Question 1

How long does a home inspection take?

Accepted Answer

It depends on the size and the age of the property. A condominium is quicker than an eight-thousand square foot house or a century-old brownstone, and an older building almost always takes longer than its square footage suggests because there is more to look at and more of it has been altered. Lou gives you a realistic estimate when you call, based on the actual property rather than an average. He would rather tell you three hours and take three hours than quote you ninety minutes and rush.

Question 2

Should I be at the home inspection?

Accepted Answer

Yes, and Lou encourages it. He inspects the property with you, answers questions as they come up, and explains what he is looking at while he is looking at it. You will understand the house better from those couple of hours than from any document. The report records what was found; being there is how you learn how the building actually works, which is the part that stays useful long after closing.

Question 3

When do I get the inspection report?

Accepted Answer

You receive a full written report with photographs, organised by system, so findings sit next to the images that show them rather than in a separate appendix. A complete sample report is published on this site, so you can read the exact format before you book rather than finding out afterwards what you paid for.

Question 4

How much does a home inspection cost in New York?

Accepted Answer

Price follows the size and age of the property, and city apartments are quoted individually. The published band and what moves it are set out on the cost page. There are two discounts: twenty-five dollars off for seniors and twenty-five dollars off for veterans. One per inspection, and they cannot be combined. Mention it when you call and it is applied to the quote.

Question 5

Are home inspections required in New York?

Accepted Answer

No. New York does not require a buyer to have a home inspection. It is your choice, though a lender may ask for one depending on the loan. What New York does regulate is the inspector. Home inspectors are licensed by the State, and Title 19 NYCRR Part 197 sets a legal minimum for what an inspection must cover and what the report must say. So the inspection is optional; the standard it is held to, once you buy one, is not.

Question 6

What happens if the inspector cannot see something?

Accepted Answer

It has to be written down. Under 19 NYCRR 197-5.3(c), a system or major component that was not observed must be listed in the report as not observed, together with the reasons why. That page is more useful than it sounds, and in an apartment it is the most valuable part of the report. A list of what could not be reached, and why, turns a vague worry into a specific set of questions for the seller, the managing agent or your attorney.

Question 7

Does a home inspector remove the electrical panel cover?

Accepted Answer

Where the cover is readily accessible, yes. 19 NYCRR 197-5.9 requires the inspector to observe the main and branch circuit conductors after removing the readily accessible main and sub electric panel covers. The duty is qualified: a cover that cannot be removed safely, or without risking damage, is a different matter, and then the report has to say so. But looking only at a closed panel door is not the New York standard, and most of what matters in a panel is invisible with the cover on.

Question 8

Does the report have to say how the roof was inspected?

Accepted Answer

Yes. 19 NYCRR 197-5.7 requires home inspection reports to describe the methods used to observe the roofing. That matters because the methods are not equivalent. Walked, viewed from a ladder at the eaves, seen from the ground with binoculars, or flown are very different inspections, and you are entitled to know which one you paid for. A report that describes a roof without saying how it was looked at is incomplete.

Question 9

Can my agent pay the home inspector a referral fee?

Accepted Answer

No. 19 NYCRR 197-4.7 prohibits a New York home inspector from paying or receiving referral fees in connection with a home inspection, and from accepting compensation that depends on the findings of the inspection or on the sale going through. The point of the rule is whose side the inspector is on. Nobody in the transaction has bought a softer report, and Lou does not quote the repairs he finds either, so there is no incentive pointing the other way.

Question 10

Can a home inspector tell me if the house is up to code?

Accepted Answer

Not as a determination. New York is explicit that a home inspector may not determine compliance with codes, laws or ordinances (19 NYCRR 197-4.4(d)). A home inspection reports on condition. What the report can do is describe accurately what is actually there. If what is there does not match the certificate of occupancy, or a second kitchen has appeared, that mismatch becomes visible to you and your attorney before closing rather than after, which is the outcome you actually needed.

Question 11

Do I need an inspection on a co-op or condo?

Accepted Answer

Yes, and for a reason people underestimate. Buying an apartment is not buying a house with fewer rooms: much of what decides whether it is a good purchase sits behind a wall you will never own. Inside the unit there is plenty to inspect properly. Outside it, the roof, boiler, risers and facade belong to the building and reach you as an assessment rather than a repair. The inspection tells you the condition of what can be reached and, just as importantly, lists what could not be, which is what makes those questions answerable by the managing agent.

Question 12

Are you licensed and insured?

Accepted Answer

Yes. New York State Home Inspector Licence #16000039568 and InterNACHI membership #09120509. The licence is checkable against New York's own public register, and it should be — for any inspector, not just this one. The business carries one million dollars of general liability insurance underwritten by Berkshire Hathaway Direct. Inspect This Home Inspections LLC is a U.S. Army veteran owned and operated business.

Home inspection questions, answered

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