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Inspection Services

At Beneath The Shadows Home Inspections I offer my clients a large variety of inspection options ranging from a simple photographic verification to a complete, thorough, and in-depth home, business, or commercial  inspection

Below is a list of the various inspections and services offered

 

Quick Links To  Inspections, Descriptions and Options

Buyer’s Inspection

Seller’s Inspection

1 Year New Home Warranty Inspection

Fix and Flip Investor Inspections

Foreclosure Inspections

New Build Home Inspections

Commercial Properties

Rental Property Inspections

Construction Progress Reports

Additional Options and Recommendations

Meth amphetamines & Clandestine Labs

Pool & Spa

Water Garden/Feature

Property Fencing

Solar Hot Water Systems

Mold Testing

Radon Testing
 

Each link will give you a brief description of that inspection

An additional link is given that will take you to a separate page where greater detail is presented on each inspection

Selecting to set up an appointment, checking out the applicable fees, or clicking on a link to contact me is also presented on each page

Buyer’s Inspection:


A home inspection is a professional, objective, visual examination of the condition of a home. Home buyers now entering the marketplace view inspections as a way to gain valuable information about the biggest purchase of their lifetime. It helps them to determine whether there are any major defects or system inadequacies at the time of purchase.

In most cases, home inspections are performed after a sales contract has been created.  These contracts typically contain a contingency clause based upon a satisfactory home inspection. The inspection can usually be arranged immediately to within a few days. The home buyer is typically encouraged to attend the inspection, so that he/she can see first hand the workings of the home. It also represents an excellent opportunity for the prospective buyer to ask questions about the home or to discuss potential changes.

Home inspections should also highlight the positive aspects of a home. In fact, many of the home inspector's observations or recommendations help to dispel home purchaser anxieties, and provide useful repair suggestions. This is typically the most common type of inspection ordered.  This inspection is geared to be an in-depth analysis of the home in an effort to discover the current condition of the home for a potential buyer.
This inspection covers all the major elements of the home.
 

A brief description of what is inspected during an inspection can be seen at this link
“Brief Inspection Description”.

  • If you need additional information regarding a “Buyers Home Inspection”, and a more detailed description of what is or is not inspected, please click the link below, it will take you to that specific page.
  • To review the fees associated with this inspection, please click the inspection fees link below.
  • If you would like to make an appointment for an inspection, please click the appointment link below.
  • If you have any questions or need to talk to me directly, click the link below or e-mail me a note, and I will personally contact you.

 

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Dale@UtahProInspections.com

 

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Seller’s Inspection:

    This inspection is geared to help sellers sell their home.  Excellent details and assistance for home sellers is available at this link
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    A Seller’s Inspection is also an in-depth home inspection and is used by the seller to identify potential problems or safety concerns that may be corrected at their discretion prior to either putting the home on the market or selling the home. 


    This inspection is also often called a Pre-Purchase Inspection or Pre-listing Inspection.

     

    This inspection is geared to be an in-depth analysis of the home in an effort to discover the current condition of the home for a potential buyer.  This inspection covers all the major elements of the home.  The Seller’s Inspection is virtually identical to a buyers inspection, but is tailored and conducted with the seller present.

    This inspection is typically paid for by the home seller, but may also be an added bonus and paid for by the realtor.
     

     A brief listing of the elements that are inspected can be see above at this link “Brief Inspection Description
     

  • If you need additional information regarding the “Sellers Home Inspection”, and a more detailed description of what is or is not inspected, please click the link below, it will take you to that specific page.
  • To review the fees associated with this inspection, please click the inspection fees link below.
  • If you would like to make an appointment for an inspection, please click the appointment link below.
  • If you have any questions or need to talk to me directly, click the link below or e-mail me a note, and I will personally contact you.

 

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Dale@UtahProInspections.com
 

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1-Year New Home Warranty Inspection:

    This inspection is initiated solely by the home owner who has purchased a new home within the past 11 months.  The builder typically offers a 1 year warranty and the home owner wants to have the home inspected and any problems or concerns identified and submitted and corrected prior to the close of their 1 year
    warranty.
     

    Typically, major settling or other problems will appear within the first year, and it is important that the new home owner have these items correctly identified and corrected by the builder or home warranty company.  As you live in the home you typically become accustom to problems and defects and often overlook them.  Having a home inspector perform a detailed inspection provides a new set of trained eyes, eyes that will be looking for things that you may not even have noticed or was aware of. 

     

    At Beneath The Shadows Home Inspections, I look for and examine all major elements of your home.  Take a look at these two pictures.  The builder clearly was not very concerned about doing the job right.  This type of problem would be identified and corrective action could be taken by the homeowner prior to their warranty expiring.
     

    As can be seen from these two  pictures, serious concerns exist in both the adequacy of the attic ventilation and compromised structural integrity of the roof.  Both due to simple laziness of the contractor in using a hammer instead of a saw.   The picture on the left shows a gable vent that was originally hammeredPoorly Created Gable Vent out too high, then a new hole made lower for the correct position for the vent.  You will also notice that the original hole was not repaired, but just left open; you can also see the underside of the vinyl siding.

 

 

 

     

 

This picture shows a ridge vent.  Again, a hammer Unacceptable Ridge Vent For Inspectionwas used to make the cutout for the vent.  This type of construction technique seriously compromises the structural integrity of the  sheeting and surrounding area.  This type of sheeting delimitates and  the structural strength is reduced when abused in this manner.


    This inspection is typically paid for by the home seller and addresses all the major elements of the home.  This inspection is virtually identical to a buyers inspection and a brief listing of the elements of your home that are inspected can be see at this link “Brief Inspection Description”. 
     

  • If you need additional information on the 1-Year New Home Inspection just click on the link below. The link will take you to a page where more detailed information is given.
  • To review the fees associated with this inspection, please click the inspection fees link below.
  • If you would like to make an appointment for an inspection, please click the appointment link below
  • If you have any questions or need to talk to me directly, click the link below or e-mail me a note, and I will personally contact you.
     

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Dale@UtahProInspections.com

 

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Fix & Flip Investor Inspections:

    This type of inspection is geared to those who have purchased an investment property that typically requires repairs or upgrading.  Once the property is ready to be placed back on the market, an in-depth home inspection is highly recommended and is an excellent selling feature.  This inspection is very similar to the sellers inspection, and any investor looking to put a home back onto the market needs to check out the extensive advantages of a seller’s inspection.  Excellent information is available at this link

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    This inspection is paid for by the investor.  Being able to turn the property quickly is critical for an investor, and this type of inspection may certainly aid in that effort.   Special discounts may be arranged and investors need to call for details.

    An investor needs to make sure he is protecting himself from subcontractor errors and workmanship deficiencies.  A thorough home inspection will help eliminate the concerns and worries when putting the home back on the market.

    A home owner installed a patio cover prior to putting their home back on the market.  I was asked to do an inspection and found numerous deficiencies that made the patio cover a serious safety hazard.  It was unknown whether the homeowner did the work himself or had it subcontracted out.  Either case, their exists major deficiencies in the construction of the patio cover that should be remedied prior to selling the home.  Alternatively, a report could be given to the potential buyer to aid in disclosure declaration.  In this case, the potential buyer accepted the defects and planned to do the repair work himself.CIMG3621_A

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The picture on the left illustrates the lack of proper anchoring of the patio cover to one of the support columns.  In a strong wind, the possibilities exist for the cover to be picked up and carried to a neighbors yard.

The picture on the right illustrates improper structural spacing and support rafters.  One rafter even lacks a required hanger bracket.

    In your repair or rebuilding of an investment property, you want to make sure that the workmanship meets applicable safety and code requirements before putting the home back on the market.  A problem as shown above could easily kill a potential offer, and cause additional time in getting the home sold.

     

    Let Beneath The Shadows Home Inspections do a thorough home inspection as part of your fix and flip process.  If you deem that only certain elements of a home needs to be inspected,  I am also available for partial inspections.  Check out the fees page identified below with the link button.

     

    A typical full inspection covers all the major elements and the components of a home.  This inspection is virtually identical to a buyers inspection.  This link will give you a brief description of what is included in an inspection. 
    Brief Inspection Description

     

  • Additional information regarding a Fix and Flip Inspection can be found by clicking the link below.  It will take you to a page where detailed information is presented.
  • To review the fees and options associated with this inspection, please click the inspection fees link below.
  • If you would like to make an appointment for an inspection, please click the appointment link below.
  • If you have any questions or need to talk to me directly, click the link below or e-mail me a note, and I will personally contact you.
     

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Dale@UtahProInspections.com

 

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Foreclosure Inspection:

Depending on individual or institutional needs, this type of inspection may consist of a variety of different requirements.  Below is a list of 4 options.  Any of these may be selected or custom designed to meet your specific  needs.

    1)  A full, complete inspection, covering all the major elements and components of the home.  This would also
         include a full, detailed report.

    2)  A simple picture assessment, showing the condition of the home by pictures and accompanied by a very
         simple report.

    3)  A limited inspection defining the damage and missing components or elements of the home, and
         accompanied by an appropriate report.

    4)  A drive by type inspection, verifying the existence of the property, identifying the level of security by noting
         condition of doors and windows.  This wold be accompanied by a very simplified type report.


    This inspection is paid for by the requesting party.  This may be an individual, an investor, or a financial institution.
     

    A typical full inspection covers all the major elements and the components of a home.  This inspection is virtually identical to a buyers inspection and this link will give you a brief description of what is included in an inspection  “Brief Inspection Description”   All or any part of these elements can be selected for this type of inspection.

     

  • Additional information regarding a Foreclosure Inspection can be found by clicking the link below.  It will take you to a page where more detailed information is presented.
  • To review the fees and options associated with this inspection, please click the inspection fees link below.
  • If you would like to make an appointment for an inspection, please click the appointment link below.
  • If you have any questions or need to talk to me directly, click the link below or e-mail me a note, and I will personally contact you.
     

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Dale@UtahProInspections.com

 

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New-Build Home Inspection:

    This inspection is initiated solely by the home owner who is purchasing a new home.  This inspection is slightly different than other inspections as a much greater focus is placed on cosmetic issues and component adjustments and fine tuning.
     

    Of course I will check all the major systems and components as I do in a normal inspection, but a greater focus is placed on the small items that a buyer or seller of a preexisting home is not quite as concerned about.  Things such as nicks, scratches, dings, proper cabinets and door installation and operation, all appliances are checked out for proper installation and operation, proper chalking and sealing, etc.  I have new found homes where the tubs were not even chalked and sealed. 
     

    Don’t be fooled into thinking this inspection is not necessary.  Many contractors subcontract much of the building to the lowest bidders.  With today’s market and real estate problems, many home builders are cutting corners more and more.  Having the home inspected by the builder or one of their employees is not a good approach.
     

    Find an inspector that is unbiased and unaffiliated with the builder. I will have your best interests  in mind, I will be working for you, and will do my best to make your new home acceptable to the highest industry standards.
     

    Remember, it is much easier to get things fixed, adjusted, and repaired prior to closing, than after you take possession.


    This inspection is typically paid for by the future home owner, and the inspection addresses all the major elements of your home.  A brief listing of the elements that are inspected can be see at this link
     “Brief Inspection Description”. 

     

  • Additional information regarding a “New Build Home Inspection” can be found by clicking the link below.  It will take you to a page where more detailed information is presented.
  • To review the fees associated with this inspection, please click the inspection fees link below.
  • If you would like to make an appointment for an inspection, please click the appointment link below.
  • If you have any questions or need to talk to me directly, click the link below or e-mail me a note, and I will personally contact you.
     

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Dale@UtahProInspections.com

 

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     Rental Properties Inspections
 

Rental property managers and owners need to exercise caution, and demonstrate they have done what is required with their properties in order to meet an acceptable level of safety and effectiveness.  A simple and documented method of achieving this is to have their properties inspected by a NACHI certified home inspector.

The inspection covers all major components and elements within an apartment, home, or multiunit
complex.   A proper inspection will identify those elements that create areas of concern, areas posing safety hazards, and items that need immediate attention.

Don’t wait until a lawsuit or legal action against you creates excessive expenditures or additional losses.  Order an inspection today.  The link below will take you to the inspection appointment page where you can easily make an appointment.

If you have any questions or need to talk to me directly, click the link below or e-mail me a note, and I will call you.  A brief listing of the elements that are inspected can be see at this link
 “Brief Inspection Description”.

  • If you need additional information or more detailed explanations regarding exactly what is and what is not inspected, please just click the link below.  That page will give you very specific details of my inspection.
  • To review the fees associated with this inspection, please click the inspection fees link below
  • If you would like to make an appointment for an inspection, please click the appointment link below.


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   Commercial Property Inspections

This type of inspection may consist of a variety of different requirements, depending on individual or institutional needs.

This type of inspection may consist of any of the following options.

  • A full, complete inspection, covering all the major elements and components of the commercial property.  This would also include a full, detailed report.
  • A simple picture assessment, showing the condition of the property by pictures and accompanied by a very simple report.
  • A limited inspection defining the damage and missing components or elements of the property, and accompanied by an appropriate report.
  • A drive by type inspection, verifying the existence of the property, identifying the level of security by noting condition of doors and windows.  This wold be accompanied by a very simplified type report.
  • A limited personal and fire safety review for insurability.  This is often done for insurance underwriters and includes sufficient pictures to properly document fire suppression systems, and personal safety features.  An appropriate report addresses and documents all findings.
  • As the needs or requirements of our customers change, any variation or customer defined inspection can be conducted and accompanied with the applicable type report. 

The International Standards of Practice for Inspecting Commercial Properties which governs what I inspect and do not inspect can be viewed at this link “Commercial Properties SOP


This inspection is paid for by the requesting party.  This may be an individual, an investor, or a financial institution.
 

  • If you need additional information or more detailed explanations regarding the various elements that can be chosen to be inspected, or not, please just click the link below.  That page will give you very specific details of an inspection.
  • To review the fees and options associated with this inspection, please click the inspection fees link below.
  • If you would like to make an appointment for an inspection, please click the appointment link below.
  • If you have any questions or need to talk to me directly, click the link below or e-mail me a note, and I will personally contact you.
     

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Dale@UtahProInspections.com

 

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    Meth amphetamines & Clandestine Labs Residual Testing


    5 Reasons Why You Should Have Your Home Or Apartment Tested For The Presence Of Previous Drugs

  1. Meth Labs have long term material issues - - The chemicals used in the manufacturing of Meth amphetamine do not dissipate with time.
  2. Narcotic residue can be hazardous - - Any narcotic residue left behind by prior occupants can be hazardous to you, the buyer, the tenant, and anyone living in close proximity to the property.
  3. Meth can be produced anywhere - - Production of meth can take place in any structure. Don't assume that a property could not have a problem with Meth. residues.
  4. Protect yourself from unexpected clean up costs - - The cost of cleaning up these sites can run into tens of thousands of dollars.   In some case, the home must be completed demolished.
  5. Complying with new lending rules - - More and more lenders are requiring some type of environmental review prior to lending.
  6. When you schedule your inspection, don’t forget to add the requirement for meth amphetamine testing.

If you have any questions or need to talk to me directly
 clink the link below or e-mail me a note, and I will call you.

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                Dale@UtahProInspections.com

 

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Mold Testing:

    Beneath The Shadows Home Inspections has decided not to offer mold testing or sampling.  We feel that the best interests of our customers can be better served by helping them understand mold instead of charging them for things that they may not need.

    Many good companies, including home inspectors offer mold sample testing.  In some situations, customers may feel it is a service they want and need.   But, based upon expert opinions and specialists within this filed, sampling for mold may not accomplish what the customer really needs or expects.

    To read what some of the experts are saying about mold, follow the link below.  I think you will be able to gain a better understanding of potential mold problems, and what you can do.

    Find out more about Mold

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Radon Inspection:

    Testing for radon is relatively simple and according to the EPA (Environmental Protection Agency) a single, one time, quick, short term test is typically not very reliable in adequately defining whether a home has an elevated level of radon gas.

My Recommendations

  • The 11 counties of Northern Utah, where I inspect homes, none are listed to have average Radon readings above 4pCi/L according to the EPA.
  • According to the EPA, levels at or below 4pCi/L do not necessarily require corrective actions, and are considered acceptable levels.   Due to the numerous variables associated with a home inspector performing a short term Radon test procedure, and the errors these variables could have on the end results, I have elected not to offer Radon Testing.  I am not convinced that a one time, short term test, performed by a home inspector would adequately define that a high level of Radon exists and would require corrective action.  The ability to control all the variables, thus providing a accurate and defendable result, cannot be guaranteed.
  • My recommendations to the home owner is to simply purchase a test kit from Home Depot, carefully follow the instructions, maintaining all the variables necessary for accurate readings, and submit the results for analysis.
  • Forcing a home seller to correct a potential problem, based on potentially inaccurate test results, or loosing your dream home due to a deal breaker, goes contrary to common, logical thinking.
  • Take the time after you purchase your home, perform the tests yourself, control the variables, repeat the tests a couple times to validate your results, and then with sound information, you can make more intelligent decisions as to what your best course of action should be.

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Water Feature Inspection

    Any home with a water feature, (water fall, water feature, koi pond, etc.) can be a beautiful addition.  I have actually designed and built custom water features.  I know and understand how they work, what is required, and how to maintain them.

     

    Don’t just assume that because the water feature looks nice that it does not need a thorough inspection.  A good inspection can help identify potential problems and can be used as an excellent training and learning experience for the home owner.

     

    The links below will take you to subsequent pages where you can gain additional information, review the pricing for this type of inspection, learn how to schedule an appointment, or a link that will help you contact me directly.
     

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 Fence Inspection

    A fence may seem like a very simple item when purchasing a home, and in many cases, it never gets the attention that it needs until there is a problem.

     

    Don’t overlook the importance of having the fence inspected.  If the home has a pool or spa, there are very specific codes and requirements regarding fences, gates, latches, etc.  A home owner can be held liable should an injury or death occur in the pool or spa.

     

    Don’t make an assumption that the previous homeowner did everything correct; that he followed all applicable codes; that everything is working correctly.  A simple inspection by a certified home inspector can correctly identify any problems, code violations, loose posts, inoperable latches, dry rot, or other problems that need to be addressed prior to closing.

     

    The cost is minimal for a fence inspection, and will provide that extra peace of mind at this often difficult and stressful time. 

The links below will take you to subsequent pages where you can review the pricing for this type of inspection, learn how to schedule an appointment, or to a link that will help you contact me directly.
 

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Solar Hot Water System Inspection

    With the energy crisis as bad as it is, and gas prices skyrocketing, many homeowners are turning to solar hot water systems.  Many seemed to know this crisis was approaching and have installed solar water systems.

     

    These systems are rather complicated and depending on the particular type that might be installed on the home, require regular inspection and maintenance to maintain proper operation.  Inspecting these systems does take some time and expert knowledge of their operational principles.  As a certified home and commercial inspector, I know the various types of systems and how to do a proper inspection.

     

    Be safe, be wise, let me do a thorough inspection of the solar hot water system.  Repair and replacement costs are generally very high for these systems.  Don’t be caught with a system that is not working properly and in need of repair.  The additional cost for this inspection is small when added to a regular home inspection, and compared to  the uncertainty of not knowing the condition of the system or what may need repair or replacement.

    The links below will take you to subsequent pages where you can gain additional information, review the pricing for this type of inspection, learn how to schedule an appointment, or a link that will help you contact me directly.
     

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    Below is a list of some of the many items I inspect during your home inspection 

        Attics
    Basement, and Crawl Space
    Foundation and Support Structure
    Fireplaces
    Roof Systems
    Basement Seepage
    Safety Controls
    Furnace and Heat Systems
    Water Heater
    Ventilation
    Interiors
    Electrical Capacity & Components
    Structural Integrity
    Steps and Stairs
    Heating System
    Central Air Conditioning System
    Walks and Driveways
    Built-in Appliances
    Plumbing System & Fixtures
    Garages, Carports, Workshops or Other External Buildings
    Surface Drainage
    Windows & Doors
    Insulation
    Gutters & Down spouts
    Decks
    Sump Pumps

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