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Home Inspection Questions

What is a home inspection?

A home inspection is a visual, non-invasive evaluation of the home’s accessible systems and components at the time of the inspection. The purpose is to help buyers, sellers, and homeowners better understand the property’s visible condition and make informed decisions.

What does a standard home inspection include?

A standard home inspection generally includes the visible and accessible portions of the:

• Roof, flashing and roof drainage

• Exterior walls, siding, trim, windows and doors

• Foundation and visible structural components

• Crawlspace, basement or slab-related areas

• Attic, insulation and ventilation

• Electrical system

• Plumbing system and water heater

• Heating and cooling systems

• Interior walls, ceilings, floors, windows and doors

• Kitchens and installed appliances

• Bathrooms

• Garage and visible attached components

• Porches, decks, steps and railings

The inspection is performed according to the applicable Oklahoma or Arkansas Standards of Practice.

What is not included in a standard home inspection?

A home inspection is not technically exhaustive and does not include destructive or invasive testing. Inspectors do not open walls, remove permanently installed materials, move heavy belongings or dismantle equipment.

Conditions that are concealed, inaccessible, intermittent or not present at the time of the inspection may not be identified. Environmental testing, mold sampling, well-water testing, engineering services and other specialized services are not included unless separately requested and confirmed.

How long does a home inspection take?

Most inspections take approximately two to four hours. Larger, older or more complex properties may require additional time. Accessibility, property condition, detached structures and optional services can also affect the inspection time.

Should I attend the inspection?

Attendance is encouraged but not required. Many clients find it helpful to arrive near the end of the inspection so Roy can explain significant observations and answer questions.

The written report remains the complete record of the inspection and should be read in its entirety.

When will I receive my report?

Home inspection reports are normally delivered electronically on the same day as the inspection. Unusually large or complex properties may require additional review time.

Laboratory results for mold, indoor air quality or well-water testing are issued separately and are subject to laboratory processing times.

What does the inspection report include?

The report includes photographs and written explanations of visible conditions observed during the inspection. Findings are organized to help the client distinguish between:

• Inspected—No Deficiencies Observed

• Maintenance or Upgrade

• Repair or Replace

The report also identifies significant inspection limitations when portions of the property could not be fully evaluated.

Will the inspection tell me whether I should buy the home?

No. The inspection provides information about the property’s visible condition. The decision to purchase, renegotiate or withdraw belongs to the client in consultation with the client’s real estate and legal professionals.

Is a home inspection a pass-or-fail inspection?

No. A home inspection does not pass or fail a property. Homes of every age and condition may have maintenance needs, aging components or defects. The report documents visible conditions so the client can make an informed decision.

Is a home inspection the same as a code inspection?

No. A home inspection is not a municipal code-compliance inspection. Building codes vary by jurisdiction and change over time. The inspection may identify visible conditions that affect performance or may increase the risk of injury or property damage, but it does not certify that a property complies with every applicable code.

Is the inspection a warranty or guarantee?

No. A home inspection is a professional opinion based on visible conditions at the time of the inspection. It cannot predict future performance or guarantee that systems and components will remain free from failure.

Eligible residential inspections may include the InterNACHI® Buy-Back Guarantee, subject to InterNACHI’s separate terms, conditions and exclusions.

Do you inspect roofs, crawlspaces and attics?

Accessible roofs, crawlspaces and attics are evaluated when conditions permit safe entry or access. Weather, roof height or pitch, restricted openings, insulation, standing water, animals, stored belongings and other conditions may limit the inspection.

Any limitation will be documented in the report.

Do you use thermal imaging?

Thermal imaging may be used when appropriate to help identify temperature differences that warrant closer evaluation. Thermal imaging does not allow an inspector to see through walls and cannot determine the exact cause of every temperature variation.

When moisture readings are taken, the meter provides a localized indication at the tested area. Readings can be affected by materials, finishes, temperature and other conditions. Moisture meters do not identify the source, duration or full extent of concealed moisture.

Do you inspect manufactured homes?

Yes. Above & Beyond inspects site-built and manufactured homes. Manufactured-home foundation certifications or engineering documents are separate services and are not included in a standard home inspection.

Do you inspect detached buildings?

Detached garages, shops, guesthouses and other structures may be inspected when requested and included in the scheduled scope. Additional fees may apply depending on the size and complexity of the structures.

How much does a home inspection cost?

Pricing is based on the home’s size, age, foundation type, additional structures and optional services. Current pricing is shown during online scheduling so clients can see the applicable price before confirming an appointment.

How do I schedule an inspection?

You can schedule online, select an available appointment and enter the property information needed to calculate your price. No payment is required at the time of scheduling.

You may also call or text Roy directly at 918-208-1393.

Mold and Indoor Air Quality Testing

Is mold and indoor air quality testing included with a home inspection?

No. Mold and indoor air quality testing is an optional service and must be requested separately. It can be added to a home inspection or scheduled as a stand-alone service.

What does your mold and indoor air quality testing include?

Depending on the selected package and conditions at the property, the service may include:

• Visual observations of accessible areas

• Indoor air samples

• An outdoor control sample

• Surface samples when appropriate

• Moisture and humidity observations

• Independent laboratory analysis

• A report explaining the laboratory findings

The exact number and type of samples depend on the selected package and the areas being evaluated.

What does mold air sampling detect?

Air samples are analyzed by a laboratory for mold spores and related fungal material captured during the sampling period. Results identify the types and concentrations reported in each sample.

Sampling represents conditions at the specific locations and times sampled. Mold-spore levels can change with weather, ventilation, occupant activity and other environmental conditions.

Why is an outdoor air sample collected?

An outdoor sample provides a general comparison for the indoor samples collected during the same testing period. Because mold spores naturally occur outdoors, the comparison can help provide context when interpreting indoor results.

Can mold testing determine whether mold is causing health symptoms?

No. Mold testing does not diagnose medical conditions or determine whether reported symptoms are caused by conditions inside the property. Health-related concerns should be discussed with a qualified healthcare professional.

Can mold testing find everything behind walls or under floors?

No. The service is visual and non-invasive. Samples and moisture readings may provide information about the tested areas, but they cannot establish the condition of every concealed space.

Additional evaluation may be recommended when visible conditions, moisture readings or laboratory results indicate that further investigation would be appropriate.

How quickly are mold-testing results available?

Samples are submitted to an independent laboratory. Turnaround depends on laboratory processing and shipping time. An estimated timeframe will be provided when the service is scheduled, but same-day laboratory results should not be expected.

Do you provide mold remediation?

No. Above & Beyond provides independent observations, sampling and laboratory reporting. We do not perform mold remediation, which helps avoid a conflict of interest.

FHA/VA Well-Water Testing

Do you offer FHA and VA well-water testing?

Yes. FHA/VA well-water sampling is available as a separate service for properties served by private wells. Samples are collected and submitted to an approved laboratory based on the applicable testing requirements.

Is well-water testing included with a home inspection?

No. Well-water testing is optional and must be requested separately. Laboratory fees, required analytes, travel and sampling requirements can affect the total price.

How long do well-water results take?

Turnaround depends on laboratory processing, shipping and the specific testing panel. Because lenders may have deadlines or additional requirements, clients should schedule water testing as early as possible.

Does a passing water test guarantee that the well will remain safe?

No. Laboratory results apply to the sample collected on a specific date. Water quality can change because of environmental conditions, well maintenance, contamination events and other factors.

A water-quality test is also different from evaluating the well’s flow rate, pump condition, storage equipment or available water quantity.

New Construction and Builder Warranty Inspections

Should a newly built home be independently inspected?

Yes. New construction can contain incomplete work, installation concerns or components needing correction. An independent inspection provides the buyer with additional information before construction is concealed, before the final walkthrough or before the builder’s warranty expires.

What are the typical phases of a new-construction inspection?

Common inspection phases include:

• Foundation or pre-pour

• Framing and pre-drywall

• Final inspection before closing

• 11-month builder warranty inspection

Each phase is a separate inspection of the visible and accessible work present on the inspection date.

Can I schedule only one construction phase?

Yes. Clients may schedule an individual phase or arrange multiple phases. The best combination depends on the construction schedule, builder access and the client’s needs.

When should the pre-drywall inspection be performed?

The inspection should generally occur after framing and major rough-in work are substantially installed but before insulation and drywall conceal those components.

The builder should confirm that the property is ready and that the inspector is authorized to enter.

What is an 11-month builder warranty inspection?

An 11-month inspection is performed near the end of the builder’s first-year warranty period. It documents visible conditions that the homeowner may want to bring to the builder’s attention before the warranty expires.

Clients should review their warranty documents because builder requirements and deadlines vary.

Pre-Listing Inspections

What is a pre-listing inspection?

A pre-listing inspection is performed before a home is placed on the market. It can help sellers understand visible conditions that may be reported during the buyer’s inspection.

Does a pre-listing inspection replace the buyer’s inspection?

No. Buyers may still hire their own inspector. A pre-listing inspection helps the seller prepare, but it does not guarantee that another inspector will report identical observations.

Draw and Multi-Unit Inspections

Do you perform construction draw inspections?

Yes. Draw inspections document visible construction progress for lenders and property owners. The report may include photographs and an estimated percentage of completion based on visible work.

A draw inspection does not verify contractor invoices, project costs, code compliance, workmanship warranties or the structural adequacy of completed work unless specifically included in a separate written scope.

Do you inspect duplexes and multi-unit properties?

Yes. Duplexes and other multi-unit residential properties can be inspected. Pricing and scheduling depend on the number of units, building configuration, shared systems and additional structures.

Foundation Consultation and Engineering Coordination

Do you provide foundation engineering services?

Above & Beyond can assist with visible foundation observations and coordinate eligible foundation-engineering services through an independent engineering provider.

Roy does not represent himself as a professional engineer. Engineering opinions, certifications and sealed documents are issued only by the participating licensed engineer.

Do you coordinate manufactured-home foundation certifications?

Yes. Foundation certification and engineering coordination may be available for manufactured homes and certain other structures. Property eligibility, documentation requirements and pricing depend on the requested service and the engineering provider’s requirements.

Service Area and Licensing

What areas do you serve?

Above & Beyond Professional Home Inspections serves Eastern Oklahoma and Western Arkansas, including Fort Smith, Van Buren, Alma, Chaffee Crossing, Sallisaw, Roland, Muldrow, Poteau, Heavener, Wister, Tahlequah, Fort Gibson, Muskogee, Siloam Springs, Gentry, Decatur, Broken Bow, Hochatown, Smithville, Westville, Stilwell, Lincoln and surrounding communities.

Contact Roy if the property is outside these areas. Availability and travel charges may depend on the property location.

Are you licensed in Oklahoma and Arkansas?

Yes.

Roy White
Oklahoma Home Inspector License #70002297
Arkansas Home Inspector License #HI-2216
InterNACHI® CPI #NACHI20071022

Ready to Schedule?

Schedule your inspection online to choose an available appointment and view your price.

You may also call or text Roy directly at 918-208-1393 with questions about the property or optional services.