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Frequently Asked Questions

Here you will find the answers to our most frequently asked questions.

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Frequently Asked Questions for Residential/Commercial, Environmental or Engineering Inspections:

Please select one of the following topics:

What is a Residential Inspection?
What does a Residential Inspection include?
Why do I need a Residential Inspection?
What will a Residential Inspection cost?
Can’t I do it myself?
Can a house fail an Inspection?
How do I find an Inspector?
When do I call an Inspector?
Do I have to be there?
What if the report reveals problems?
If the property proves to be in good condition, did I really need an inspection?
What is a Commercial Inspection?
What does a typical Commercial Inspection include?
Why do I need a Commercial Inspection?
How do I find a Commercial Inspector?
What services should you expect beyond the inspection?
Does a building inspection really require the expertise of a professional engineer?
Are inspectors all the same?
What is an ESA?
What is a Phase I ESA?
What is a Transaction Screen Process?
What is a Phase II ESA?
What you should know about Lead before Buying
What is a Property Condition Assessment

What is a Residential Inspection?
A Residential Inspection is an objective visual examination of the physical structure and systems of a dwelling, from roof to foundation. An Inspection is the equivalent of a thorough physical examination from your doctor. When problems or symptoms of problems are identified, the inspector will bring these deficiencies to your attention early on in the buying process so they figure in your offer.

What does a Residential Inspection include?
A standard Residential Inspection summarizes findings from a visual inspection of the condition of a property's: heating system; central air conditioning system (temperature permitting); interior plumbing and electrical systems; roof; attic; visible insulation; interior and exterior walls; ceilings; floors; windows and doors; foundation; basement; landscaping; and the visible components of the building's structures.

Why do I need a Residential Inspection?
A Residential Inspection summarizes the condition of a property, points out the need for major repairs and identifies areas that may need attention in the near future.

Buyers and sellers depend on an accurate inspection to maximize their knowledge of the property in order to make intelligent decisions before executing an agreement for sale or purchase. An inspection points out the positive aspects of a home, as well as the maintenance that will be necessary to keep it in good shape.

After an inspection, both parties have a much clearer understanding of the value and needs of the property.

For homeowners, an inspection may be used to identify problems in the making and to learn about preventive measures, which might avoid costly future repairs.

If you are planning to sell your home, an inspection prior to placing your home on the market provides a better understanding of conditions which may be discovered by the buyer's inspector, and provides you an opportunity to make repairs that will make your property more desirable to potential buyers.

What will a Residential Inspection cost?
Inspection fees for a typical single family home vary by geography, size and features of the property, and age of the home. Additionally, services such as septic inspections and radon testing may be warranted depending upon the individual property. Prices vary. It's a good idea to check local prices in your area as you consider a professional residential inspection.
Don't let the cost deter you from having a home inspection or selecting an inspector you are comfortable with – knowledge gained from an inspection is well worth the time and expense.

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 in your selection.

Before buying a home or building, it is critically important to identify problems that may exist and repairs that will have to be made. This enables you to plan financially. And it avoids expensive surprises-a leaky roof or unstable foundation.

A quality inspection can provide a basis for planning and budgeting for the next 5 to 10 years of ownership.

At the very least, an inspection provides peace of mind. It's comforting to know that the home or building you're buying is safe and sound, and the largest investment of your life is a sensible one, based on your having information of value and worth.

Can’t I do it myself?
Even the most experienced homeowner lacks the knowledge and expertise of a Professional Inspector. A Professional Inspector has the experience, depth of knowledge and training to make an unbiased and informed report of the condition of a property. An Inspector is familiar with the many elements of home construction, their proper installation and maintenance. An Inspector understands how a building's systems and components are intended to function together, as well as how and why they fail and knows what to look for and is uniquely suited to interpret what their findings reveal about the condition of the property.

Most buyers find it difficult to remain objective and unemotional about the house they really want, and this may affect their judgment. For the most accurate information about the condition of a home, always obtain an impartial third-party opinion by an expert in the field of Property Inspection.

Can a house fail an Inspection?
No. A professional Residential Inspection is an examination of the current condition of your home. It's not an appraisal which determines market value, or a municipal inspection which verifies compliance to local codes and standards. An Inspector will not pass or fail a house. An inspection describes the physical condition of a property and indicates what may need repair or replacement.

How do I find an Inspector?
Word of mouth, the experiences and referrals from friends and neighbors is one of the best ways to find a home inspector. Someone who has used a Home Inspection Service and is satisfied with the level of customer service and professionalism of that service will likely recommend a qualified professional.
In addition, names of inspectors in your area can be found by searching our online database, or can be found in the local Yellow Pages directory where many advertise under "Building Inspection Service" or "Home Inspection Service." Real estate professionals are generally familiar with the Inspection Services in your area and can provide a list of qualified professionals.

When do I call an Inspector?
Before you sign the contract or purchase agreement, make your purchase obligation contingent upon the findings of a professional inspection. This clause should specify the terms to which both the buyer and seller are obligated. Contact an Inspector immediately after the contract or purchase agreement has been signed. Inspectors are aware of the time constraints involved in purchase agreements and most are available to conduct the required inspection within a few days.

Do I have to be there?
While it is not necessary for you to be present, it is always recommended that you make time to join the Inspector for their visit. This allows you to observe the Inspection, ask questions as you learn about the condition of the property, how its systems work, and how to maintain them. After you have seen the property with the Inspector, you will find the written report easier to understand.

What if the report reveals problems?
No building is perfect. When the Inspector identifies problems, it does not indicate you should not buy the property. His findings serve to educate you in advance of the purchase about the condition. A seller may adjust the purchase price or contract terms if major problems are discovered during an inspection. If your budget is tight, or if you do not want to be involved in future repair work, this information will be extremely valuable.

If the property proves to be in good condition, did I really need an inspection?
Yes. Now you can complete your purchase with confidence about the condition of the property and all its equipment and systems. From the inspection, you will have learned many things, and will want to keep that information for future reference.

What is a Commercial Inspection?
A Commercial Inspection is a detailed, visual examination of the physical structure and systems of commercial properties. Each inspection is tailored to meet specific client objectives, generally outlined in the pre-inspection agreement.

Commercial Inspections require the expertise of a Professional Engineer or a seasoned professional knowledgable in Commercial properties and their systems.

What does a typical Commercial Inspection include?
A standard Commercial Inspection summarizes findings from an visual inspection of the condition of the facility’s: heating system; air conditioning system(s) (temperature permitting); plumbing systems; electrical systems; roof; visible insulation; interior and exterior walls; ceilings; floors; windows and doors; foundation; basement; landscaping; and the visible structural components of the building.

More detailed investigation and reporting, including Phase I and Phase II Environmental Assessments, IAQ, Mold, Radon, Heating System Performances, Refrigeration System Performance and Moisture Analysis, are often part of a comprehensive Commercial Inspection.

Why do I need a Commercial Inspection?
A Commercial Inspection summarizes the condition of a property, points out the need for major repairs and identifies areas that may need attention in the near future. Buyers and sellers depend on an accurate facilities assessment to maximize their knowledge of the property in order to make intelligent decisions before executing an agreement for sale or purchase.

A Commercial Inspection points out the positive aspects of a property, as well as the maintenance that will be necessary to keep it in good shape. After an inspection, both parties have a much clearer understanding of the value and needs of the property.

For Buyers, an Inspection may be used to identify problems in the making and to learn about preventive measures, which might avoid costly future repairs. If you are planning to sell your commercial property, an inspection prior to placing it on the market provides a better understanding of conditions which may be discovered by the buyer's Inspector, and provides you an opportunity to make repairs that will make your home more desirable to potential buyers.

How do I find a Commercial Inspector?
Commercial Inspectors in your area can be found by searching an online database for “Commercial Inspection Services” or “Building Inspection Services.” Real estate professionals are generally familiar with the Inspection Services in your area and can provide a list of qualified professionals.

In addition, each State has a listing of Professional Engineers and their Business affiliations.

What services should you expect beyond the inspection?
The inspection is only part of a professional service. To be of maximum benefit to you, the inspection results must be communicated clearly and effectively in a thorough written report, prepared uniquely for the property.

In addition to complete confidentiality, the code of ethics for professional engineers also requires building inspection engineers to avoid conflicts of interest, prohibits them from being involved in any real estate transaction that could benefit them financially as a result of their inspection work, and "hold paramount the safety, health and welfare of the public in the performance of their professional duties."

Does a building inspection really require the expertise of a professional engineer?
A careful examination of a building is not as easy as it sounds. What do you look for? How do you judge the quality of construction? Few of us have the expertise to make an adequate evaluation. The emotional experience of buying a building often blinds us to the facts of the conditions of the porperty. It takes a registered professional engineer who specializes in building inspections to provide a sound and independent evaluation.

A professional engineer who is well-versed in all aspects of structural and mechanical components of the building can recognize clues that signal unseen problems. Because the inspection is normally based only on visible evidence, the inspector must have the best experience available. Interpretation of visible evidence is often the only way to identify hidden problems.

Are inspectors all the same?
Some are well qualified. Some are not. Some inspectors have little or no prior training or experience. Be aware of the differences.

Some associations have developed voluntary standards of practice. While some states have laws regulating private providers of building inspection services, not all have such regulations. Some associations test or certify prospective inspectors, but engineering or architectural education is not required among their minimal qualifications and training. The P.E. (Professional Engineer) designation is the only one regulated by every state government to assure proper education, training and experience to serve the public. To obtain a state license as a professional engineer an individual must meet these requirements:

Four years of college level engineering education, that requires course work in aspects of structural, mechanical, and electrical engineering.

Four years of professional engineering experience.

Sixteen hours of successful completion of a written examination, administered by the State Board.

By law, in virtually all states, a registered professional engineer is the only one who can legally render an opinion on the structural integrity of an existing building. States often stipulate that only a registered professional engineer can render an opinion on mechanical and electrical systems adequacy.

What is an ESA?
An Environmental Site Assessment, or ESA, is the process by which a person or entity seeks to determine if a particular parcel of real property (including improvements) is subject to Recognized Environmental Conditions (REC).

What is a Phase I ESA?
A Phase I ESA, as defined by ASTM E 1527, is a process for conducting an Environmental Site Assessment of a parcel of commercial real estate with respect to the range of contaminants within the scope of the Comprehensive Environmental Response, Compensation and Lialibility Act (CERCLA) and petroleum products. As such, this practice is intended to permit a user to satisfy one of the requirements to qualify for the innocent landowner defense to CERCLA liability: that is, the practice that consitutes "all appropiate inquiry into the previous ownership and uses of the property consistent with good commercial or customary practice" as defined in 42 USC § 9601(35)(B).

In general, the components of a Phase I ESA include the following:

· Thorough site reconnaissance with a review of neighboring property use.
·Review of multiple historical sources, including
aerial photographs, historical maps, and city directories.
· Review of regulatory agency records, including contacts with local fire, health, building, and water quality agencies.
· Thorough interviews of knowledgeable property representatives, including owners, occupants,neighbors, etc.
· Review of a 1-mile radius regulatory agency data-base report with maps.
· Inclusion of color maps and digital color site photographs.
· Review of physical setting information, including site topography, geology, and hydrology.
· Visual survey of asbestos-, lead-, and PCB-containing building materials and equipment.
· Thorough and concise conclusions and recommendations with associated cost estimates.
· No unnecessary "RED FLAGS".
· Complete confidentiality of report finding.

The results of the Phase I ESA should conclude that either (a) no recognized environmental conditions were identified in connection with the subject property, and that no further inquiry is required, or (b) recognized environmental conditions were identified in connection with the subject property. If recognized environmental conditions were identified in connection with the subject property, the concern will be clearly identified and documentation supporting the concern will be provided. Further, specific recommendations regarding additional investigation necessary to evaluate the risk may also be provided.

What is a Transaction Screen Process?
A Transaction Screen Process, as defined by ASTM E 1528, is an alternate process for conducting an Environmental Site Assessment of a parcel of commercial real estate with respect to the range of contaminants within the scope of the Comprehensive Environmental Response, Compensation and Lialibility Act (CERCLA) and petroleum products. As such, this practice is intended to permit a user to satisfy one of the requirements to qualify for the innocent landowner defense to CERCLA liability: that is, the practice that consitutes "all appropiate inquiry into the previous ownership and uses of the property consistent with good commercial or customary practice" as defined in 42 USC § 9601(35)(B).

The Transaction Screen Process presently may be conducted by the user (including an agent, independent contractor or employee of the user) or wholly or partially by an Environmental Professional.

A Transaction Screen Process is especially beneficial for lenders, individuals considering properties for purchases, property trust managers, and individuals conducting business transactions without the involvement of a financial institution. The Transaction Screen Process quickly and affordably provides all involved parties with general property information to mitigate concerns regarding potential environmental impairment. In the event potential for recognized environmental conditions is identified, a significant portion of a Phase I ESA has been completed and a full Phase I can be prepared at a substantially lower cost.

The results of the ASTM Transaction Screen Process, should allow the user to conclude either (a) that no further inquiry is needed to assess the potential for identifying any recognized environmental conditions, or (b) that further inquiry is required to assess the environmental condition of the property.

If further inquiry is needed after performing the ASTM Transaction Screen Process, then the user must decide whether the inquiry should be limited to those specific outstanding issues, or should proceed to a full Phase I ESA.

What is a Phase II ESA?
A Phase II ESA's primary objectives are to evaluate Recognized Environmental Conditions (REC) identified in the Phase I ESA or Transaction Screen Process for the purpose of providing sufficient information regarding the nature and extent of contamination to assist in making informed business decisions about the property; and where applicable, providing the level of knowledge necessary to satisfy the innocent landowner defense under CRECLA.

Phase II ESA's are intrusive investagations requiring the services of an Environmental Professional or Professionals, depending on the extent of the investigations.

What you should know about Lead before Buying
Approximately 75% of all homes in Maine were built prior to 1978 -- the same year lead was banned in the manufacture of residential house paints.

The Federal Lead Hazard Disclosure Rule currently requires that all prospective buyers and renters be informed of known lead-based paints and lead hazards in properties built before 1978. Your Real Estate Agent is required to provide you with an EPA pamphlet and a signed disclosure prior to purchasing the property.

Generally the word "UNKNOWN" will be written in the disclosure by the Agent. Failure to ask pertinent questions before the sale could result in unanticipated costs, or worse, irreversable health issues to members of your family.

What is a Property Condition Assessment
The purpose of a Property Condition Assessment is to observe and report, to the extent feasible pursuant to the processes prescribed in ASTM Standard 2018 - 01, on the physical conditions of a commercial or industrial property.

Typically, the following are considered part of a Property Condition Assessment:

Comprehensive site inspection.

Verification of working condition of mechanical systems.

Ten (10) year maintenance reserve account
Observations of the condition of interior and exterior building materials, landscaping, paving, etc.

Color digital photographs of the site.

Building plan review.

ADA compliance review.

Report with conclusive findings.

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