We Perform Inspections for All Types of Residential Properties.
Home inspection prices start @ $225.00
If you are buying an existing home, a new home, or building a new home, it is important that you have it inspected by a code certified Home Inspector.
Prior to 1991, the state of Georgia did not have a uniform building code / standard. Therefore, each municipality decided the construction standards that would be used for construction in their respective jurisdictions. Materials used for construction, construction practices, and inspection techniques by municipalities varied widely across the state.
Since 1991, construction standards and practices have become more uniform state wide. Existing structures can have poor installation of materials, poor quality materials that are no longer acceptable for construction, poor structural design coupled with outdated construction practices that were used for the construction of individual structures. Most deficiencies for the construction of single family dwellings have been addressed by the current construction standards. However, there are some areas or items that still need fine tuning.
New Construction Inspections
Most people assume that if a home is new construction, it is automatically built properly. This assumption has caused many people nightmares after investing their hard earned money into a house that has structural defects, improperly installed components, and materials that were undetected prior to purchase. Improper installation could possibly void some manufacturer’s warranties that transfer to the home owner at purchase. A home inspection by a code certified Home Inspector will give you the information about your prospective purchase that will allow you have peace of mind that your investment is properly constructed. Most builders and their sub-contractors are not code certified, and are not required to be code certified by the state of Georgia. Therefore, construction practices and interpretation of codes requirements on site often vary and in many cases lead to code violations that may go undetected by the county or city inspectors. Due to the scope of their inspection and case load, City or County inspectors do not detect all code violations nor do they have enough time to do the type inspection of a professional Home Inspector. We average 2 to 4 hours per inspection, compared to 15 minutes for the City or County inspectors.
Construction Monitoring & Framing Inspections
We conduct two types of construction monitoring inspections;
(1) 2 phases which includes the framing at rough-in stage before any drywall is installed and the final inspection when all phases are said to be complete.
(2) 3 phase construction monitoring includes the foundation before any backfill has been installed as well as site preparation plus the framing and final. With the 3 phases, we basically take it from start to finish. This program requires a minimum of 8 trips to the site during the construction process. Our consulting services are included in both construction monitoring programs. No matter which construction monitoring program you choose, you will need to discuss your plans with us before any construction if possible. This will allow us an opportunity to advise you on other issues concerning your homes construction that might make your home more comfortable and convenient for you.
Investment Property With Investment or Income Producing Property
We find that many people have different interpretations of what condition a rental property should be in for perspective tenants. Therefore, to ensure that income will be produced for a property, investors need to know the condition of the property they are investing in to avoid spending all profits on repairs and maintenance of items that could be addressed prior to purchase. An inspection of a perspective property will provide valuable information about major components that may require maintenance, replacement or upgrading to reduce liability and protect the investment. Our report will give a complete detailed analysis of the property so that you can make an informed decision about your potential investment.
Having your home inspected before you list your home for sale is highly recommended. Homebuyers are becoming more educated and aware of the consequences of buying a house without an inspection by a qualified professional home inspector. Eventually, the potential buyer is going to conduct an inspection. It will be prudent on your part to identify all possible defects and eliminate them. Therefore, you are offering a high quality product that should be appealing to all interested parties.
A prelisting inspection also helps in many other ways:
- It allows you to see your home through the eyes of a trained unbiased certified professional.
- You will obtain information that will help you price your home realistically.
- It permits you the opportunity to make needed repairs prior to any buyer inspection.
- Defects will not be negotiating issues or DEAL KILLERS later.
- There is no delay in closing for the satisfactory completion of repairs.
- You have the time to find quality affordable contractors to make the repairs or, if qualified, make the repairs yourself.
- The buyer may feel compelled to waive his/her inspection contingency.
- You may discover items of immediate personal concern, such as gas leaks at appliances, radon gas, mold, termite infestation, structural issues, or defective and inferior building materials used for the construction of your home.
- Minor upgrades that could make your home more appealing and safe may be recommended.
- It could reduce your liability by adding supporting documentation by a professional certified inspector to your disclosure statement.
- Safety issues, prior to the viewing of your home by agents or potential buyers, can be addressed.
- You will have a more pleasant experience from listing your home to closing the sale.
- Most of all, there will be no surprises once you get an interested buyer and they decide to have their own inspection.
A Copy of the inspection report, proof of repairs or upgrades, and any warranties that may transfer to potential buyers will need to be available.
Condominiums, Town Houses, and Duplexes
Condominiums, Town Houses, and Duplexes have additional code requirements for multi family structures. If you are buying one of these dwellings, make sure you have it inspected by a certified Home Inspector.
Warranty Inspection Services
If you have owned your home for less that one year you are still covered under the one year builders warranty and in some cases your warranty can be up to ten years. Depending on the terms of your sales and warranty contract you could be agonizing over some issues regarding your home that can be properly categorized and identified by having Premiere Inspections inspect your home.
Should you have some issues with your house that you are unsatisfied with and you are not sure if they are the result of poor construction practices or poor quality materials, call us today.
The ultimate goal of anyone in the construction industry is to make a profit. However, from time to time, there is that project or unit that does not seem to work out as planned for a variety of reasons. You might have been the lucky person to purchase one of those homes that had numerous issues during construction and some of those issues surfaced as problems shortly after you moved in.
Another scenario; The urgency to complete a predetermined amount of homes within a certain time period by a builder could lead to the hiring of craftsmen that will barely make good apprentices. The inexperience of these artisans will be covered by interior and exterior wall coverings, and only time will disclose the quality of their work. One thing you can count on, if there is poor construction practices present they will eventually surface, but at whose expense? Should you be one of the fortunate people that decided to waive your inspection contingency when you purchased your home because it was new; it will be prudent on your behalf to have Premiere Inspections inspect your house before your one or two year builder warranty expires.
Single Item Inspections
One item that we find on older homes and some new homes is deck construction. Currently, there are not any mandatory standards that are consistently and uniformly enforced in the state of Georgia. We believe that one day there will be a firm and consistent position taken on the construction of decks, but until that position is taken, a well trained certified inspector will be invaluable to any potential homebuyer or homeowner purchasing a home with a deck attached. At some point construction standards for decks need to be clearly established and uniformly enforced.
There are many other single items that surface during the life of a structure or home. Some examples of single items that may need to be addressed are:
- Sagging roofs
- Sagging floors
- Doors will not close properly
- Windows will not open and close properly
- Sheetrock cracking around columns or arched doorways
- Excessive settlement
- Deck construction
- Leaks in basements
- Excessive cracks in driveways or walkways
- Sagging ceilings
Improperly installed materials:
- Interior wall coverings
- Exterior wall coverings
- Mechanical equipment
- Roof coverings
- Required systems
Foreclosed Property Inspections
Foreclosed properties make up a large percentage of home sales in the current Real Estate market. Foreclosed properties are not just older properties that may have lots of past repairs that were not properly performed or appliances that are not properly installed and/or renovations in their history. We find new homes that in some cases are said to be complete but have no C/O (Certificate of Occupancy) issued for the structure and the owner, who in most cases is the bank or lender that has taken possession of a builder’s inventory at bankruptcy. The lender does not actually know what stage of construction the houses are physically in at the time of possession and it is up to the buyer to do their due diligence. Unless a buyer knows his/her construction methods and materials, they will not know what items are complete or what is needed to complete the structure for occupancy. All foreclosed properties for sale are recommended to have a home inspection prior to closing, at least during the buyers due diligence period, which should be a requirement in the conditions of the sale.
We find lots of code violations, construction practices, and incomplete construction in new homes that have been repossessed by the builder’s lender at bankruptcy. A certified inspector should he/she be knowledgeable of construction methods and materials, will identify code violations, poor construction practices, and incomplete construction items. Premiere Inspection specializes in new construction and inspector Delford Murphy of Premiere Inspections knows Residential Construction Methods and Materials. We are well prepared to provide professional inspections for all types of residential construction.