Many new homeowners purchasing new construction are surprised to hear us say that they need a home inspection before moving in. It’s easy to believe that since everything is new, there’s no reason for an inspection. But, here in the Seattle area, we encourage new homeowners to have a new construction inspection before closing and moving into their new home.

A new construction inspection ensures that nothing was missed or completed improperly during the construction of your new home. Just like a regular inspection, we check the major systems of the home, like electrical and plumbing, along with structural systems like the roof and foundation and the major appliances.

In the case of new construction inspections, we’re not looking for wear and tear or items that need to be replaced. Rather, we’re ensuring that things were built properly and installed appropriately. As a homeowner, you deserve to know that no corners were cut in the building of your home.

Though many builders include a warranty, it’s much easier to get problems taken care of before closing. Once you’ve closed on your home, you lose a lot of leverage with your builder. This often means that problems take months to get repaired. In addition, you may not notice your problems until a year or more later, and by then you may not even be able to find your builder to get the problem taken care of.

Let your builder know that you plan to have an independent new construction inspection before closing. It may make your builder give your home a little special attention to detail.

Last week, in question number six, we talked about specialty items in your home, like swimming pools, security systems and hot tubs that are not covered in general home inspections. Answering that question leads homeowners to ask if there are specialized inspections that they need in addition to their regular home inspection.

Of course, if your home has any of the specialized systems we mentioned last week, it’s up to you to decide whether or not they need to be inspected. Take a look at them yourself as you tour the house. If they look old or in disrepair, they may need to be inspected. If it appears that they have not been used in a long time, it’s a good idea to have them inspected. It’s possible that the previous owner did not use them because they didn’t work, or did not use them and is unaware of whether or not they work.

Outside of these specialty items, there could also be specialized inspections you need. One that comes to mind is a septic inspection. During a general home inspection, the inspector will do a general check of the plumbing. However, there will be no real inspection of the septic system.

Septic systems are difficult to inspect, as it requires digging into the ground to reach the tank for some items. Inspections are not normally recommended. However, if your general home inspector has concerns that there may be a problem, it may be worth the trouble. In some cases, it is simply best to request that the homeowner have the septic tank pumped out prior to closing.

For those living in the city, a sewer inspection using a sewer scope might be recommended, especially if there have been problems in the area.

Termite inspections may also be necessary. It’s important to know that your new home is free of termites and termite damage before buying.

Different areas of the country have different requirements and needs when it comes to specialty home inspections. At Key Inspection Services, we recommend specialty inspections as needed or required here in the Seattle area.


When you’re buying a home, you typically rely heavily on the inspection report to help you to determine several things. These include:

• Do I really want to buy this house, based on problems that are present?

• Are there repairs I should ask the current owner to make before closing?

• Am I prepared for the upcoming maintenance this home will require?

• Is this house solid and safe?

These are important questions, and you should feel good about the answers before you move forward in closing on your home. At Key Inspection Services, we work hard to ensure that our customers in the greater Seattle area have confidence in the homes they purchase. But, there are some items that our home inspections, and those of most other home inspectors, don’t cover. You should be aware of these areas before scheduling your home inspection. Our inspections do not include:

• Swimming pools
• Hot Tubs
• Sprinkler Systems
• Security Systems
• Audio Visual Equipment
• Fountains
• Perimeter Lighting

We’re not suggesting these items shouldn’t be inspected. We’re just letting you know that they’re not part of a routine home inspection. Our suggestion is that if the home you’re purchasing has any of these items, you might want to call in a specialist to inspect them individually, particularly if these items have some age on them.

For example, many modern swimming pools have liners. They must be replaced periodically, and the replacement can get expensive. Before you buy a home with a pool, it’s a good idea to have a pool maintenance company take a look at the liner and the filtration system. This way you’ll know how soon you’ll need to replace the liner, pump and other items that keep the pool running appropriately.

Before you buy a home, you want to gain the confidence that you’re making a good investment. Use home inspectors, both general and specialized, to ensure you’re getting all your questions answered.

We all know that home inspection reports tend to be large and full of details. An inspection report should tell the story of a home, and should go into detail about all major areas. But, it’s also important that the areas where problems exist are highlighted. A good home inspector ensures that the trouble spots are easy to find when reading the home inspection report.

At Key Inspection Services, we cover all areas of the home. We divide our findings into four major areas:

• Major Concerns – These are significant problems with the home. They should be addressed right away. Repairs should be the responsibility of the seller.

• Potential Safety Hazards – These are also serious items the seller should take care of.

• Inquire with Seller- These are items that need more clarification. They may not be major areas of concern, but there are some questions you should ask.

• Deferred Maintenance- These are things that you should know since you are about to buy the house. They are maintenance issues you’ll have to take care of down the road.

Of course, not every home inspector will organize his inspection reports the way we do at Key Inspection Services in Seattle. But, you should expect to find the same major items highlighted, even if the order and terminology are a little different.

Even if you’ve been present during your inspection, and have received a verbal description of all the issues your home inspector found, your report is very important.

The written inspection report not only serves as documentation for you regarding the issues you’ll be facing if you buy this house, but it also is the tool that your realtor will use to negotiate repairs. A detailed report is critical to you being able to get your seller to take care of problems.

Be sure to ask up front if your home inspector takes pictures during the inspection and includes them in the report. Pictures are great tools when it comes to convincing a seller that their home truly has a problem. Those pictures also help you out in terms of finding the problem again if you end up repairing it yourself.

In addition to the pictures, the written report should be very detailed. It should be descriptive, yet avoid industry jargon that the homebuyer and seller don’t understand.

You should also expect your home inspection report to look professional. An unprofessional home inspection report lacks credibility. This lack of credibility will be used against you as your realtor tries to negotiate repair of substandard items or a lower sales price.

At Key Inspection Services, all of our home inspectors are thoroughly trained not only in how to inspect a home, but how to write a fair, informed and professional inspection report. Our inspectors include lots of pictures to back up our findings. We are proud to create some of the most professional reports in Seattle and the surrounding areas.

Most prospective homebuyers have their pre purchase inspection completed during their due diligence period. This means that they have a very short window to request repairs or back out of their contract based on the inspection results. So, as you can imagine, most prospective homebuyers are anxious to get their inspection report.

Reputable home inspectors in the Seattle area, and in most other areas of the country make it a priority to turn home inspection reports around quickly. You should expect a complete report within 24 hours of the completion of the inspection. At Key Inspection Services, we can often deliver our reports onsite at the end of the inspection.

If you’re anxious for an even quicker report from the inspector, ask if you can be present at the inspection. If the seller and your home inspector are ok with it, you can get the news straight from the horse’s mouth in real time. Most inspectors are happy to have you attend the inspection, and they’ll even show you areas of concern as they find them. Of course, the information you receive at the inspection will all be verbal. You can still expect to receive a written report in a day or two.

If you schedule your home inspection as soon as you have a signed contract to buy, you should have no issue getting your inspection report during your due diligence period, allowing you plenty of time to make requests of the seller or back out of your contract.

It is important to choose a home inspector with a good reputation for customer service, meeting deadlines and thorough inspections. At Key Home Inspection Services, we’re happy to help customers in the Kirkland and surrounding areas get great home inspections that give them peace of mind.

We’ve all been told that we need to schedule a home or condo inspection when we sign a contract on a home. But, we may not really know what to expect from the home inspection, so we don’t know if our inspector has done a thorough job or not.

You should expect your home inspector to check every major system in your home. They will be looking at every area from the roof to the crawlspace. The inspection should take about two to three hours, depending upon the size of the home and the number of systems to be inspected.

Be sure to let your inspector know if there are any major appliances or systems that don’t go with the sale, so that he doesn’t take the time to inspect them. For example, if your seller is taking their washer and dryer with them when they move, it shouldn’t be inspected.

There are four major areas of concern for your inspector. These are:

• Safety Concerns – Unsafe electrical wiring and loose hand railings on stairs are two examples of safety concerns your inspector might raise.

• Structural Concerns – The home inspector will ensure that the home is structurally sound. He’ll be looking for cracks in the foundation, settling and problems with the roof, among other things.

• Improperly Installed Items – Your inspector will also be looking for shoddy work where installations are concerned. Loose wires and improper plumbing are just two of the areas of concern.

• Systems Nearing the End of Their Lifecycle – The heat may be working great, but if the furnace is twenty years old, you need to know it. Your home inspector will alert you to big-ticket items you’re likely to have to replace soon.

Your home inspector can offer a lot of value to you as a homebuyer. He will alert you to problems you’re likely to face after purchase of the home. Give him all the time he needs to properly inspect the house you’re planning to purchase. If you need a home inspector in the Bellevue area, be sure to give us a call. We’ll inspect every area of the home and ensure you know what you’re getting.

We promised you we’d answer your top ten questions about home inspections, so here we go. One of the number one concerns about home inspections is the cost.

The cost of home inspections does vary some by geographic area. Here in the Seattle area, you can expect to pay $400-$600 for a home inspection. The price can vary by the size of the home and the number of systems to be inspected.

You’ll find that home inspectors in a given area are usually competitively priced with each other, so it’s unlikely you’ll find a significantly lower price simply by choosing a different inspector. If you do, it’s a bit of a red flag. Inspectors who charge a much lower fee might do so because they are not certified or because they don’t have much experience. You should choose your inspector based on experience and reputation, not on price.

As with most other services, when it comes to a home inspector, you’re likely to get what you pay for. Your new home is probably your largest investment. Having it inspected by an experienced and thorough home inspector before you buy can help you to get a heads up on potential problems and understand how much you’re likely to spend on your home over the next few years. This is not the time to cut corners.

At Key Inspection Services, we’ll readily admit we may not offer you the lowest price on your home inspection. But, we are priced competitively compared to other companies. And, more importantly, we have the experience and good reputation you’re looking for.

Choosing a home inspector is an important decision. The results of your home inspection strongly influence your final decision on whether or not to proceed in your purchase of the home. If your inspector is incompetent, or doesn’t take the time to do a thorough inspection, you could wind up buying a home that offers a lot of surprises down the road, and we don’t mean that you’ll find a suitcase full of hundreds down in the basement.

That’s why it’s important to choose a home inspector with a good reputation. The best home inspectors complete a thorough investigation of each home they inspect, and they are committed to giving sound advice about your home purchase, and to creating repeat customers.

In the Seattle and Bellevue area, there are many home inspectors you can choose from. But, before you choose, you should find out about their reputation in the professional community. Getting references from an inspector is ok, but keep in mind that he’s unlikely to give you the name of a customer who would give him an unfavorable reference.

Instead, try talking to your realtor about home inspectors. A busy realtor has probably dealt with every inspector in the Seattle area, and he or she can tell you who has a reputation for doing a thorough job. We’re proud to say that we are one of our area’s most reputable home inspection companies.

Next week we’re going to start addressing some of your top ten questions, so stay tuned………

Many people don’t expect their garage to be inspected during a routine home inspection, but, in most cases, you can expect the home inspector to pay a visit to your garage. Here are the items you can expect him to take a look at during his visit.

Your garage doors are certain to be on the list of home inspection items. He will ensure that the doors are in good working order and that the can be expected to operate safely. The cross bracing and weather stripping will be checked, too.

The inspector will also check the door between the garage and your home. He will ensure that the door latches and that no doggie door is installed, since this is a carbon monoxide hazard.

The inspector will also be concerned with electrical items and with moisture issues. He will check for proper GFCI outlets and to ensure there is no exposed electrical wiring. If your circuit breaker box is located in your garage, be sure he has easy access to it and that the door opens easily.

Finally, the home inspector will check your garage for leaks, noting stains on the ceilings and large floor cracks. He will also look for evidence of moisture in the garage, like rotting wood and stains.

The biggest impediment the inspector usually faces in inspecting a garage is clutter. Be sure to clear clutter out of the way before the inspector comes. If you have attic access through your garage ceiling, be sure he is able to access this space.

Next week, we’ll begin talking about other items and areas in your home that will be examined during your home inspection and questions that homeowners have.