Why order additional Tests/Inspections?
What are some examples?
This guide is intended to help inform buyers how to make the most of their due diligence time and money. Everyone knows that a Home Inspection is a must when buying a house but what about some of the lesser known tests and inspections? The lender may require the buyer to order them but what if they don't? Read on to learn more about Radon, & Water Testing, and Pest, Well, Septic, & Chimney Inspections.
RADON TEST (Certified, Independent testing)
Most home buyers order a radon test with a home inspection. because radon gas is a thing in our region- it comes from decaying Uranium in our mountains. Radon is a heavy radioactive gas that seeps up into our living area and emits alpha particles. Almost all houses in our area have some level of radon gas in the home but we are looking for a high average-- we are seeing that about 13% of the results are high. The EPA says that radon is the second leading cause of lung cancer after smoking. The repair usually costs between $1100-1500 and it is generally a good negotiating item-- the seller pays for it. We are seeing that all foundation types can have high radon but houses on slabs or with basements tend to be higher. Testing is highly recommended if children, elderly or persons with a history of lung disease will be living in the home.
The test will be performed by an insured and Certified Radon Testing Technician. WE DO NOT PERFORM MITIGATION REPAIRS and our results and recommendations are unbiased. We conduct the radon tests using a RadStar Continuous Monitor device or the Airchek Charcoal tests. The testing equipment is placed in the lowest finished space of the home for 2-4 days and takes readings every hour. One of the advantages of the continuous monitor is that it produces 48-96 readings instead of just one with the charcoal/cartridge tests. The additional information is used to produce graphs that show radon spike and tampering events. Results are back in 2-4 days after home inspection.
MOLD TESTING / INSPECTION (Certified, Independent Testing)
Testing Cost: $349 for basic package Inspection Cost: $499
Mold testing is recommended when we suspect that moisture/fungi is located in hidden areas or inside the walls/framing. Our mold testing basic package includes an indoor and outdoor air sample and 2 additional samples (tape lifts/swabs/ air sample). Additional testing is $50/sample. The test is performed by an insured Certified Mold Inspector. We DO NOT MITIGATE and our results and recommendations are un-biased.
For the best results mold testing is done with a home inspection. When the testing is not done during a real estate transaction we can do a Mold Inspection which is essentially a Home Inspection with an emphasis on mold. We inspect nearly all the components of a house- grading, drainage, siding, roofing, flashing, doors/windows, attics, basements, crawlspaces, framing, HVAC, duct work, ventilation, insulation, interiors and more. The inspection includes a full report with photographs, illustrations and recommendations.
Most buyers order a pest inspection with a home inspection. Recommended for all wood framed houses. This includes houses with brick and stone veneer. Highly recommended for older homes, or homes with wet basements/crawlspaces, discolored/damaged/stained sub-floors or when insect damage is suspected.
The WDIR inspector produces reports that may also contain a treatment plan and estimate. Our partners are professional, experienced, economical, and don’t up-sell our clients services they don’t need. Reports are back the same or next day after inspection.
Cost: $95 for Bacteria-only $195 for Full Scan
Recommended for any house with a well, spring or rain catchment system that supplies water to the house. The Bacteria-only screening is the most basic test. The Full scan screening tests for bacteria, metals, pesticides and more. Highly recommended for older wells/older equipment or when no filtration equipment is present.
WE DO NOT SELL WATER TREATMENT SYSTEMS OR REPAIRS and our results and recommendations are unbiased. We use an independent laboratory for analysis. Results are back in 1-2 days after home inspection.
Cost: $349 for Level 2 Inspection, $199 for additional flues
Recommended for any gas or wood-burning stove or fireplace with a flue. Highly recommended for any masonry chimney with a clay flue liner that is being used to vent a gas or wood-burning fireplace.
Our partners perform a Level 2 real estate inspection that may include a cleaning if necessary. Also includes a camera inspection of the flue, inspection of chimney cap, chimney masonry, flashing, fireplace, firebrick, flue, foundation and more. Reports are generally back the next business day after the inspection.
SEPTIC TANK INSPECTION
Cost: $349 with camera. $599 with pump.
Recommended for any house with a septic tank system. Highly recommended for older/larger houses with a septic system or when the Home Inspector asks for further evaluation.
The septic tank is pumped for the inspections, which is a benefit. The inspector searches for cracks and other defects. If the home inspector is scheduled at the same time then pictures can be taken. The report is generally provided 1-2 days after the inspection.
Recommended for older homes and/or older pump and equipment or when Home Inspector asks for further evaluation. Highly recommended for older equipment, leaks or defects are observed by the inspector, or it is required by the lender.
Our well inspection partner is able to determine the approximate depth, flow and recovery for the well and also inspects the pump and pressure tank.
When possible homebuyers should schedule the inspections the same day as their scheduled home inspection. Aside from giving access to the other inspectors the Home Inspector can take pictures and gather more information to present to the buyer. If a radon test is ordered, the Home Inspector typically returns to the house 2 or 3 days later to retrieve the radon kit. This is another opportunity to coordinate further testing without paying another site visit charge. As a convenience to their clients Builder Buddy Home Inspections schedules and coordinates the other inspections and presents it in one invoice- making due diligence easy.
Have more questions? Contact Builder Buddy: Inspections and Testing
828 335 3930
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