Buying a Home • Selling a Home • Radon Testing • Water Testing • & More!


Home Inspection Spearfish South Dakota_2

­­Why do I need a home inspection?

The purchase of a home is probably the largest single investment you will ever make, and in many ways no different than maintaining your automobile. Both need regular attention and maintenance. A home inspection helps understand the condition of that property – at that particular moment. To minimize surprises you should learn as much as you can about the home and the need for repairs before you buy.

Of course, a home inspection also points out the positive aspects of a home, as well as the maintenance that will be necessary to keep it in good shape. After the inspection, you will have a much clearer understanding of the house you are about to purchase.

If you are already a home owner, a home inspection may be used to identify problems in the making and learn preventive measures that might avoid costly future repairs. If you are planning to sell your home, you may wish to have a home inspection prior to placing your home on the market. This will give you a better understanding of conditions and give you the opportunity to make the repairs that will put the house in better selling condition.

What is a home inspection?

A home inspection is a snapshot of all the readily accessible components of the physical structure and systems of a home. This covers everything from the roof to the foundation – inside and out. Having a home inspected is like giving it a physical checkup. If problems or symptoms are found, the home inspector may recommend further evaluation that goes beyond the scope of a general inspection.

What does it include?

The standard home inspectors report will review the condition of the home’s exterior, foundation, heating system, central air conditioning system (temperature permitting),  interior plumbing and electrical systems, the roof, attic, basement, crawlspace, visible insulation; walls, ceilings, floors, windows and doors; and in general the visible structure.

What will it cost?

The inspection fee for a typical home inspection is based on square footage and thus the amount of area to be inspected. Similarly, the inspection fee may vary depending upon the particular features of the house, its age, and possible additional services, such as radon testing, mold inspection and water testing. You will find our pricing to be at, or below, market rates. Discounts also apply to those serving our country with military service.

However, do not let cost be a factor in deciding whether or not to have a home inspection. The knowledge gained from a home inspection is well worth the cost, and the lowest-priced inspector is not necessarily a bargain. The inspector’s qualifications, including experience, training, and professional affiliations, should be the most important consideration. Patrick Breen has conducted thousands of inspections with years working in the residential home construction industry.

Can a house fail inspection?

No. A professional home inspection is an examination of the current condition of the home. It is not an appraisal which determines market value, a tool designed for negotiations, or a municipal inspection, which verifies local code compliance. A home inspector, therefore, will not pass or fail a house, make recommendations for the purchase of that home, but rather – describe its physical condition both indicating the homes strengths as well as what may need major repair or replacement.

Do I have to be there?

While it is not required for you to be present for the inspection, it is highly recommended. You will be able to observe the inspector, and once the inspection is complete, ask questions directly as to the findings. You will also find the written report easier to understand if you’ve seen the property first-hand through the inspector’s eyes.

What if the report reveals problems?

No house is perfect and all homes need continual maintenance. If the inspector identifies problems, it doesn’t necessarily mean you shouldn’t buy the house, only that you now know in advance what to expect. A seller may adjust the purchase price or make repairs if major problems are found. If your budget is light, or if you wish to become involved in future repair work, this information will be extremely important to you.

If the house proves to be in good condition, did I really need an inspection?

Yes. Now you can complete your home purchase, or list your home, with full understanding as to the condition of the property. You will also have learned many things about your new home from the inspector’s written report. This will become a handy reference as you continue to live in your home.

How long does it usually take?

Home inspections normally take between 2 and 3 hours, depending on several variables. Size and accessibility are important factors.