A home inspection is one of the biggest parts of buying or selling a home. If you are a seller, you can use it to fix current issues before listing the home. If you are a buyer, you can use it to negotiate repairs and/or price before you buy the home. It’s a lot easier to spend a couple hundred on an inspection than to spend thousands on possible repairs later on.

When performing a home inspection, I follow the Louisiana’s Standards of Practice.  You can see a copy of Louisiana’s Standards of Practice and the Code of Ethics here.

https://lsbhi.state.la.us/wp-content/uploads/2020/03/standards_of_practice_and_code_of_ethics_october_2017.pdf

No, you don’t, but I recommend that you are for your own benefit. When you follow me during an inspection, I can talk to you about what I am inspecting and help you get a good sense of the home. I also encourage that you ask questions along the way!

Payment is due before the inspection report is released. I accept cash, and credit/debit cards as payment.

I avoid giving estimates on cost because I’d hate to give a client an incorrect or false estimate on something. If I do find an issue with your home, I will generally recommend that the proper qualified professional be called to come take look at it, that way you can get a more accurate estimate.

Absolutely not, I am there for you (the client) and you only. I will give an honest, unbiased, report on everything I see as accurately as I can.

You bet! Once I finish the home inspection, I will put the report together and email it to you in an online and PDF format usually within 24 hours of the inspection being completed.

Yes, it does, I include pictures of issues I find and also include videos to help better point out where the problem may exist.

Yes, it does! The summary page has a list of any major/safety concerns, recommended improvements and maintenance items. This page will be at the beginning of the report and although it’s nice to have most issues listed out here, I highly recommend reading the report in its entirety as it will give you more information and photos on any issues or concerns. Don’t let the summary page overwhelm you!  Most of the items listed in summary pages are just suggested improvement items that would benefit the house. Always remember, no house is perfect not even brand-new ones!

Yes, I do! I am currently a Certified Professional Inspector through the International Association of Certified Home Inspectors.  I’m an affiliate member of the Northwest Louisiana Association of Realtors.

I sure do! As a matter of fact, part of Louisiana’s state requirements for licensed home inspectors is to have at least 20 hours of continuing education per year to maintain a license. As a member of InterNACHI (the International Association of Certified Home Inspectors) I am required to have 24 hours of continued education per year, so I am constantly up to date and staying educated.

No. I’ll check for the basic operation of the system, but that’s all. There is far too much that can go wrong with the design and installation of these systems. To anyone buying a home with geothermal heat I recommend obtaining detailed installation and service records for the system, as well as an inspection by an HVAC company who specializes in geothermal heat.

There are items that are not required to be inspected during a home inspection. This does not necessarily mean that your inspector won’t take a look at them. These items include, but are not limited to:

1. shutters, awnings, and similar seasonal accessories;
2. fences;
3. presence of safety glazing in doors and windows;
4. garage door operator remote control transmitters;
5. geological conditions;
6. soil conditions;
7. recreational facilities;
8. detached buildings or structures other than garages and carports;
9. the presence or condition of buried fuel storage tanks;
10. sea walls, break walls or docks;
11. erosion control and earth stabilization measures; or
12. garage door operator pressure sensitive reverse failure devices.
13. water conditioning systems;
14. fire and lawn sprinkler systems;
15. on-site water supply quantity and quality;
16. on-site waste disposal systems;
17. foundation irrigation systems;
18. spas;
19. swimming pools;
20. solar water heating equipment; or
21. wells, well pumps, or water storage related equipment.
22. interiors of flues or chimneys which are not readily accessible;
23. attached accessories including but not limited to solar systems, antennae, and lightening arrestors.
24. special equipment or accessories that are not listed as components to be inspected in this Chapter;
25. detached structures, other than garages and carports;
26. common elements or areas in multi-unit housing, such as condominium properties or cooperative housing;
27. low voltage systems;
28. central security systems, including but not limited to heat detectors, motion detectors, control pads, carbon monoxide detectors, smoke detectors or any associated devices;
29. telephone, security, cable TV, intercoms, or other ancillary wiring that is not part of the primary electrical distribution system; or
30. remote controlled device unless the device is the only control device; or
31. measure amperage, voltage or impedance.
32. any component or system that was not inspected and so stated in the home inspection report or pre-inspection agreement.
33. decorative or cosmetic items, underground items, or items not permanently installed;
34. hidden, concealed or latent defects;
35. items not visible for inspection including the condition of systems or components which are not readily accessible; or
36. test or operate any overcurrent device except ground fault circuit interrupters and arc fault circuit interrupters in accordance with §319. A.6;
37. or operate air duct dampers; or
38. heat exchangers;
39. humidifiers;
40. dehumidifiers;
41. electronic air filters;
42. the uniformity, adequacy or balance of heat or cooling supply to habitable rooms;
43. solar space heating systems;
44. components of solid fuel heating devices, such as fire screens and doors, seals and gaskets, automatic fuel feed devices, mantles and fireplace surrounds, combustion makeup air devices, heat distribution assists, whether gravity controlled or fan-assisted;
45. paint, wallpaper, and other finish treatments on the interior walls, ceilings, and floors;
46. carpeting;
47. draperies, blinds, or other window treatments;
48. interior recreational facilities.
49. clocks, timers, self-cleaning oven function, or thermostats for calibration or automatic operation;
50. non-built-in appliances such as clothes washers and dryers;
51. refrigeration units such as freezers, refrigerators and ice makers; or
52. central vacuum system.

1. life expectancy of any component or system;
2. the causes of any condition or deficiency;
3. the methods, materials, and costs of corrections;
4. the suitability of the property for any specialized use;
5. compliance or non-compliance with codes, ordinances, statutes, regulatory requirements, special utility, insurance or restrictions;
6. the presence or absence of any suspected or actual adverse environmental condition or hazardous substance, including but not limited to asbestos, radon lead, mold, contaminated drywall or building components, carcinogens, noise, or contaminants, whether in the building or in soil, water, or air; however, if during the course of inspecting the systems and components of the building in accordance with the law and these rules, the home inspector discovers visually observable evidence of suspected mold or microbial growth, he shall report it;
7. future conditions, including but not limited to, the likelihood of failure or the expected life of systems and components.
8. the effectiveness of anti-siphon devices;
9. whether water supply and waste disposal systems are public or private;
10. whether the system is properly sized or utilizes proper materials;
11. or calculate the strength, adequacy, or efficiency of any system or component;
12. the effectiveness of any system installed to control or remove suspected hazardous substances;
13. or project operating costs of components;
14. or evaluate acoustical characteristics of any system or component;
15. indoor air quality

1. appliances in use; or
2. any appliance that is shut down or otherwise inoperable.
3. automatic safety controls;
4. any valve except water closet flush valves, fixture faucets, and hose faucets;
5. any system or component that is shut down or otherwise inoperable;
6. any system or component that does not respond to normal operating controls;
7. shut-off valves;
8. heating or cooling systems when weather conditions or other circumstances may cause equipment damage;
9. automatic safety controls;

1. under-floor crawl spaces, attics, or any area which, in the opinion of the home inspector, is not readily accessible;
2. or disturb insulation or vapor retarders;
3. The home inspector is not required to walk on the roofing;

1. offer or perform any act or service contrary to law;
2. report on the market value of the property or its marketability;
3. report on the advisability or inadvisability of purchase of the property;
4. report on any component or system that was not inspected;
5. report on the presence or absence of pests such as wood damaging organisms, rodents or insects; however, the home inspector may advise the client of damages to the building and recommend further inspection by a licensed wood destroying insect inspector;
6. advertise or solicit to perform or perform repair services on any system or component of the home inspected or any other type of service on the home inspected from the time of the inspection until the date of the act of sale of the home.
7. offer warranties or guarantees of any kind;
8. disturb or move insulation, personal items, panels, furniture, equipment, soil, snow, ice, plant life, debris or other items that may obstruct access or visibility;
9. dismantle any system or component, except as specifically required by these standards of practice; or
10. perform air or water intrusion tests or other tests upon roofs, windows, doors or other components of the structure to determine its resistance to air or water penetration.
11. insert any tool, probe, or testing device inside the panels;
12. dismantle any electrical device or control other than to remove the dead front covers of the main and auxiliary distribution panels; or
13. disturb or lift roofing materials, jacks or flashing.
14. ignite or extinguish fires, determine draft characteristics, or move fireplace inserts, stoves or fireboxes.
15. report on:
16. concealed insulation and vapor retarders; or
17. venting equipment that is integral with household appliances.

1. foundation;
2. framing;
3. wall structure;
4. columns;
5. piers;
6. ceiling structure;
7. roof structure.
8. wall cladding, flashings and trim;
9. all doors, including garage doors and storm doors;
10. all readily accessible windows;
11. decks, balconies, stoops, steps, porches, and applicable railings;
12. eaves, soffits, and facias where visible from the ground level; and
13. vegetation, grading, drainage, driveways, patios, walkways, and retaining walls with respect to their effect on the condition of the building.
14. roof coverings;
15. roof drainage components;
16. flashings;
17. skylights, chimneys, and roof penetrations; and
18. signs of leaks or abnormal condensation on building components.
19. water supply and distribution systems, including:
20. piping materials, supports, insulation;
21. fixtures and faucets;
22. functional flow;
23. visible leaks;
24. cross connections;
25. interior drain, waste and vent system, including: traps, drain, waste, and vent piping; piping supports and pipe insulation; leaks, and functional drainage;
26. hot water systems including: water heating equipment; normal operating controls; automatic safety controls; and chimneys, flues and vents;
27. fuel storage and distribution systems including interior fuel storage equipment, supply piping, venting, and supports; leaks; and
28. sump pumps, drainage sumps, and related piping.
29. service drop and entrance conductor cables and raceways;
30. service equipment, main disconnect device, main and sub-panels, interior panel components, and service grounding;
31. branch circuit conductors, their overcurrent devices, and their compatibility;
32. the operation of a representative number of installed ceiling fans, lighting fixtures, switches and receptacles;
33. the polarity and grounding of all receptacles tested;
34. test ground fault circuit interrupters and arc fault circuit interrupters, unless, in the opinion of the inspector, such testing is likely to cause damage to any installed items or components of the home or interrupt service to an electrical device or equipment located in or around the home.
35. permanently installed heating and cooling systems including:
36. heating, cooling and air handling equipment installed through the wall;
37. normal operating controls;
38. chimneys, flues, and vents, where readily accessible;
39. solid fuel heating devices, including fireplaces;
40. air distribution systems including fans, pumps, ducts and piping, with associated supports, insulation, air filters, registers, radiators, fan coil units, convectors;
41. the presence of an installed heat and/or cooling source in each habitable room.
42. walls, ceiling, and floors;
43. steps, stairways, balconies, and railings;
44. countertops and a representative number of cabinets and drawers;
45. all doors;
46. all readily accessible windows.
47. insulation and vapor retarders in unfinished spaces;
48. ventilation of attics and foundation areas;
49. kitchen, bathroom, and laundry venting system;
50. the operation of any readily accessible attic ventilation fan, and, when temperature permits, the operation of any readily accessible thermostatic control.
51. The home inspector will inspect and operate the basic functions of the following appliances:
52. permanently installed dishwasher; through its normal cycle;
53. range, cook top, and permanently installed oven;
54. trash compactor;
55. garbage disposal;
56. ventilation equipment or range hood;
57. permanently installed microwave oven; and
58. any other built-in appliance.

1. probe structural components only where deterioration is visible, except where probing would damage any surface;
2. enter readily accessible under floor crawl spaces, basements, and attic spaces and, if applicable, report the reason why an area was not readily accessible;
3. report the methods used to inspect or access under floor crawl spaces and attics; and
4. report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components.
5. report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components;
6. report the presence of suspected mold or microbial growth if, during the course of inspecting the systems and components of the structure in accordance with the home inspector licensing law and these rules, the licensed home inspector discovers visually observable evidence of suspected mold or microbial growth.
7. report whether or not the garage door operator is equipped with a pressure sensitive safety reverse feature and whether that feature was tested.
8. operate all entryway doors;
9. operate garage doors and test the electronic safety beam reverse feature by interrupting the electronic beam (if present); and
10. operate a representative number of windows and interior doors;
11. The home inspector will operate all plumbing and plumbing fixtures, including their faucets and all exterior faucets attached to the house, except where the flow end of the faucet is connected to an appliance or winterized equipment.
12. The home inspector shall open readily openable access panels provided by the manufacturer or installer for routine homeowner maintenance.
13. The home inspector shall operate the systems using normal operating controls.

1. foundation;
2. floor structure;
3. roof covering materials;
4. methods used to inspect the roofing system and any limitations.
5. water supply and distribution piping materials;
6. drain, waste and vent piping materials;
7. describe wall cladding materials;
8. water heating equipment;
9. location of main water supply shutoff device;
10. the location of main gas supply shutoff device.
11. service amperage and voltage;
12. wiring methods employed;
13. the location of main and distribution panels.
14. energy sources;
15. the heating and cooling methods by their distinguishing characteristics.
16. insulation and vapor retarders in unfinished spaces;
17. absence of insulation in unfinished space at conditioned surfaces.
18. The home inspector will report any observed solid conductor aluminum branch circuit wiring for 120-volt circuits.
19. The home inspector will report on the presence or absence of smoke detectors.