hours, while specialty services can range from 30 minutes to several hours more.

When you choose Inside & Out Property Inspectors, you get a clear, detailed look at the condition of your property, backed by experienced pros who take the time to get it right.

Need to schedule an inspection or ask a few questions? Reach out to our team today. We’re here to help you make confident decisions.

Who’s Responsible For Home Inspection Costs?

March 13, 2025/in Home Inspections, Homebuyers/by BJ Johnson

Buying or selling a home in Jacksonville can be exciting – and a bit overwhelming. One common question that comes up is who pays for the home inspection costs. Home inspections are a critical part of the process, but the issue of cost responsibility can be confusing.

In this post, we’ll break down everything you need to know about home inspection costs in a friendly, easy-to-understand way. Whether you’re a first-time homebuyer or a seller preparing to list, let’s make sure you understand the ins and outs of inspection costs.

Why Home Inspections Matter

Home inspections play a vital role in almost every real estate transaction. They are a professional examination of a property’s condition, typically covering everything from the roof to the foundation.

For homebuyers, an inspection is a safeguard – it helps uncover hidden issues (like a leaky roof, faulty wiring, or plumbing problems) that might not be obvious during a casual walk-through. Identifying these problems early can save buyers from expensive surprises after move-in.

In fact, the vast majority of buyers opt for a home inspection for peace of mind. Home inspections are important for sellers too. By getting a home inspected (either before listing or during the selling process), sellers can understand any defects that potential buyers might raise. A house that has been checked Inside & Out and had its problems addressed is more attractive to buyers.

In short, inspections protect both parties – they build transparency and trust in the transaction. Knowing the true condition of the home benefits everyone involved by reducing the chance of last-minute deal-breakers or disputes.

Who Typically Covers Home Inspection Costs?

Now, on to the big question: Who usually pays for the home inspection? In a typical home sale, it’s almost always the buyer’s responsibility to pay for the home inspector’s services. The reasoning is straightforward – the buyer is the one hiring the inspector to look out for their interests.

As a buyer, you want an unbiased, thorough evaluation of the property. By paying for the inspection, you get to choose a trusted inspector and ensure the report is independent. The inspector works for you, the buyer, to highlight any concerns without any conflict of interest.

However, there are situations where the seller might pay for an inspection. For example, a seller may hire a home inspector before listing the house on the market – this is called a pre-listing inspection.

In this case, since the seller initiated it, the seller pays the fee. Sellers do this to identify and fix issues early or to provide a recent inspection report to buyers as a selling point. Generally though, if you’re a homebuyer arranging an inspection as part of your purchase contract, expect to pay at the time of the inspection since these are usually not rolled into closing costs or the mortgage.

How Much Does a Home Inspection Cost?

In Jacksonville, a standard single-family home inspection typically costs between $300 and $500. Nationally, the range is around $250 to $600, depending on several factors:

Size of the Home: Larger homes take longer to inspect and cost more.
Age of the Home: Older homes may have more potential issues, increasing inspection time and cost.
Inspection Scope: Specialty inspections (like termite, mold, or pool inspections) add to the cost.
Experience and Credentials: Experienced inspectors may charge more, but their expertise can be worth it.
Location and Accessibility: Properties farther from the city or harder to access may come with additional fees.

It’s smart to ask what’s included in the inspection fee when scheduling. While cheaper options are tempting, a thorough inspection can save thousands by identifying problems early.

Can a Seller Pay for the Inspection?

Yes, sellers can choose to pay for a pre-listing inspection. This allows them to fix problems upfront and present a more attractive, transparent listing to buyers.

Competitive Advantage: In a hot market, sellers might offer a recent inspection report to attract buyers.
Negotiation Tool: A clean report can give sellers confidence in negotiations, while known issues can be addressed proactively.

Keep in mind, most buyers will still want an independent inspection, but a pre-listing report can reduce surprises and speed up the process.

Tips for Managing Home Inspection Costs

Budget Early: Plan for inspection costs in your overall home-buying budget.
Compare Services: Look for experienced, reputable inspectors, not just the cheapest option.
Clarify Inclusions: Ask what’s included in the base price and whether additional services are needed.
Leverage the Report: Use inspection results for negotiations. Sellers can use it to justify their asking price, while buyers can request repairs or credits.

Other Maintenance to Consider Before or After an Inspection

For Sellers: Fix minor issues like leaks or faulty outlets before the inspection to avoid red flags.
For Buyers: Use the inspection report as a checklist for future maintenance and prioritize critical repairs first.
Preventative Maintenance: Regular upkeep (like checking for leaks, changing HVAC filters, and clearing gutters) helps avoid bigger problems down the road.

When to Call a Professional

While a keen eye and DIY spirit are great for minor fixes, there’s no substitute for a certified professional home inspector when it comes to a real estate transaction. If you’re buying a home – always call a licensed home inspector. Choose local experts familiar with Jacksonville’s common issues, like humidity-related concerns.

They also follow standardized checklists and provide formal reports, which are important if you need to request repairs or negotiate a price based on the findings.

Florida is also known for things like termites, so you want an inspector who knows the telltale signs of pest damage. Older homes (like those in historic districts) have unique quirks and potential problems that an experienced inspector will understand.

Even newer construction homes can have defects, so don’t assume a brand-new house is flawless – we regularly inspect new builds and do find items to fix.

Aside from the pre-purchase inspection, call a professional whenever you’re unsure about a home’s condition. If you notice cracks in the walls, frequent electrical trips, or signs of water damage, it might be wise to have an inspection or specific evaluation done.

Conclusion

While buyers typically pay for the inspection, sellers may choose to cover the cost in some situations, especially with pre-listing inspections. Either way, inspections are a valuable investment in protecting your property and ensuring smoother transactions.

If you’re ready to schedule an inspection or have questions about home inspection costs, Inside and Out Property Inspectors is here to help. Contact us today for trusted, local expertise in Jacksonville!

do doggy doors impact a home inspection report?

Do Doggy Doors Impact Your Home Inspection?

January 16, 2025/in Home Inspections/by BJ Johnson

When it comes to a home inspection, even small features like a doggy door can have a bigger impact than you might expect. Doggy doors are a convenient addition for pet owners, giving furry family members the freedom to go outside whenever they need. That said, questions about safety, energy, and proper installation come up during home inspections and sales.

Whether you already have a doggy door or are considering one, knowing how it fits into a home inspector’s evaluation can help you make informed decisions and plan better for buying or selling a home.

How Pet Doors Can Affect Security

Doggy doors are convenient, but they can raise concerns about home security. These doors create an additional entry point, which could be vulnerable if not properly secured.

Larger models, designed for bigger pets, might even be wide enough for an intruder to fit through. To reduce potential risks:

Choose a doggy door with a secure locking mechanism.
Consider models that only unlock when paired with your pet’s microchip or collar.
Install the door in a less visible location to avoid drawing attention to it.

Home inspectors might note whether the doggy door poses potential security issues, especially if it is poorly installed or lacks a proper lock. Addressing these common concerns before an inspection can offer peace of mind and ensure the door doesn’t become a red flag.

Energy Efficiency with a Doggy Door

A poorly installed or unsealed doggy door can let in drafts, raising energy bills and making your home less comfortable.

Gaps around the door or insufficient weatherproofing allow warm or cool air to escape, forcing your HVAC system to work harder.

To maintain energy efficiency, you can:

Look for doggy doors with strong, insulated flaps.
Check the seals regularly for wear and replace them as needed.
Ensure the door is properly aligned to prevent gaps.

During an inspection, energy efficiency concerns caused by doggy doors may be noted, especially if there are visible drafts or insulation problems.

Structural Concerns

Improperly installed doggy doors can create structural issues that go beyond just aesthetics. Cutting into a door or wall without proper reinforcement may weaken the structure, leading to long-term damage.

Water intrusion is another concern—if the doggy door isn’t sealed correctly, rain or moisture can seep in, causing rot or mold.

To avoid structural problems:

Ensure professional installation, especially for doggy doors installed through walls.
Check the seals and surrounding area regularly for signs of wear or damage.
Use high-quality materials designed to withstand weather and frequent use.

Since home inspectors will check for any visible damage that could compromise the integrity of the door or wall, addressing these issues early is a simple, smart step.

Resale Value and Buyer Perception

Doggy doors can influence how buyers view your home. While pet owners may appreciate the convenience, others might see them as a security risk, energy inefficiency, or an extra maintenance task.

Visible wear, drafts, or outdated designs can detract from the home’s appeal.

To make a positive impression:

Keep the doggy door clean and in good condition.
Upgrade older models to modern, secure, and energy-efficient options.
Highlight features like smart locking mechanisms if marketing to pet-friendly buyers.

During inspections, any issues related to the doggy door could raise questions. However, ensuring it’s in top condition helps avoid potential concerns and maintains your home’s value.

Maintenance Tips for Homes with Pet Doors

Doggy doors require regular upkeep to prevent wear and tear from turning into bigger issues.

Consistent maintenance not only ensures the door works smoothly but also helps avoid potential problems during a home inspection.

Simple maintenance tips:

Clean the door and flaps to remove dirt, pet hair, or debris.
Inspect the seals for cracks or gaps and replace them as needed.
Check for drafts around the door, especially during seasonal weather changes.
Examine the surrounding wall or door for any signs of damage, moisture, or pests.

Routine checks keep your doggy door functional, safe, and appealing, making it less likely to raise concerns during a property inspection.

When to Call a Professional

Sometimes, addressing doggy door issues requires more than basic maintenance. If you notice persistent drafts, structural damage, or improper installation, a professional can help identify and fix the problem.

Reasons to call a professional:

The door was installed incorrectly, causing damage to the wall or door.
There are visible signs of water intrusion or mold around the doggy door.
Security concerns exist, such as a faulty lock or an outdated design. Also, if you’re preparing to sell your home, a property inspector can assess the doggy door’s condition as part of a thorough inspection.

Conclusion

Doggy doors bring freedom and convenience for your furry friends, but they also come with responsibilities. Taking steps to secure, maintain, and properly install your doggy door can make all the difference when it’s time for a home inspection.

Need help making sure everything in your home checks out? Inside and Out Property Inspectors is here to provide peace of mind with thorough, professional inspections. Let’s make your home inspection process smooth and stress-free—schedule yours today!

Importance of Keeping Your Home Inspection Report

May 16, 2023/in Home Inspections/by BJ Johnson

Buying a house comes with a lot of expenses and to-do lists, in addition to finding the house you want. You probably have ideas of what you want in it and the non-negotiables with the home and neighborhood. Though not required for the purchase of a home, it is highly recommended. There are several reasons for having a home inspection done, as well as why you should keep the report. Who pays for a home inspection? It is usually the buyer who can find out the ins and outs of the home and an unbiased evaluation. Also, keeping the report is important to show to contractors and repair people so they know what repairs need to be made. Let’s take a look.

Why A Home Inspection?

When looking to buy a home, a potential buyer should pay to have a home inspection done as soon as they can after the offer is accepted by the seller. This is because it is important to give the seller time to fix any issues (if they choose to) that the inspector finds. It also allows you and the seller to come to an agreement on the repairs and a final price.

A home inspection is necessary, whether it is on an older home, new build, or condo. You may wonder about having an inspection on a new home, but they do have defects and sometimes the house is built so quickly that things are overlooked or not done correctly. Paying for the inspection gives you peace of mind that you aren’t getting into a “money pit” or a home with major issues that aren’t seen from the outside.

Never assume a house that looks great on the outside has everything functioning properly on the inside. Spending the money to hire a home inspector is worth it.

Electrical unit is part of the home inspection.

Types of Home Inspections

There are different types of home inspections. A standard home inspection is what is normally conducted. This covers the structure, electrical system, construction, mechanical systems, and plumbing of the home. There are also other home inspections that are specialized, especially here in Florida. Also, there are ones that are for health and safety concerns.

Some of these are:

Sewer Scope

A sewer scope inspection uses a camera to see if there are any issues in the sewer lines of the home.

Mold Inspection

A mold inspection is done to see if there is any pre-existing mold in the home. It is also to see if there are areas that are water damage prone or have high humidity.

Wind Mitigation

A wind mitigation inspection is using certain building techniques to limit the damage caused by intense wind, such as hurricanes. This type of inspection can lower the homeowner’s insurance.

4-Point Inspection

A 4-point inspection covers the roof, plumbing, electrical, and HVAC. Most home insurance companies don’t like to cover homes that are over 25 years old. Thus they require this inspection to make sure the home meets the standards.

Cost

The average home inspection fee in Florida is over $300 for an average-sized home. For a smaller home, it may be less while a large home will be more.

How Buyers Use the Home Inspection Report

The amount of money spent on a home inspection is peanuts to have peace of mind and know what you are getting into for a home. The report helps the buyer and real estate agent with negotiating with the seller. It is also a great idea to have this report so you remember the ages of important elements in your home such as the water heater, HVAC, etc.

If by chance the home you are looking at buying is an “as-is” this inspection can allow you to cancel the purchase of the home, or negotiate the price with the seller. A home inspection report also allows you to use it as a checklist if you are doing a loan for renovations. This can help the buyer with financing.

Keep in mind that a lot of the information you get in the report is not for negotiating, but is for maintenance information. Lastly, the report is needed for contractors. This is because it will show the contractors where the repairs are.

What Happens If Problems Are Discovered?

An inspection that is thorough will list items that should be looked at around the home. The report may come up with minor issues or major issues. Let’s look at some of the common findings.

Structural damage

When looking at the structure of a home, they will be checking for cracks that are in the foundation. Also, in states that have basements, a home inspector will look for drainage issues. The crawl space will also be looked at for issues in drainage, as well as masonry or bricks that are failing.

Roof damage

Roof damage is also another common area. Here in Florida, we have hail storms, hurricanes, tornados, and also just bad summer storms. In other states, snow can also cause damage to the roof. The inspector will look for tilting, and shingles that are broken or missing and check the gutters for clogging.

Chimney issues

The inspector will also look at the chimney and any damage to the flue, bricks, or mortar. They will also look to see if there are any blockages in the interior. Lastly, sometimes the fixes are easy things like a chimney sweep or could end up being structural repairs.

Pest Infestation and Wildlife Issues

Inspectors will also keep an eye out for any pest problems they may come across in an inspection and give recommendations for pest control service or to contact a professional.

Trees That Are Dead

If the inspector finds large trees that appear dead near the home, they will give recommendations as to what to do. Having dead trees near the home can cause problems if they fall on the house or knock down power lines.

Issues with Plumbing and Septic

An inspector will look for pipes that are corroded, broken, or rusted. They will also look at any that have the wrong type of pipe that has been used too. Looking for water damage near the plumbing fixtures will also be another thing that they do as well as stains on the ceiling from water. Mold and mildew will also be signs of water damage. If the home doesn’t have sewer and instead has septic, this will be inspected for leaks, as well as drainage issues. They will also look to see the level of solids that are in the tank. A company that has septic inspections as a service will be needed to do this.

HVAC issues

The HVAC system will be looked at to make sure it is working properly, it has the correct wiring, as well as the air conditioner is working properly. An air conditioner lasts about 10-15 years and is expensive to replace. You will want to know about these expenses before purchasing a home.

Electrical hazards

An inspector will check to see if the house has GFCI outlets, the grounding of three-pronged outlets as well as the circuit panel doesn’t have any illegal modifications. If there are some issues or suspicion of issues, the buyer may hire an electrician to take a look and make sure everything is up to code.

Fire Issues In The Home

Many issues in a home that are fire hazards are due to electrical issues. There are also fire hazards with fireplaces and the inspector will also check that smoke detectors and carbon monoxide detectors are working. Lastly, they will check that windows and doors are working properly, especially in case of a fire.

Appliances

An inspector will take a look at major appliances such as the oven and the hood, dishwasher, refrigerator and freezer, and garbage disposal. This is to make sure they are all working properly.

Here is a great video about home inspections for first-time buyers.

https://www.youtube.com/watch?v=j-SJ9G1K8bo

Recommended Maintenance

Now that you know about having a home inspection and who to share your report with, let’s take a look at a few other areas. One of those is negotiating after a home inspection. This is important as you will know what the necessary repairs are after the home inspection is completed. You as the buyer may also want to have your own contractor fix the issues so you may want to negotiate the price of the home.

Another area is walking away after a home inspection. You may find that the home inspection report shows there are structural issues in the foundation or termites to name a few. These types of findings allow you to walk away from purchasing a home if you choose to do so.

Lastly, if you own a house in the great state of Florida, there are other inspections you the home buyer want to think about doing. Those are wind mitigation and 4-point inspections. The wind mitigation inspection gives homeowners insurance discounts based on certain building attributes while the 4-point inspection tells insurance companies how well the home has been maintained.

Conclusion

When buying a home you are making probably the largest purchase in your life so you want to make sure you have a home inspection done. Keeping copies of this inspection is helpful for the contractors who will need it. Contact Inside and Out Property Inspectors in Jacksonville, FL, and surrounding areas to get your home inspection done today.

Can A House Collapse From Foundation Issues

September 24, 2021/in Home Inspections, Home Maintenance/by BJ Johnson

Imagine coming home from the grocery store and while you are pulling into the driveway you notice a crack in your home exterior wall. After you put your groceries away, you head back outside to check. The first question that comes to mind is, can a house collapse from foundation issues? The answer is yes, however, it is also not that simple. It can take years to develop a serious foundational issue that would cause your home to collapse. In most cases, if it does, it’s concentrated on a specific area of the home.

Let’s take a look at some ways to notice the beginnings of foundation problems with your home or if it is simple home settling.

What Does It Mean To Have Foundation Issues

Most people will assume that foundation damage or issues are a dangerous aspect of a home. Although there are some inherent risks, it doesn’t necessarily mean that your house will collapse. You can live in a home with foundation issues, but you want to have them checked.

Many people do and often have no idea of any problems. This is simply because these issues can take time to develop.

Unfortunately, when a foundation shifts, it can lead to the following foundation problems:

Uneven flooring
Doors and windows are no longer level and becoming jammed
Interior and exterior walls are cracked
You will experience mold and water damage and want to be careful if you buy a home with these issues.

Will My House Fall Down

First off, it is not very likely that your house will collapse completely from foundation issues. However, it is possible that a section of your home could have major structural damage, which can lead to the breaking of pipes in your plumbing and possibly electrical issues. Fortunately, some clear indicators will warn you before any major damage occurs. Let’s take a look at those warning signs

Your home will have cracked walls in the exterior of the house, which is clearly visible on stucco or block
The windows and doors will stick- resulting in them not opening or closing as easily
You will notice cracks in the drywall around those door frames and window frames
Some long cracks or bowing in the basement/crawl space/attic walls

Compare Stucco Cracks vs Structural Cracks

Stucco Cracks

It is always a good idea not to panic when identifying cracks in your exterior walls or foundation. Stucco cracks can be repaired and don’t necessarily mean that your foundation is falling apart as this typically means that your home is settling and shifting.

If you notice a wall crack, be sure to seal it as soon as possible with an elastomeric caulk. The caulk will stop any moisture from getting inside the wall. Also, many people do not realize that the wall, has a metal rebar, and as metal gets wet, it rusts, oxidizes, and expands which makes the issue worse! Sealing the cracks as fast as possible is highly recommended.

Structural Cracks

Structural cracks are listed in the section above. So, understanding the little messages that your home will communicate to you while settling is an important note. Learning about when your windows or doors start sticking, and observing long cracks in your exterior or interior walls will tell you how your home is settling.

Many structural issues are more common in older homes. This is typically due to a lack of home maintenance. However, this does not say that new construction homes do not have structural problems too!

How Long Will It Take To Make Repairs

The time that it will take to repair any foundation damage depends on the size of the home and the extent of the damage. For the sake of estimating your time needs, here is a list of the top repairs that occur and how long those take:

Crack repairs – these could take several hours for materials used to dry and take hold.
Bowing walls – could take several days due to materials needed and the time it takes to fix.
Piers – take up to a week due to size and complexity.
Size of the home – a small home foundation is a quicker fix.
Materials used – pouring new concrete takes a lot of time to dry vs. patching with other materials.
Amount of damage – sizable damage to the foundation requires a lot more time to fix.
The time of year – is the ground frozen where you live? Or is it summer and great conditions?

Foundations can cost a lot of money — Foundations cost a lot of money

How Much Will It Cost Me To Fix

Foundation damage can cost around $3,500 for small crack foundation repair but can cost as high as $40,000 and beyond if there are major repairs needed. The more expensive repairs typically occur if the basement wall has damage or there is a large crack in the foundation so hiring a residential structural engineer is always a great idea. This costs around $500 or about $100-$200 per hour.

Let’s take a look at the video below to see how we can determine if the damage is just simple house settling or a larger problem with foundation damage.

https://youtu.be/0RacLQygEEM

Other Ideas To Think About

One area that you might want to consider when working on the foundation issues is determining how long will it take for a house to settle? This will allow you peace of mind that any vertical exterior wall cracks could be a result of the house settling and not the house collapsing.

Another area that you might want to consider when working on the foundation issues is how long does a home inspection take? This will allow you to prepare for time and finances. Having a full home inspection will give you information about how bad your house foundation damage might be and what you can do to fix the damage.

If your home has vinyl siding, make sure you are maintaining it. Vinyl siding lasts about 20-40 years, and you can keep it clean by rinsing it off with a hose or pressure washer. Also, taking a look at the siding after storms is a good idea.

foundation damage to a brick home — Foundation damage to a brick home.

When Should I Call A Professional

The moment that you notice cracks in the walls or concrete slab of your garage or damaged foundation you will want to contact a professional. Also at this time, it is a great idea to call your local home inspection company and a residential structural engineer. Together they can assess the damages and determine the structural integrity of the home.

Conclusion

Understanding what the issue is with your foundation is the first step in getting repairs or fixes done. The slab foundation or foundation wall might be damaged or your house settling might have just caused some vertical cracks to your stucco, brick, or block home. Regardless, of the why, you will want to get a residential structural engineer and a home inspection team out to your home to determine the best solution.

Contact Inside and Out Property Inspectors in Jacksonville, FL, and surrounding areas to get your home inspection done today.

Why Do The Windows Leak When it Rains?

October 11, 2020/3 Comments/in Home Inspections/by BJ Johnson

Depending on where you live, you may get a lot or very little rain. So when it rains, you may or may not notice if your window leaks. Next time it does storm, take a walk around the inside of your house and look for rainwater coming in through the windows. Why do the windows leak when it rains? It could be because of the cracked sealant, gutters, or missing flashing to name a few.

Let’s take a look at problems with window leaks when it rains, how to find the source of the window leaks when it rains, and how to prevent future leaks.

mold-on-ceiling — Rain water can soak through the second floor and cause mold to grow on the ceiling

Problems With Window Leaks When it Rains

No one wants a leaky window in the home. We all know that water coming into a house and mixing with drywall, flooring, etc. is not a good combination and there can be big problems that result from this. Let’s look at some of those problems below.

Mold Can Grow From Window Leaks When it Rains

As the water seeps into the home from the rain, it causes the mold spores to grow. This starts 24-48 hours after the water begins to come into the home. Once you see the mold, you will need to call a professional to help get it out of your home.

Rotting Wood

As water comes into the house when it rains and continues to soak specific areas, it also starts to cause the wood to decay and house deterioration. This can happen anywhere in the home and cause structural issues.

Electrical Hazard

Rain coming in through the window can cause an electrical hazard if there is an outlet near the point of entry or where the water spills over to the flooring. Be careful about using any electrical outlets that have been near a leak. It is best to choose one away from the water to be safe. Ask an electrician to take a look at an outlet you think has been exposed to water before using it.

Discolored Walls and Loss of Aesthetic Appeal

Walls can become discolored due to the water leaking around the windows. The colors can be yellow, brown, or create a ring where the water has come in. They make the house look less appealing, may cause mold, and mildew and is something to take care of right away. One way to fix this is to use a stain blocker type paint to cover it up. However, do this after fixing the water problem.

Drop in Home Value

While the water leak continues, the home value can drop if it is not taken care of. The home is probably the most expensive purchase you will ever make and you want to be able to get the longest amount of years out of it as possible. The last thing you want is for a known problem to start to cause deterioration on your house and a drop in home value.

How to Find the Source of the Window Leaks When it Rains

Forming of Condensation

This effect shows poor insulation and where the warmer area in the home has met with cooler areas outside. This can cause damage just like rainwater so it is important to have it checked out.

Wall Leaks

The leaks may not be from the window after all and actually issues with siding or the roof or other areas. This can occur through damaged siding, cracked stucco, or poor paint. It is a good idea to call in a professional to check to see where the leak actually is.

Missing or cracked sealant or caulk

Sealant and caulk should be continuous around the frames. You can fill it in if it is not and this will provide more protection

Improper or Lack of Overhangs on the Home and Fascia

If you have overhangs, these should divert the water away from the home. However, the water can create puddles in the yard and splash up on the outside. Keep an eye out for water getting into the home this way and through windows. Fascia is the board above the window and should be angled away from the house. If it is not, it will cause water to come in.

Clogged Gutters Can Cause Window Leaks When it Rains

Cleaning the debris in the gutters so water and other particles can flow through and stay off the house is important. If the gutters are clogged, they can overflow and cause water to back up into the home.

Improperly Installed or Missing Flashing Can Cause Window Leaks When it Rains

The flashing is installed under the siding and keeps the rainwater off the house. However, if it was not installed properly or missing, the water can go behind the siding and then leak down the house wrap and into the opening where the window is. This can be very expensive to fix and you will need a professional.

Gaps in Siding, Loose Roofing, Unsealed Chimney

Check for all of these and seal them, reattach roofing, and seal the chimney to keep water (and critters) out.

Clogged Weep Hole

A weep hole allows the water to fall out of window tracks, not back into the home. Just like with gutters and drainage areas, keep it clean so the water can properly drain out of window tracks.

How to Prevent Future Window Leaks When it Rains

Keep up with maintenance– Check caulking around the windows, clean drain channels, check roof shingles, and caulk gaps to name a few. Spring may be a good time before the summer rains come to check. Paint around the windows disintegrates over time and needs reapplying and spring is a great time to do this as well.

Conclusion

Finally, life is busy and it is easy to forget to do maintenance on the home and to check the areas mentioned above. However, rainwater coming into the home will cause even bigger issues down the road. If you need help with figuring out where the water is coming from or need Inside and Out inspection to check around the home for maintenance, let us know! Can you think of other areas not mentioned above? Leave us a reply below, we would love to hear from you!

How Long Does it Take for a House to Settle?

September 29, 2020/in Home Inspections/by BJ Johnson

Buying a new home is very exciting! Whether you are watching the progress over many months and then see the final product or buying a new to you home. It is a great time in life but can also cause stress and frustration, especially when the house starts to settle. How long does it take for a house to settle? Some people say 3 years, some say 10 but the truth is it never stops settling! Lets take a look at foundation settling, how long it takes, why it settles, signs that it may not be the foundation settling but actually a bigger issue.

What is Foundation Settling and How Long Does it Take

Foundation settling is the changes that take place naturally in the foundation over the years. It can happen with time but also weather can be an issue. A home naturally settles on its own and movement will happen. It is normal for after the completion of the home for the house to have an initial settlement for a few years if it is evenly distributed across the home.

Weather and climate can affect the settling of the foundation

Weather can also be an issue. If the home was built on soil that was improperly prepared or during a drought, the house can continue to settle for a long time after completion. Also, if it was dry during the time the foundation was laid and then it was rainy season shortly after, this can also cause the foundation to move as the clay soil expands. Homes in the colder climates may see the cinder blocks in the basements or crawl spaces expand and contract during the colder weather. This can lead to cracks in the foundation that will need watching.

Thermal Movement and Soil Settlement

As mentioned earlier, there are a variety of answers about how long it takes a house to settle. Some people say 3 years, some say 10 and others say it never stops settling. This is also due to thermal movement which can cause the home to move. Hot temperatures in the summer can cause the soil to shrink and cause movement. The same thing can happen in winter except for the soil permeates and will freeze at greater depths.

Soil settlement happens when the foundation is not laid correctly. Soil needs to be able to hold a heavy structure, like a home, and remain stable. This requires the soil to be compacted and consolidated before the home is put on top of it. Differential settlement happens when there is undisturbed soil and compacted fill. They will consolidate at different rates, thus causing cracks to appear in the foundation and the home. If the soil consolidated the correct way, cracks would not even appear.

Gutters and Diverters

Installing gutters and diverters will help keep water away from the house. They will allow the water to flow off the house into an area that won’t damage the foundation. Without them, water can leak in to the home but also cause issues with the foundation.

Signs the Home is Settling

All houses settle and many will show minor flaws like cosmetic issues. These are things such as thin cracks in the walls and foundations as long as they don’t grow, they should be okay. A crack that is 1/8in or smaller is fixable by the homeowner. How do you know if it is 1/8 or smaller? If a credit card can fit in the crack than it is larger than 1/8 inch and you will want to call a professional.

Signs that it may not be foundation settling but a bigger issue:

Water in the basement after a storm may be from a small issue or a big issue. Take a look around to see where the water came in and if you need help, contact a professional.

2. Wall cracks that continue to grow or are wide are worth watching . These cracks can allow pests and termites in.

3. Doors that stick when opening and closing may be a sign that settling has taken place but may be more of an issue with the structure of the home instead of normal settling and something to keep an eye on.

4. Roof issues such as gaps and cracks may be present and these may be a sign for issues of settling beyond the norm.

5. Floors that are slightly slanted may indicate settling in the home. However, when they slant at even more of an angle, this could be a structural issue and there is rotting of supports and joists.

6. Walls and windows have gaps. The walls pull away from the window frames when settling is occurring and can cause gaps in the walls.

7. Water pipes burst because the house is settling down into the soil and foundation. The pipes become twisted and can burst.

Keep an eye on any of the issues above and if they become worst, reach out to a professional for help. A home inspector can give you a diagnosis and refer you to a professional in the area of need.

Conclusion

Settling of a home can happen in many different ways. Unfortunately, not every home settles the same so it is a good idea to keep an eye out for cracks and other signs listed above. If you have questions about your home settling or want to tell us at Inside and Out Properties about areas you notice have settled or moved, drop us a line below!

How Long Do Architectural Shingles Last?

September 15, 2020/in Home Inspections/by BJ Johnson

Shingles on the roof are important as they protect the roof and house. There are various types and they come in different styles and sometimes different colors. Architectural shingles, or dimensional are one type and they can last 15-30 years, depending on the environment and maintenance.

One home you look at may have wood, while another may have metal, or have architectural shingles or more. In all, you want to make sure the home has shingles that will last and be good for the climate you live in. They are a costly investment, but necessary to keep your loved ones safe.

Let’s take a look at architectural shingles and why they are better than three-tab, life expectancy, when a replacement may occur, the cost versus other types of shingles, and wind mitigation.

Why Architectural Shingles Are Better Than Three Tab

Three tab shingles are popular on homes but architectural shingles are better for many reasons.

They are dimensional shingles in shape and can weigh 50 percent more than three tab.
Architectural also have multiple layers of asphalt and then are laminated so they are more durable.
Sporting a more appealing look and color material, they come in various sizes and colors.
Even though they are more expensive ($250-400 per square), many people like them because they are replicas of wood, slate, and other attractive roofing, just without the high cost

On the other hand, three tab shingles are more popular because they are:

Made of a lighter and thinner material of asphalt that can shed water.
One of the most common types of roofing material and affordable (averaging $70 to $150 per square).
Lightweight, come in one shingle tab size with three tabs, and 12 inches wide.

Life Expectancy of Architectural Shingles and Three Tab

Depending on the location of the home in the U.S., the life expectancy of the architectural shingles can vary. Manufacturers project they will last 30 years. However, Florida and the southern half the U.S have high heat and major storms and hurricanes that can damage these shingles easily. Unfortunately, this lowers their lifespan.

On a good note, architectural shingles are made to withstand wind uplift of 110 mph and can stay on in wind uplift of 130 mph with a special roof bracing. Even though the northern climates have snow and ice, the weather in the south has more of an impact on the shingles.

Three tab shingles on the other hand in optimal conditions can last up to 30 years. Seven to ten years is the expectancy in severe weather areas, but 18-20 years is the average in milder climates. These work well in temperate climates, but not areas subject to hurricanes. This is because the wind uplift is 60-70 miles per hour. Unfortunately, they fail prematurely when in long-term indirect sunlight and temperature changes that can be seen in the southern part of the U.S. and the desert areas.

When should you expect to replace shingles?

As stated above, shingles have specific life expectancy. Nachi reports roofs last about 15-20 years but it depends on the installation, the weather makers, and climate that affect the roof.

After heavy storms, take a look at the roof and make sure no shingles are missing. Then, check to see that none of the shingles are coming up, buckled, warped or dried. If you see any of this, contact a home inspector to inspect the roof for you.

Check the gutters as well and make sure the granules are not washing into there. This can also be a sign that it is time to replace the roof and/or shingles. A home inspector can come out and check this also and then refer you to a professional.

Why you can expect less life expectancy than what the label says

Unfortunately, people need to make money and some roofers will try to upsell shingles. You will be told that life expectancy is much higher than what the truth is. It will also depend on the weather and climate as to how long the shingles will last. Stormier and hotter years cause the shingles to damage and replacement may be earlier than expected.

This is why researching various types of shingles is important. Also, researching home inspectors, reading reviews, and finding one who is reputable is essential. They can diagnose the issue and then refer you to a professional company.

Cost of Architectural Shingles Versus Others

Architectural shingles are thicker, heavier material, and average between $250-400 per square feet. Aesthetically appealing and help increase the value of the home due to the varieties offered in color and style.

Wood shingles– $250-$600 per square feet and require a lot of maintenance and do fade over time or change colors. They are insect and rot-resistant, great in warmer climates, and look wonderful on cottage and Tudor style homes.

Clay Tiles– $600-$800 per square foot and made of terra cotta material which is heavier than a three tab. They look nice and usually seen in the south and southwestern states.

Metal Roofing– Averages about $115 per square foot for aluminum or steel, all the way to $900 per square feet for stone coated steel and standing-seam copper panels. Great in states with snow as it slides right off the roof!

Slate Time Roof– $600-$1500 per square foot and seen on mansions and premiere homes due to requiring rafters that are strengthened to hold them. They are very heavy and won’t withstand regular home rafters.

Three tab– $70-$150 per square foot and the most common on homes in the U.S. The cheapest and least appealing roof, but easier to find and install. This type saves the homeowner money.

Wind Mitigation Inspection

In Florida, homes must be able to withstand hurricanes or at least have the proper materials in place to do so. Wind Mitigation is an inspection that is conducted to save the homeowner money on insurance after a home inspection. After hurricanes in the early 2000s caused a lot of damage in Florida, insurance companies began to require the inspection to issue new mortgages.

Current homeowners can have the inspection done and save a lot on their windstorm deductible. Insurance companies want homeowners to have the proper safety measures in place to hopefully have less damage than in previous years. Composition shingles and tiles are the most common types of roofs in Florida. However, the attachment to the roof deck must be with nails, not staples. Hip roofs are better with the wind than gable roofs, and the roof deck must attach to the framing.

Conclusion

There are a lot of choices for shingles for the roof and choosing ones that will withstand the climate in your part of the U.S. is important. Think about cost but also what will save you money in the long run. Roof shingles will not last as long as the label says but proper maintenance and care can help you get many years out of them.

Wind mitigation inspections are important to save you money and to make sure your home is up to the standards so it is around for a long time. Contact us at Inside and Out Property Inspectors, if you have questions about shingles or need a Wind Mitigation Inspection. You can also drop us a line below with any questions you may have!

How to Counter Offer After a Home Inspection

August 31, 2020/in Home Inspections/by BJ Johnson

The contract is signed for the home you found after weeks of searching and now starts the transaction towards making the home yours. The next advisable, but not required step, is the home inspection. More than 90% of buyers get a home inspection because a home is a huge investment. The last thing a buyer wants is to buy a “lemon.” We only know what is wrong with a home by sight so a home inspection looks at it more in-depth. If the inspector finds things wrong with the home, can you counter offer after a home inspection? Yes! In most cases. Let’s take a look.

What is a Home Inspection?

A home inspection is an examination of a home that is more in-depth than what is seen with the naked eye. This usually happens within a few days of the buyer and seller entering into a contract. It can be difficult to choose a home inspector so researching an experienced, certified inspector with positive reviews is important to make sure you find a good one.

InterNachi recommends certain areas to be inspected. Those areas are exterior, HVAC, plumbing, roof, attic, insulation, electrical, fireplace, attic, ventilation, doors, basement, foundation, and interior.

What is a Counter Offer?

After a home inspection, a buyer may “counter offer.” This is a process in which the buyer asks the seller in writing to re-open negotiations and to repair major areas on the inspection report. When purchasing a home, a buyer should be able to make the purchase and not have major issues. The buyer has the right to ask for the issues to be taken care of and the seller has the right to say no.

Why Counter Offer After a Home Inspection?

In a perfect world, an experienced and certified home inspector would find nothing wrong with the home and give the home a clean bill of health. Unfortunately, that doesn’t happen very often. Minor repairs like a new faucet in the bathroom or fixing a cracked tile may come up in the report. The buyer can make minor fixes like these at a later date. However, major issues such as electrical or HVAC issues would be a reason to counter offer after a home inspection. Even though there are no “mandatory” fixes, a seller should want to fix these issues as they can be harmful.

What Are the Options for Buyer and Seller?

Buyer

Every buyer should have an experienced realtor who is part of The National Association of Realtors. The realtor will help the buyer decide which areas are important on the inspection report to have repaired or replaced and help with negotiations. Calling on a professional to come out and give an estimate for those repairs will be helpful in the written counter offer so both parties know what the expense for the repair or replacement will be.

Seller

The seller receives the request for a counter offer from the realtor and will decide if he/she wants to accept it.

The counteroffer after a home inspection

The buyer and the realtor write the counter offer to ask for specific repairs or replacement. This request should be cordial and kind and not demanding and mean. A letter that comes across harsh can upset the seller and he/she can call the deal off. This written offer should also include a copy of the home inspection report and the estimates from the professional.

In addition, the realtor may agree to a request for a “repair credit” to add to the contract. This helps the buyer and the seller as the seller won’t need to have the money handy. The seller also won’t need to rush a repair and can subtract the expense in the closing costs. The buyer wins in this as well as he/she there is no need to worry that the repair is done honestly. Additionally, the buyer saves on closing costs in the end.

Is It a Buyers or Sellers Market?

If it is a buyers market, it means there are a plethora of homes for sale. Also known as “supply exceeds the demand” and this allows the buyer to have the upper hand in negotiations. The buyer can get a seller to agree to requests for repairs in this type of market, “repair credit” or a lower price on the home.

In contrast, a sellers market is “demand exceeds supply” and the seller has the upper hand in negotiations. The seller can decide if he/she wants to meet the requests in negotiations. However, often there may be multiple offers on the home and the seller may not feel the pressure to negotiate.

Conclusion

Keep in mind that no home is perfect. Rarely there is a home inspection that doesn’t turn up a repair. The buyer will need to decide how much he/she wants the home and the amount of money and time to put into the home. Unfortunately, sometimes we love a house but the inspection report tells us there are a lot of issues and it is time to walk away.

Have you counter offered on a home? Or did you have a home inspection and wondering if a counter offer should be your next step? Drop us a line below, we would love to hear from you!

Most Common Home Inspection Findings in Florida

January 2, 2020/in Home Inspections, Homebuyers/by WolfPack Advising