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Indiana Home Inspection Service- An Independent Home Inspector also serving Fishers Indiana, Carmel Indiana, Greenwood Indiana, Noblesville Indiana, Franklin IN Plainfield IN Crawfordsville IN Greencastle IN Brownsburg IN Lebanon IN Martinsville IN Mooresville IN Westfield IN Avon IN Danville IN Zionsville IN Brazil IN Clinton IN Ellettsville IN Cicero IN Attica IN Rockville IN Spencer IN Covington IN Pittsboro IN Veedersburg IN Cloverdale IN Thorntown IN Fairview Park IN Cayuga IN Montezuma IN Seelyville IN
Vigo, Vermillion, Park, Clay, Tippecanoe, Montgomery, Putnam, Fountain, Monroe, Morgan, Owen, Johnson, Marion, Hamilton, Hendricks & Boone Counties
Whether you're buying or selling a home, having a professional home inspection will assist you in a fair and smooth transaction. Our home inspections typically range from 2-4 hours long, sometimes longer depending on the size of the house. Although you do not have to be there during the inspection, I encourage you and anyone you like to follow along with me and ask questions as I perform your home inspection.
Home Seller Inspections
The inspector's written report can be a persuasive sales tool, providing sellers with unbiased documentation of all their home's good features. Buyers may feel more confident in making an offer when they can know right away the present condition of the house, inside and out.
Home Buyer Inspections
Buyers want to know that a home is safe, structurally and mechanically sound, and free of health risks. In addition to reporting any deficiencies or potential failures, our home inspector will include maintenance tips and other information.
Home Maintenance Inspections
Homeowner Inspections will give you an outline of the routine maintenance that needs to be done as well as a check-up on the condition of your home.
Palm-Tech Inspection Report
Our Inspection report shall describe and identify, in .pdf format, the inspected systems, structures, and components of the dwelling, and shall identify material defects observed. The Inspection report may contain recommendations regarding conditions reported or recommendations for correction, monitoring or further evaluation.
Thermal Imaging is a non-contact technology used to help identify potential building problems. With our Fluke Thermal Imaging camera it is fast and easy to:
- Locate air leakage resulting from improperly installed or worn seals on windows and doors.
- Verify missing, damaged or incorrectly installed insulation.
- Detect moisture intrusion and the possible existence of mold or mildew, without any destructive investigation!
- Extend the life of roofs by locating leaks, before they can be seen without this technology.
- Locate damaged or unsealed components of HVAC/R systems, (heating, air handlers, air conditioning, and refrigeration).
In order to continue to exceed the expectations of our clients we utilize a high resolution FLUKE infrared thermal imaging camera in ALL of our full home evaluations!
If any repairs are found to be needed we can confirm that the repairs were made properly.
When purchasing a home
You want to make sure you have a clause in your purchase agreement that allows you to have an inspection and that you have the right to terminate the agreement if you find the home in unsatisfactory condition. This clause should specify the terms to which both the buyer and seller are obligated. A professional inspection can give you an escape hatch from a contract on a defective house. If the contract is written contingent on an acceptable inspection, any defects in the home must be either repaired or monetarily compensated for. If you are not satisfied, you have the option to cancel the contract. It is important to have the home inspected within a few days after the purchase agreement is signed.
Our inspections are reasonably-priced
Buying a home is probably the most expensive purchase you will ever make. The cost of a home inspection is very small relative to the home being inspected. The additional cost of hiring a certified inspector is almost insignificant. As a home buyer, you have recently been crunching the numbers, negotiating offers, adding up closing costs, shopping for mortgages and trying to get the best deals. Do not stop now. Do not let anyone talk you into skimping here. Our inspections are reasonably-priced. Call for a free quote.
What Really Matters
Buying a home? The process can be stressful. A home inspection is supposed to give you peace of mind, but often has the opposite effect. You will be asked to absorb a lot of information in a short time. This often includes a written report, checklist, photographs, environmental reports and what the inspector himself says during the inspection. All this combined with the seller's disclosure and what you notice yourself makes the experience even more overwhelming. What should you do?
Relax. Most of your inspection will be maintenance recommendations, life expectancies and minor imperfections. These are nice to know about. However, the issues that really matter will fall into four categories:
- Major defects. An example of this would be a structural failure.
- Things that lead to major defects, such as a small roof flashing leak.
- Things that may hinder your ability to finance legally occupy or insure the home.
- Safety hazards, such as an exposed, live buss bar at the electric panel.
Anything in these categories should be addressed. Often a serious problem can be corrected inexpensively to protect both life and property (especially in categories 2 and 4).
Most sellers are honest and are often surprised to learn of defects uncovered during an inspection. Realize that sellers are under no obligation to repair everything mentioned in the report. No home is perfect. Keep things in perspective. Do not kill your deal over things that do not matter. It is inappropriate to demand that a seller address deferred maintenance, conditions already listed on the seller's disclosure or nit-picky items.
Our Residential Home Inspections include a visual examination of the; Roof, Exterior, Basement, Foundation, Crawlspace & Structure, Heating, Cooling, Plumbing, Electrical, Fireplace, Attic & Insulation, Doors, Windows & Interior.
A home inspection is intended to assist in evaluation of the overall condition of the dwelling. The inspection is based on observation of the visible and apparent condition of the structure and its components on the date of the inspection.
Our Home Inspection list :
- Roof, I inspect from ground level or eaves: the roof covering; the gutters; the downspouts; the vents, flashings, skylights, chimney and other roof penetrations; and the general structure of the roof from the readily accessible panels, doors or stairs.
- Exterior, I inspect: the siding, flashing and trim; all exterior doors, decks, stoops, steps, stairs, porches, railings, eaves, soffits and fascias;and report as in need of repair any spacings between intermediate balusters, spindles, or rails for steps, stairways, balconies, and railings that permit the passage of an object greater than 4 inches in diameter; a representative number of windows; vegetation, surface drainage, and retaining walls when these are likely to adversely affect the structure; and describe the exterior wall covering.
- Basement, Foundation, Crawlspace & Structure, I inspect: the basement; the foundation; the crawlspace; the visible structural components; and report on the location of under-floor access openings; and report any present conditions or clear indications of active water penetration observed by the inspector; for wood in contact or near soil; and report any general indications of foundation movement that are observed by the inspector, such as, but not limited to: sheetrock cracks, brick cracks, out-of-square door frames, or floor slopes; and report on any cutting, notching and boring of framing members which may present a structural or safety concern.
- Heating, I inspect: the heating systems using normal operating controls, an describe the energy source and heating method; and report as in need of repair heating systems which do not operate; and report if the heating systems are deemed inaccessible.
- Cooling, I inspect: the central cooling equipment using normal operating controls.
- Plumbing, I inspect and determine if the water supply is public or private; verify the presence of and identify the location of the main water shut-off valve; inspect the water heating equipment, including venting, connections, energy source supply system, and seismic bracing, and verify the presence or absence of temperature-pressure relief valves and/or Watts 210 valves; flush toilets; water-test sinks, tubs and showers for functional drainage; inspect the interior water supply, including all fixtures and faucets; inspect the drain, waste and vent systems, including all fixtures; describe any visible fuel storage systems; inspect the drainage sump pumps and test pumps with accessible floats; inspect and describe the water supply, drain, waste and main fuel shut-off valves, as well as the location of the water main and main fuel shut-off valves; inspect and report as in need of repair deficiencies in the water supply by viewing the functional flow in two fixtures operated simultaneously; inspect and report as in need of repair deficiencies in installation and identification of hot and cold faucets; inspect and report as in need of repair mechanical drain-stops that are missing or do not operate if installed in sinks, lavatories and tubs; and inspect and report as in need of repair commodes that have cracks in the ceramic material, are improperly mounted on the floor, leak, or have tank components which do not operate.
- Electrical, I inspect: the service drop/lateral; the meter socket enclosures; the means for disconnecting the service main; and describe the service disconnect amperage rating, if labeled; panelboards and overcurrent devices (breakers and fuses); and report on any unused circuit breaker panel openings that are not filled; the service grounding and bonding; a representative number of switches, lighting fixtures, and receptacles, including receptacles observed and deemed to be AFCI-protected during the inspection using the AFCI test button, where possible; and test all Ground Fault Circuit Interrupter (GFCI) receptacles and GFCI circuit breakers observed and deemed to be GFCIs during the inspection using a GFCI tester, where possible; and report the presence of solid conductor aluminum branch circuit wiring, if readily visible; and report on any tested receptacles in which power was not present, polarity is incorrect, is not secured to the wall, the cover is not in place, the ground fault circuit interrupter devices are not properly installed or do not operate properly, evidence of arcing or excessive heat is present, or where the receptacle is not grounded or is not secured to the wall; the service entrance conductors and the condition of the conductor insulation; and report the absence of smoke detectors; and service entrance cables, and report as in need of repair deficiencies in the integrity of the insulation, drip loop, or separation of conductors at weatherheads and clearances from grade or rooftops.
- Fireplace, I inspect: the fireplace, and open and close the damper door, if readily accessible and operable; hearth extensions and other permanently installed components; and report as in need of repair deficiencies in the lintel, hearth and material surrounding the fireplace, including fireplace opening clearance from visible combustible materials.
- Attic, Ventilation & Insulation, I inspect: the insulation in unfinished spaces; the ventilation of attic spaces; mechanical ventilation systems; and report on the general absence or lack of insulation in unfinished spaces.
- Doors, Windows & Interior, I will: open and close a representative number of doors and windows; inspect the walls, ceilings, steps, stairways and railings; and report as in need of repair any spacing between intermediate balusters, spindles or rails for steps, stairways and railings that permit the passage of an object greater than 4 inches in diameter; inspect garage doors and garage door openers by operating first by remote (if available), and then by the installed automatic door control; and report as in need of repair any installed electronic sensors that are not operable or not installed at proper heights above the garage door; and report as in need of repair any door locks or side ropes that have not been removed or disabled when garage door opener is in use; and report as in need of repair any windows that are obviously fogged or display other evidence of broken seals.
Additional add-on services include: Pool and Spa Inspections,