Serving the greater KCMO area

Urban KC Inspections

8165142961
travis@urbankcinspections.com

Hours of Operation

Monday - Friday: 8:30 am to 5 pm (CST)
Saturday: 9am - 12pm (CST) by appointment only

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What Really Matters in a Home Inspection

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Urban KC Inspections Free 30 Day Trial Flyer Home Warranty.pdf

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Sidebar Special Article

Structures 101 – What You Should Know About The “Bones”

"This house isn't going anywhere." Or is it!?

Serious structural problems in houses are not very common, but when they occur they are never cheap to fix. Some can’t be fixed at all. This report won’t turn you into a home inspector, but it will give you some of the common indicators.

Uneven Floors

Uneven floors are typical, particularly in older homes. Here is a trick to help distinguish between a typical home with character and a structural problem. It’s not unusual for an older home to have the floor sag in the middle. On the other hand, if the floor slopes toward an outside wall, there is a good chance that the house has a significant structural problem.

Leaning House

While no house is perfect, this is one area where you should be very careful. Take a look at the house from across the street. If the house appears to be leaning one way or the other, there may be a structural problem. It may help to line up a front corner of the house with the back corner of an adjacent house just for reference. The corners should be parallel. Stepping back from the house to take a look is always a good idea. It is easy to miss something major by standing too close to it! If there is a lean that is detectable by eye, don’t take any chances. Get it checked out.

Horizontal Foundation Cracks are Bad

It is not uncommon to find cracks in the foundation. This goes for new houses as well as old ones. While there is a great deal of engineering that goes into “reading” these cracks, there is one rule that you should never forget. “Horizontal cracks are a problem”. Of course not all vertical cracks are acceptable, but they are generally not as serious as a horizontal crack.

Harmless Cracks

Shrinkage cracks in a new house: Most new foundations will develop small vertical cracks. These cracks are a result of the concrete shrinking as it cures. These cracks are about 1 /8 inch wide or less. They don’t affect the structure. The only concern is leakage. If you see small cracks in a new foundation, don’t panic. In fact, in a new home, some builders will pre-crack the foundation and fill the crack with flexible material.

Plaster Cracks:

Few things are more misunderstood than plaster cracks on the inside of the house.

The following crack types are not generally related to structural movement -

a small crack (less than 1/4 inch) that follows the corner of the room where two walls meet
small cracks that extend up from the upper corner of a door opening

The following cracks may be related to structural movement –

large cracks (larger than 1/4 inch in width)
cracks that run diagonally across the wall
cracks on the interior finish that are in the same vicinity as cracks on the exterior of the house.

Line drawings are from the Carson Dunlop Home Inspection Training Program and Home Inspection Software Tool – Horizon

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Performing a Home Inspection June 2024

Sidebar Testimonial

Travis was great! Very thorough and took the time to explain everything to my client. I would absolutely recommend to anyone!

Taylor Mahoney - Real Estate Agent

Travis and his team of experts were extremely thorough with the inspection of my new home. I am a first time home buyer, and the team put my mind at ease with the high quality of inspection performed. No stone was left unturned. They accommodated my schedule, traveled outside their normal radius for me, were great at communicating, sharing details, and went above, and beyond my expectations. THANK YOU! - Jenny Totusek

https://reports.spectora.com/home-inspectors/kcurbanhomeinspections/sample_report

Reviews

11/09/2024 1:02 am 5 Torrey Barnes (agent) Travis is great! Thorough, knowledgeable and helpful. Inspection

10/31/2024 12:54 pm 5 Julie Gomez (agent) Travis is great! Worked with us, to get all the inspections done! Inspection

10/11/2024 7:02 pm 5 Monica King (agent) No Feedback Left Inspection

08/24/2024 2:27 pm 5 Guided Light missionary church (client) No Feedback Left Inspection

08/23/2024 3:43 am 5 fausto castaneda (client) No Feedback Left Inspection

Reviews

03/01/2024 8:24 pm 5 Jim Goodwin (client) No Feedback Left Inspection

02/07/2024 7:50 am 5 Jim Goodwin (client) No Feedback Left Inspection

02/04/2024 12:48 pm 5 Diamond Everett- Lee (client) Very professional. Educated I as the client throughout the whole process. Did it in a timely manner. Highly recommend. Thank you very much. Inspection

01/27/2024 12:47 pm 5 Marla Rice (agent) No Feedback Left Inspection

01/13/2024 11:31 am 5 Jabari Mack (agent) No Feedback Left Inspection

10/11/2023 8:32 am 5 Jabari Mack (agent) No Feedback Left Inspection

10/05/2023 8:34 pm 5 Caronna Stigger (agent) No Feedback Left Inspection

10/03/2023 6:27 am 5 Otis Stein (client) No Feedback Left Inspection

09/21/2023 3:24 pm 5 Keith Kelsaw (client) No Feedback Left Inspection

09/21/2023 9:04 am 5 Jabari Mack (agent) No Feedback Left Inspection

09/13/2023 9:36 pm 5 Nathan Walker (client) No Feedback Left Inspection

09/10/2023 8:14 pm 5 Kenda Gabler (agent) Travis went above and beyond accommodating a last-minute inspection for my buyer client, allowing them to keep their closing date. I've worked with Travis in the past; not only is he prompt, but thorough in his inspection process as well. I highly recommend his services. Inspection

09/05/2023 2:35 pm 5 Nicole Gonzalez (agent) No Feedback Left Inspection

09/03/2023 8:34 pm 5 Adrienne Silvers (agent) No Feedback Left Inspection

09/03/2023 6:04 pm 5 Kendra Taylor (client) No Feedback Left Inspection

08/26/2023 10:10 pm 5 Adrienne Silvers (agent) No Feedback Left Inspection

08/13/2023 11:58 pm 5 Kyle Warwick (client) No Feedback Left Inspection

08/12/2023 9:10 pm 5 Theodore Burtin (agent) Amazing work and attention to detail Inspection

08/12/2023 11:22 am 4 Jason Bowden-Smith (agent) Great job 👏🏾 Inspection

08/12/2023 1:01 am 5 Jerry Rollie (client) No Feedback Left Inspection

07/26/2023 9:03 am 5 Meryci Diaz (agent) Inspection

07/21/2023 9:36 am 5 Breanna Rehm (client) Left very detailed feedback and took quality photos! Inspection

07/20/2023 9:16 pm 5 Theodore Burtin (agent) No Feedback Left Inspection

07/08/2023 9:10 pm 5 Yvette Abbott-Smith (client) No Feedback Left Inspection

06/14/2023 8:04 am 5 Meryci Diaz (agent) Excellent inspection very satisfied. Thank you

Reviews

06/13/2023 10:34 pm 5 viviana guzman (client) No Feedback Left Inspection

05/28/2023 6:52 am 5 Sonia Schmidt (client) No Feedback Left Inspection

05/16/2023 12:31 pm 5 Denae And Travis Jones (client) No Feedback Left Inspection

05/15/2023 9:36 am 5 Sean Mc clain (agent) No Feedback Left Inspection

05/09/2023 6:28 am 5 Daysha Lewis (client) No Feedback Left Inspection

04/27/2023 11:25 am 5 Myeisha Greene (agent) No Feedback Left Inspection

04/27/2023 8:34 am 5 Laniece Brown (client) He was thorough, honest and very knowledgeable! Definitely going to recommend him to EVERYONE! Inspection

04/23/2023 3:17 pm 5 Traci Madge (agent) No Feedback Left Inspection

04/23/2023 10:11 am 5 Amari Smith (client) Very professional and kind As A First time home buyer Travis made the inspection also a learning experience for me Inspection

11/05/2021 12:40 pm 5 Sadie Easter (client) No Feedback Left Inspection

11/05/2021 10:33 am 5 Adrienne Pierre-Butler (agent) No Feedback Left Inspection

11/05/2021 8:46 am 5 Jill Arnold (agent) No Feedback Left Inspection

10/28/2021 4:31 pm 5 Mandy Underwood (agent) Wonderful as always! So happy when clients choose Travis as our Inspector Inspection

10/27/2021 3:30 pm 5 Angie Conway (client) No Feedback Left Inspection

10/25/2021 1:30 pm 5 Gloria Wilson (agent) Travis is the most thorough inspector I have seen in a long time. He's honest, trustworthy and tell it like it is. H really looks out for the buyers! Inspection

10/23/2021 2:28 pm 5 Denise Ward (client) He seemed pretty thorough, thanks for the breakdown. Inspection

10/17/2021 12:51 pm 5 Thor Burtin III (agent) Professional and precise in every way. Attention to detail is what you want as a home inspector and that’s what you’ll get when you hire Travis and his team Inspection

10/16/2021 4:01 pm 5 Taylor Mahoney (agent) Travis was great! Very thorough and took the time to explain everything to my client. I would absolutely recommend to anyone! Inspection

10/16/2021 7:45 am 5 Quayla Simpson (client) Very professional, on time, and gets down to business. I would definitely recommend this company! Inspection

10/05/2021 11:03 pm 5 Anthony Woods (client) Great job very detailed! Inspection

10/04/2021 1:22 pm 5 kim hippe (agent) No Feedback Left Inspection

10/04/2021 1:16 pm 5 kim hippe (agent) Always a pleasure doing business with Travis! Inspection

10/04/2021 10:01 am 5 Debbie Klewer (agent) No Feedback Left Inspection

10/02/2021 2:03 pm 5 Edward Dooley (client) No Feedback Left Inspection

10/02/2021 8:08 am 5 Joya Graves (agent) Always professional and on time! Inspection

08/16/2024 11:19 am 5 Cicely Bryant (client) Travis, is very polite , professional and went over everything on detail Thank you ! Travis Inspection

08/16/2024 1:59 pm 5 Monica King (agent) No Feedback Left Inspection

08/14/2024 8:00 am 5 Teri Green (client) No Feedback Left Inspection

07/19/2024 9:19 pm 5 Tyrone Montgomery (client) No Feedback Left Inspection

07/18/2024 8:42 am 5 jalisa burnett (client) Very through and professional. Explained things so I could understand Inspection

07/05/2024 5:01 pm 5 Paige E Wright (client) No Feedback Left Inspection

06/26/2024 6:02 am 5 justin moriaty (client) Travis goes above and beyond in his duties! Cannot recommend his services highly enough. Inspection

06/25/2024 10:27 am 5 Paquita Matthews (agent) No Feedback Left Inspection

06/20/2024 8:57 am 5 Bernestine Britt (client) No Feedback Left Inspection

06/20/2024 3:00 pm 5 Gloria Wilson (agent) Wow! What an awesome thorough inspector! Inspection

06/20/2024 1:33 pm 5 Brenda Redding (client) Travis is very knowledgeable, professional and friendly. I would definitely use his service again. Inspection

06/09/2024 12:29 pm 5 cristina Robertson (client) No Feedback Left Inspection

06/07/2024 8:40 am 5 Vanessa Allen (agent) No Feedback Left Inspection

06/07/2024 2:37 pm 5 Bryan Bolden (client) Was very nice and informative Inspection

06/05/2024 7:37 am 5 Traci Madge (client) No Feedback Left Inspection

04/21/2024 5:04 pm 5 Grant and Marie Gryska (client) No Feedback Left Inspection

04/15/2024 8:44 pm 5 Rachel Breslauer (client) No Feedback Left Inspection

03/21/2024 8:54 am 5 Jim Godwin (agent) No Feedback Left Inspection

03/21/2024 3:26 am 5 Sean Mozden (client) Very thorough and quick response Inspection

Reviews

09/23/2021 7:58 am 5 Sean Mc clain (agent) Travis is always amazing to work with. He goes above and beyond for his clients during their home inspections! Inspection

09/22/2021 10:38 pm 5 David and Lashonda Lee (client) We were very pleased with Travis. He was knowledgeable, friendly, and very thorough. He welcomed all of our questions, and we believe he inspected our home as if it was his own. We would recommend Travis to anyone needing an inspection. Inspection

09/22/2021 10:29 am 5 Adrienne Pierre-Butler (agent) No Feedback Left Inspection

09/21/2021 1:05 pm 5 Deandre Williams (client) No Feedback Left Inspection

09/15/2021 6:09 pm 5 Candice Johnson (client) Travis was on time (early actually) and did a comprehensive inspection. He was knowledgeable and helped me understand the process. Inspection

09/15/2021 10:14 am 5 Bryan Stalder (client) Travis was very detail oriented and professional. I would recommend his service to others and will likely work with him again on a future property purchase. Inspection

09/14/2021 4:00 pm 5 robert Ortiz (client) Great customer service. Quality work. Inspection

09/14/2021 9:50 am 5 robert Ortiz (client) Great work and customer service. Inspection

09/11/2021 11:30 am 5 Tammy lizyness (client) No Feedback Left Inspection

09/05/2021 10:51 pm 5 Katelyn Joseph (client) No Feedback Left Inspection

09/04/2021 3:30 pm 5 Nicole Laethem (client) Travis was awesome. Explained everything to us really well and very personable. Inspection

09/03/2021 3:59 pm 5 Mike O'Neal (client) No Feedback Left Inspection

08/27/2021 2:04 am 5 Steven Glaser (client) No Feedback Left Inspection

08/27/2021 12:07 am 5 Michael Miller (agent) No Feedback Left Inspection

08/26/2021 12:25 pm 5 olumide ayegbo (client) No Feedback Left Inspection

08/25/2021 11:04 pm 5 Heather Brecht (agent) No Feedback Left Inspection

08/24/2021 11:53 am 5 Jenny Totusek (client) Travis and his team of experts were extremely thorough with the inspection of my new home. I am a first time home buyer, and the team put my mind at ease with the high quality of inspection performed. No stone was left unturned. They accommodated my schedule, traveled outside their normal radius for me, were great at communicating, sharing details, and went above, and beyond my expectations. THANK YOU! Inspection

08/23/2021 5:45 pm 5 Crystal Baddoo (client) No Feedback Left Inspection

08/22/2021 11:11 am 4 Marc Edwards (agent) No Feedback Left Inspection

08/22/2021 10:55 am 5 Alisha Eitzen (client) No Feedback Left Inspection

08/20/2021 8:25 pm 5 Debbie Klewer (agent) No Feedback Left Inspection

08/20/2021 7:28 pm 5 latryce crenshaw (client) Great job 👍 Inspection

08/19/2021 9:33 am 5 Sam Brown (client) Travis was amazing 100%professional Told me straight what was right what was wrong with my new home. Purchase. No BS would recommend him highly an would use him again in the future for sure thanks Travis Inspection

08/14/2021 4:59 pm 5 Katelyn Joseph (client) Travis was an absolute pleasure to work with and I can’t recommend him enough, he is very thorough and really cares about you and that you get a good inspection! I will be sending everyone I know to him and will use him again in the future!! Inspection

08/06/2021 9:10 am 5 Candice Johnson (agent) Travis and his team always offer excellent service! Inspection

Reviews

08/05/2021 7:59 am 5 Tabitha Howard (client) Travis and his team were so thorough with the inspection. Great at communicating, sharing details, went above, and beyond my expectations. They were the best price as well. Couldn’t have asked for a better experience with them. Inspection

08/04/2021 10:36 pm 5 Chelsea Hastings (agent) No Feedback Left Inspection

08/01/2021 5:45 pm 5 Kathy Mc Donald (agent) No Feedback Left Inspection

07/27/2021 2:46 pm 2 Lourdes Hartrick (client) Was late to the appointment and did not call the agent to communicate he was going to be tardy. It took him 3 hours to inspect a house when it should have taken less than 2 hours. He never mentioned that the foundation had been worked on because it's moving. I would not recommend Travis. Inspection

07/22/2021 9:57 pm 5 Regina Muwwakkil (agent) No Feedback Left Inspection

07/22/2021 9:26 pm 5 Avienne Chachere (client) No Feedback Left Inspection

07/19/2021 2:17 pm 5 Michael Miller (client) Great guy! Travis and his team does great work in a efficient, timely fashion. His rates are super affordable as well. Inspection

07/16/2021 10:09 am 5 William Murphy (client) No Feedback Left Inspection

07/13/2021 7:22 pm 5 Clinton Smith (client) No Feedback Left Inspection

07/07/2021 10:54 pm 5 Laura Motzkus (client) Travis was absolutely phenomenal! If you are looking for someone who is through in inspections and honest, you will find that with Travis. He is knowledgeable, friendly, professional, and will inspect everything closely to make sure that his buyer's are comfortable and satisfied with their purchase. I highly recommend him and know I will be using him again in the future! Inspection

07/06/2021 10:08 pm 5 shannon ausmer (client) Travis was very thorough and explained his findings on the spot. His inspection report was done super fast and I appreciated his flexibility in scheduling. I highly recommend! Inspection

07/06/2021 9:53 pm 5 Adrienne Silvers (agent) No Feedback Left Inspection

07/05/2021 2:16 pm 5 micheala mathiesen (agent) No Feedback Left Inspection

06/30/2021 8:44 am 5 Adrienne Pierre-Butler (agent) No Feedback Left Inspection

06/26/2021 7:28 pm 5 Laneka staley (client) No Feedback Left Inspection

06/18/2021 8:12 am 5 Steven Jennings (client) No Feedback Left Inspection

06/18/2021 7:57 am 5 Steven Jennings (agent) No Feedback Left Inspection

06/17/2021 11:07 am 5 Wilda Cooper (client) No Feedback Left Inspection

06/15/2021 11:34 am 5 Donan Scholl (client) No Feedback Left Inspection

06/04/2021 2:41 pm 5 Ernest Graydon (client) Travis did a great job and was very timely. Thank you. Inspection

06/02/2021 8:27 pm 5 Denisha Jones (client) No Feedback Left Inspection

06/02/2021 12:45 pm 5 David Nicol (client) perfect Inspection

05/22/2021 10:52 am 5 tiffany hill (client) No Feedback Left Inspection

05/22/2021 12:05 am 5 Nighthawk Investment LLC (client) No Feedback Left Inspection

05/17/2021 9:27 am 5 Arthur Clayton Jr (agent) No Feedback Left

Reviews

05/15/2021 12:00 pm 5 Joya Graves (agent) Thank you for always doing a great job! Inspection

05/15/2021 11:27 am 5 Angelique cheatem (client) No Feedback Left Inspection

05/14/2021 7:46 am 4 Matthew Swigert (client) Unfortunately, I wasn't there for the entire inspection, but Travis was very professional and had an enjoyable personality, not just someone doing his job, but someone who enjoyed what he was doing. Inspection

05/13/2021 8:23 am 5 Steven Jennings (agent) Always prompt, professional and top notch! Inspection

05/09/2021 6:58 pm 5 Kathy Mc Donald (agent) Great job! Looking forward to utilizing Mr. Silver's services again in the future. Inspection

05/05/2021 8:55 pm 5 nicole berry (client) No Feedback Left Inspection

05/03/2021 10:36 am 5 Dedra Nickell (agent) Travis and his team did a great job! They did our inspection on Sunday two days within calling Travis!! Excellent Services! Inspection

05/02/2021 10:24 pm 5 Brandi Berry (client) Very professional. Took the time to explain items he found, provided pictures of all issues and the report was received timely. Would recommend Inspection

05/02/2021 1:26 pm 5 Regina Muwwakkil (agent) Travis and his team do a great job. Efficient quality service. Thank you Inspection

04/30/2021 5:38 pm 5 Rick Pierce (agent) No Feedback Left Inspection

04/29/2021 11:54 am 5 Katherine garcia (client) No Feedback Left Inspection

04/26/2021 11:47 am 5 Mariah Henley (client) No Feedback Left Inspection

04/26/2021 10:00 am 5 Crystal Scott (agent) No Feedback Left Inspection

04/24/2021 1:27 pm 4 Michelle Wilson (client) The skylight out place. Un dining area.the dry cabinets needing painting certain stains on kitchen floor. Inspection

04/18/2021 6:45 pm 5 Debbie Klewer (client) Travis was really knowledgable and walked us through the house showing us the major issues with the home, provided tips to maintain our home etc. I would refer him to anyone having an inspection. Inspection

04/10/2021 12:37 pm 5 michael williams (client) No Feedback Left Inspection

04/08/2021 11:19 am 5 Marinela Mic Plucic (client) Travis does great work! Very thorough and will show you items that need to be addressed. He has a very good team that will also address any concerns. Inspection

04/02/2021 11:31 pm 5 Joneia Henderson (client) Travis was on time. Took his time with getting the inspection done . Professional and very polite. He was reasonable on price. I would definitely recommend. Inspection

04/02/2021 10:02 pm 5 Moriyauna Mc Clendon (client) No Feedback Left Inspection

03/27/2021 7:57 am 5 Ashley coleman (client) Great customer service and reasonable prices. I will be using Travis again! Inspection

03/26/2021 11:34 pm 5 Debbie Klewer (agent) Thank you Travis for taking care of my client. I appreciate you not only being professional and thorough with our inspection today but also educational trainer. My first time buyer was quite pleased with your service. Will use you again on other services. Inspection

03/26/2021 5:45 pm 5 Kristina Leedy (client) No Feedback Left Inspection

03/18/2021 9:24 pm 5 Tamara Gibson (client) Travis and his entire contract crew were already working by time I arrived for my inspections a few minutes early, he took his time going over every inch of the house in great detail, he provided great customer service and interaction with answering questions, provided progress reports throughout the inspection, and really made us feel that he was there for us and wanted us to be well equipped to take on our 1st home. His reports are easy to follow and I appreciate the care he took in inspecting our home. Inspection

03/17/2021 7:52 am 5 Mary Stepanek (client) Travis is my go to every time Love his work Inspection

03/08/2021 2:22 pm 5 Avienne Chachere (client) Travis was on time, thorough and courteous, which made for perfect customer service. I will continue to use/refer him for any inspection needs. Thank You, Travis!! Inspection

backReviews

07/24/2020 10:46 am 5 Ryan Kelly (agent) No Feedback Left Inspection

07/24/2020 9:05 am 5 April Kabrick (agent) Travis is amazing. Inspection

07/23/2020 10:58 pm 5 Joan Bilberry (client) Travis was on time and was very thorough with what was inspected and the outcome of the inspection. I will highly recommend him to family and friends. Inspection

07/23/2020 12:01 am 5 Akanimoh Akah (client) Travis did an excellent Job by being detained checking Every aspect. Inspection

07/20/2020 8:40 pm 5 Kelly Cottini (agent) No Feedback Left Inspection

07/19/2020 1:19 pm 5 Peggy Levingston (client) No Feedback Left Inspection

07/19/2020 7:06 am 5 Nancy Ledford (agent) As always, Travis was professional, thorough and a great person to work with! Inspection

07/18/2020 9:10 am 5 Letisha Arroyo (client) Travis was friendly, knowledgeable, and answered all of our questions. I would absolutely recommend him! Inspection

07/13/2020 10:51 am 5 Robert Lee Gregory III (client) No Feedback Left Inspection

07/10/2020 2:15 am 5 Latrice Perkins (client) Travis was timely and extremely detailed. His crew was also very helpful. I was nervous about the process but Travis shared knowledge about what he seen and answered my questions. I look forward to working with them again! Inspection

07/09/2020 9:53 pm 5 Deborah Jones (agent) No Feedback Left Inspection

07/01/2020 4:38 pm 5 Chad Pulliam (client) very informative and great personality Inspection

06/22/2020 7:46 pm 5 olumide ayegbo (client) He is the best ! Very knowledgeable. Thanks Travis ! Inspection

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03/15/2024 9:23 pm 5 Austin New (agent) No Feedback Left Inspection

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Sidebar Special Article

What Are You Looking For In A Home Inspection Report?

Home inspections have been around for a few decades now, but are still not well understood by many homebuyers and homeowners. That's partly the fault of the profession. Home inspections are diverse, and although there is some standardization, there are lots of different approaches to both the inspection process and the inspection report.

Purpose of a report

Most home inspectors provide a written report after the inspection is completed. The majority of professional associations require that the inspector do this. The reason is simple; most homebuyers won’t remember all of the information that a home inspector discovers and shares during the inspection.

The purpose of the report is to help a prospective buyer make an informed decision about the house they are interested in. A good report will document the current condition, and identify any impending repairs. Most home inspection reports also include a description of the house components, which can be useful in making decisions about home improvements.

Priorities

We think a good home inspection report should help you set priorities for the various home improvements recommended. Some home improvements are discretionary and can be done at any time. Upgrading the amount of insulation in the attic would be an example, whereas other improvements may be more urgent. Replacing a worn out roof should be done soon. Safety issues, including damaged or exposed electrical wiring are also high priority. A good inspection report should identify these priorities for you.

Implications

The implications of problems are not always clear to homeowners. Good reports explain what the problem means. For example, when an inspector indicates that an electrical receptacle has reversed polarity, or a furnace has a cracked heat exchanger, most homeowners would not understand what that means. Therefore, a good report should explain the implications to the homebuyer.

Plain English

Home inspection is a technical process. However, we believe the inspection report should be written in terms that a typical homeowner can understand. Technical jargon may make the home inspectors feel clever, but confuses many homeowners.

Clarity

While simple language is good, it’s not enough. We surveyed our clients and most told us they did not want to read long paragraphs or narrative reports. They found it hard to stay oriented and separate the general description items from serious problem descriptions, which are often intermingled with sentences that limit the scope of the inspection and protect the inspector.

Good reports are clear, simple and well organized. We believe that the reader should be kept oriented with headings so they always know the topic and the context. Reading a home inspection report should not be a challenging intellectual exercise.

Reports should be free of filler; material inserted to sound authoritative that does not actually help the client. With modern technology, it is too easy to add generic, but only marginally relevant, information to create the illusion of value. In our experience, clients want lots of information, but only what is relevant.

Layers

We have found that our clients actually have three different needs at different stages of homeownership. As a result, we believe home inspections should be written in three layers. Let us explain.

The big picture before you buy

When you have not yet decided on the home that you are looking at, you want to see the big picture. You are trying to make a ‘buy or don't buy’ decision. You need to understand how the house stacks up against its peers, and what challenges you will face when you move in.

An executive summary of the significant issues in the home is useful at this stage. A good summary is short and sweet, addressing only the significant items. Things like a cracked pane of glass, a sticking door or a cracked electrical switch plate, would not change most people's minds about buying a house that is otherwise right for them. On the other hand, replacing the roof, upgrading the plumbing or electrical system, or even rebuilding a failing foundation, may affect someone’s buying decision.

Once you move in

After you move into the home, your needs are a little different. The report includes not only the major issues, but also several less important issues. For example, the report may say you should repair the mortar in the chimney and repair the leaking downspout.

The body of the report should set out all of these issues clearly, with relative priorities.

A third level

Sometimes you need more detail. For example, your home inspection report may recommend a repair to the valley flashings, but you don't know what a valley flashing is. A good report will include reference material to help you understand all the components of your house. A combination of text and illustrations is a great way to get the information you need, in the depth you need, when you need it.

Therefore, the three levels of a report are

the executive summary,
the body, and
the reference material.

Ballpark costs

Home inspection reports often tell you all the things that are wrong with your house, and give you some direction as to what you should do with them. But lots of reports fall short by not giving you some indication as to the cost that you may incur to correct these issues.

You may be in a negotiation process and do not have time to research costs. Further, because the house is not yours, it is difficult to get contractors in to give you quotes on home improvements, even if you do have competent, reliable contractors standing in the wings.

We believe a home inspection report should include ballpark costs because if a report says you need to replace the roof, you may not know if this will cost $1,000 or $20,000. Without costs, reports may create more questions than answers.

In our opinion, an order of magnitude for these costs is important, so you can make an informed decision.

Photos

Lots of home inspection reports include photographs of the home. These can provide reinforcement and clarity to conditions identified in the report. They also provide a visual break for the reader in the report. We consider photos to be optional, because if they are overused or used indiscriminately, they can distract the reader and clutter the report.

Perspective

The home inspection report can be intimidating, and if poorly written, may scare people away from a perfectly good home. A good report should lend perspective to the issues. For example, if you are looking at a home in a 15-year-old neighborhood, most of the roofs will be close to the end of their life. This is not a defect in the home that you are looking at, but it is a fact of life. Roof coverings are disposable components and they last between 14 and 18 years, typically.

If written well, inspection reports should help the prospective buyer compare homes of a similar age and type. This allows buyers to make an educated decision.

Summary

In closing, we believe a good quality home inspection report should;

be quick and easy to read with lots of headings
establish priorities
include implications for defects
be written in layers
include costs
provide perspective for homebuyers.

Line drawings are from the Carson Dunlop Home Inspection Training Program and Home Inspection Software Tool – Horizon

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Travis Silvers

Owner

Travis Silvers

Owner

Hi and welcome! I’m Travis Silvers owner of Urban KC Inspections I’m a licensed and certified home inspector who believes in giving my clients the best service possible. I inspect every home as if it were my own.

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