What does the inspection involve?
Do I need to be at the inspection?
Can I bring family and friends along?               
What does it cost?
When do we pay?
When do I call in the home inspector?
Who arranges the inspection with the seller?
What are the inspector’s qualifications?
Who gets a copy of the inspection report?
What if the report reveals problems?
Will everything the inspector finds wrong be repaired or replaced by the seller?
Can a house fail an inspection?
Maybe I should buy a new home instead?
Do you offer any guarantees?
If the house proves to be in good condition, did I need an inspection?
"Would you buy this home?"

What does the inspection involve?
The inspector looks at the house—top to bottom, inside and outside. Observations and findings are explained to you as you move through the home, and at the end you receive a computer-generated report. We follow the American Society of Home Inspectors’ Standards Of Practice.

Do I need to be at the inspection?
It's important that you be present during the two to three hour inspection. By accompanying the inspector you will gain valuable additional insight:   

1.  See first hand the condition of each key component throughout the house and property so you will have a better understanding of your house and of the inspection report.

2.  Allay concerns about findings which, on paper may seem distressing but in fact may be superficial. For example, the inspector might explain that some lubricant can quiet an alarming noise coming from an appliance; that an unsightly column needs only a coat of paint, or that the problem that caused a water spot has previously been corrected.  

3.  Learn about the operation of your new home-how the heating system works, how to control pilot lights, how to turn on various appliances and components, where shutoffs are to save time and avoid frustration. The inspector can point out maintenance needs and procedures and explain how and when to check items needing periodic monitoring. 
 
4.  Have all of your questions and concerns addressed immediately as they arise.

Prior to the inspection, prepare a list of questions or concerns about the property. Relate these to the inspection company in advance to ensure that such matters will be properly addressed and that any special arrangements can be made if necessary. Bring your list to the inspection.

If you can’t attend the inspection, we’ll email or fax you the report. If you have questions after reading it, you can call us for clarification or details.

"Would you buy this home?"
At the end of many appointments, the first question clients often ask is, "Would you buy this home?" At this point we explain that we’re not in the business of purchase decision consulting. The to buy- or not to buy question is a personal one that our clients have to answer for themselves. The inspector describes the home’s physical condition and indicates what may need repair or replacement.

It’s critical that our clients understand the information in our reports, so we’re always glad to explain why we feel something may need repair or further evaluation. We also want our clients to have a clear picture of items that are major issues vs. maintenance issues.

What are the inspector’s qualifications?
Heartland inspectors have hands on backgrounds in residential housing as well as professional home inspection training. In our opinion, these criteria plus excellent communications skills are the key qualifications for top notch home inspectors. Beyond this, we require our inspectors to be active ASHI members. This assures that they are receiving continuing education and have passed rigorous technical and ethical exams related to home inspection.

Can I bring family and friends along?
It works a lot better for you when there are no distractions. But you’re the customer so we can’t tell you not to bring them. If you have to bring young children, we’ll understand but be aware that they’ll need to be closely supervised at all times. Especially in someone else’s property.

How long does it take?
That depends on the size and conditions of the home but typically two and a half to three hours.

What does it cost?
It depends on the size and age of the house. The fee for an average single family home is $310 to $330. We’re told repeatedly by clients that it was the best money they’ve ever spent.

Keep in mind you’re hiring someone to review what may be the largest investment of your life. Private home inspections are a non-regulated industry in Minnesota, so it pays to be cautious. We strongly recommend you consider reputation including experience, training and professional credentials prior to price.
Click here to view our Fee Schedule.

When do we pay?
At the end of the inspection, either by check or cash. If you prefer to pay by VISA or MasterCard, make arrangements in advance with our office at (612) 961-3306. Unlike some fees, private inspection fees are not paid at closing.

When do I call in the home inspector?
Typically right after all parties have signed the contract or purchase agreement. However, before you sign, be sure there is an inspection clause in the contract, making your purchase obligation contingent on the findings of a the home inspector if that’s what you wish. This clause should specify the terms to which both the buyer and seller are obligated.

Who arranges the inspection with the seller?
If agents involved, we’ll set up the inspection with the listing agent and seller, and reconfirm it with your agent. If you’re dealing directly with the seller, typically you will confirm the day and time with the seller, and make sure someone will be home to let you and the inspector in.

Who gets a copy of the inspection report?
Inspection reports are confidential. We provide one copy to you, our customer and a copy to your agent with your permission. We don’t provide copies to anyone else (including the seller) without your consent.

What if the report reveals problems?
No house is perfect. If the inspector identifies problems, it doesn't necessarily mean you shouldn't buy the house, only that you’ll know in advance what to expect. In some instances, a seller may adjust the purchase price or contract terms if major problems are found. If your budget is tight, or you don't wish to become involved in future repair work, this information will be extremely important to you.

Will everything the inspector finds wrong be repaired or replaced by the seller?
It’s up to you to decide what to do with the inspector’s findings. Everyone’s criteria for home ownership are different. Some people are handy and like projects; others have anticipated needed repairs and budgeted accordingly; while others buyers can neither afford the time or money to make necessary corrections. If you are working with a Realtor , we strongly suggest that you discuss these issues together to help you reach a workable solution.

Can a house fail an inspection?
No. A home inspection is an examination of the current condition of your prospective home. It’s not an appraisal, which determines market value, or a municipal inspection, which verifies local code compliance. Your home inspector, therefore, will not pass or fail the home, but rather describe its physical condition and indicate what may need repair or replacement. At that point, you can determine whether or not the house fits your plans (and budget) for home ownership.

Maybe I should buy a new home instead?
Buying a new house doesn’t mean it won’t need regular maintenance, but you will start out with all new systems. However it’s a reality that newer homes aren’t necessarily free of problems. Any home, new or old, is complex and things can go wrong from the beginning.

Do you offer any guarantees?
On our service, absolutely. All our inspections are conducted according to ASHI’s rigorous Standards of Practice. On the home itself? No. The product we sell is a professional opinion of the condition of the home’s major systems, on the day we see it. Our complaint rate is too small to measure (less than one percent). But there's always the chance that something that looked good on inspection day could break the day after the inspection, or that some things simply weren’t visible or observable during the inspection.

If the house proves to be in good condition, did I need an inspection?
Sure. Now you can complete your home purchase with your eyes open about condition of the property and all its equipment and systems. You’ll also have learned many things about your new home from the inspector's written report, and will want to keep that information for future reference.