Home inspections in Utah can be daunting.  Here are the answers to the most common questions inspectors hear from home buyers.

Scheduling home inspections in Utah is an exciting time during the home-buying process. If you're anything like me, you are researching to ensure you are prepared. As a homeowner and full-time discount real estate agent, I'm providing you with the answers to the most common inspection questions.

You will learn about typical inspection issues, the cost of inspections, environmental hazards, inspection reports, and more.

After reading this interview, you will be prepared to ask your inspector the right questions to protect you and your family.

This post is an interview with Mike Beck from Action Inspection Guru.

Action Inspection Guru

Mike, can you provide the reader with some background about you and, ultimately, how you became a home inspector?

[Mike]
Yeah, I'm a 20-year veteran. I was a structural steel welder for the military for 20 years, then I retired and got the same job back as a civilian. At that time, they combined structural steel welders with carpenters. In addition to steel welding, I was doing carpentry and concrete. I did that for 15 years. I've been in the construction career field for over 35 years. I could build my own home from the ground up, including plumbing and electrical.

[DiscountAgent.com]
So why did you decide to pursue a career as an inspector?

[Mike]
I had seen a few home inspection reports from friends and family. I knew I could provide better service for home buyers than the service my friend and family received.

Do you know off the top of your head how many Utah home inspections you have performed?

[Mike]
I've been in the business for over three years and have inspected 488 homes.

Have you ever had any close encounters with creepy critters while in a crawl space or attic? 

[Mike]
No, not yet. I've had to spray some wasps on a power panel.

[DiscountAgent.com]
Really? That's surprising. I would have thought you encountered something nasty in a crawl space. 

[Mike]
I have a big collapsable rake with three long tines and a blade on the other side. I always take the rake in the crawl spaces with me. Just in case I come across a snake, raccoon, or something.

Are home inspectors required to be licensed by the state of Utah?

[Mike]
No, they are not. The only license that we're required to have is a business license.

Are inspectors in Utah required to attend a state-certified school or pass a state exam?

[Mike]
No.

What are the most important certifications for a successful career as an inspector? 

[Mike]
International Association of Certified Inspectors (InterNACHI) and the American National Standards Institute (ANSI).

I am an InterNACHI certified home inspector.  I received my certification by attending the InterNACHI school in Boulder, Colorado. After becoming certified, inspectors must complete twenty-four hours of continuing education on advanced topics and pass a 180-question exam annually to maintain their certification. I've recently taken InterNACHI courses on roof repairs, stucco, electrical plumbing attics, and crawl spaces.

Are Utah home inspectors required to be insured?  

[Mike]
Not that I'm aware of. We're insured. My company Action Inspection Guru is insured for up to a million dollars for any damages during the inspection.

How much do home inspections in Utah cost?

[Mike]
My inspections start at $310 and increase for square footage, the age of the house, and the location.

The base price covers homes up to 1500 square feet.

The price of the inspection increases $20 with every five hundred additional square feet up to 3,500 sqft. Homes above 3,500 sqft increase $50 for each additional 500 sqft. 

There is an additional cost based on the age of the home, which I break down into 25-year increments. After 75 years, the price is fixed.

Additional Inspection Test & Pricing.

Do home inspectors require the buyer to sign a contract?

[Mike]
Yes, my lawyers and my insurance policy require I have a signed contract before I arrive at the property.

[Mike]
Usually, it's the buyer. However, occasionally, agents have paid for the client's inspection.

[DiscountAgent.com]
Typically, it will be the buyer's responsibility to pay for the home inspection, right?

[Mike]
Typically it is the buyer, yes.

Do home inspectors offer discounts to veterans or first responders?

[Mike]
At Action Inspection Guru, we offer discounts to veterans, law enforcement, and first responders.

[DiscountAgent.com]
And how much is that discount?

[Mike]
Veterans, law enforcement, and first responders get a 10% discount.

What is the purpose of having a home inspection if the buyer has already seen the home?

[Mike]
Because home inspectors go into areas of the home that buyers don't. Inspectors go on the roof, the attic, and the crawl space.

They're looking at the electrical, plumbing, furnace, and air conditioners.  Home inspectors have sewer scope cameras and infrared cameras that can detect very costly defects.

[DiscountAgent.com]
Plus, you've seen it all before. You've inspected over 400 homes in the past three years. The average buyer moves once every 7-10 years.

Home buyers also tend to be emotional.  When they love a home, they'll justify purchasing it even when it's not in their best interest.

[Mike]
That is correct. An inspector is second pair of experienced, unbiased eyeballs looking at the home.

What is included in a standard home inspection?

[Mike]
In addition to inspecting the crawl space, the roof, and everything in between, Action Inspection Guru offers infrared thermal imaging, sewer scopes, meth, mold, and radon inspections. We also provide the homebuyer with our buyback program and a recall check.

[DiscountAgent.com]
Can you explain the buyback program?

[Mike]
The buyback program is through the International Association of Certified Inspectors (InterNACHI). The buyback program says that if you move into the home and I, as the inspector, missed something of substance, you can reach out to InterNACHI. If InterNACHI feels they need to get involved, they will send a team to the house. If I'm at fault, they will offer to repurchase the property from you. It's a peace of mind package.

[DiscountAgent.com]
You also offer a recall program. Can you explain the recall program?

[Mike]
Recall Check is a free program that notifies the homeowner anytime there is a recall on any of their appliances, garage door openers, the furnace, or the air conditioning unit. The heart of the house is monitored by Recall Check.

By law, the manufacturer is required to repair or replace the recall issue.

Do utilities need to be on during the home inspection?

[Mike]
Absolutely.  If the gas, water, and power are not on, you might as well not get a home inspection. The inspector needs to run the appliances, water heater, furnace, and AC to know if they are operational. If you can't run the water, you won't know if the plumbing drains correctly, detect any active plumbing leaks, or measure the water pressure.

All utilities need to be on at the time of the home inspection.

How long do residential inspections take?

[Mike]
It depends on the size and year of the home. A minimum is about 2.5 to 3 hours for a standard-size home. I'm talking about a 2500-3500 square foot home.

Do inspectors meet with home buyers during or after the inspection?

[Mike]
I usually meet with the clients after the home inspection is complete. I typically spend thirty minutes to an hour walking the clients through the home, showing them any areas of concern, or answering any additional questions they may have.

During the walk-through, I also show the buyer where the main gas, water line shut-off, and electrical panels are.

[DiscountAgent.com]
Do you provide the buyer with any pricing estimated for defects discovered during the home inspection?

[Mike]
I don't give any pricing because I don't know what contractors are charging, and the cost of materials is constantly changing.

How long should a home buyer expect to wait before receiving a copy of the inspection report?

[Mike]
Action Inspection Guru emails the client a final copy of the inspection report within 24 hours.

Are pictures and videos included in the inspection report?

[Mike]
Always.

My report includes images of deficiencies, maintenance issues, and safety issues. Each area is color-coded in the report based on the severity of the problem.

[DiscountAgent.com]
What about areas of the home that don't require any repairs but the home buyer is unlikely to ever see, like the roof or crawl space? Do you provide them with pictures, even if those areas are in excellent condition?

[Mike]
Yes, I show them all pictures during the walk-through at the end of the home inspection. This way, they know all areas of the home have been inspected.

What are the most common defects found during home inspections?  

[Mike]
Do it yourself (DIY) gone wrong is the most common issue found during an inspection. Utah is a DIY state for sure, but in general, the most common defects are as follows.

[DiscountAgent.com]
Why do you take your samples from the furnace?

[Mike]
When someone smokes meth in the home, the air-conditioner, and the furnace, pull the air and smoke into the furnace and the ductwork. If the home is contaminated, the HVAC system will tell me.

You May Also Like - Meth Testing Utah Homes [Meth Specialist Interview]

[DiscountAgent.com]
How long does it take to receive meth test results?

[Mike]
I get my meth test kits from ALS labs in Murray. Most tests are ready the next day with ALS labs.

The longest it will take to receive test results from the lab is 72 hours. If the test is submitted to the lab Friday afternoon, I won't receive the results again until Monday.

What level of meth contamination is considered safe?

[Mike]
Below 1.0

[DiscountAgent.com]
Who determines what levels of meth are deemed safe?

[Mike]
The Utah Department of Health

[DiscountAgent.com]
What is radon?

[Mike]
Radon is an odorless, colorless natural gas from the ground. Radon is the second leading cause of lung cancer behind cigarettes.

How do you radon test?

[Mike]
Radon testing equipment is placed in the basement for 48 hours to collect air samples. Fans must be turned off, and air ducts and windows must be closed during testing in the sample room.

[DiscountAgent.com]
What levels of radon are considered safe?

[Mike]
The homeowner should have a mitigation system for radon levels exceeding 4.0.  If the levels are below 4.0 but above 2, it's recommended to have the house retested every five years.

Who determines what levels of radon are considered safe?

[Mike]
The Environmental Protection Agency (EPA).

What is the radon mitigation process?

[Mike]
They take a four-inch pipe and drill a hole in your basement floor to vent the gas. Usually, this is done in the mechanical room. The vent pipe runs up through the house and out of the attic. A little motorized fan runs twenty-four-seven and sucks the radon from underneath the house and vents to the outside. This system prevents the radon from accumulating in the basement and other parts of the home.

[DiscountAgent.com]
Is radon a concern in other areas of the home besides the basement?

[Mike]
Yeah, radon can rise thirty feet. So yes, the entire house could be contaminated.  

What is carbon monoxide?

[Mike]
Carbon monoxide, also known as the "silent killer," is an odorless, colorless, tasteless gas that can kill you. The warning signs are dizziness, headaches, confusion, and drowsiness.

[DiscountAgent.com]
How do you test for carbon monoxide?

[Mike]
I have equipment that will test for carbon monoxide.

[DiscountAgent.com]
What are the common sources of carbon monoxide in a home?

[Mike]
The furnace and water heater. If I smell gas, I go into that area of the home and test for carbon monoxide.

How can a homeowner protect themselves from carbon monoxide? 

[Mike]
You should have an HVAC company perform an annual furnace tune-up. The heating chamber in the furnace will start to rust and cause holes. Carbon monoxide can leak into the ducting and blow throughout the house.

Also, check to ensure the flue line from your water heater is at an angle. The flue pipe coming off the water heater should not be level. If the flue pipe coming off your water heater is level, you're going to get back draft, and that's going to put carbon monoxide in that room

[DiscountAgent.com]
Besides an annual furnace tune-up and an angled water heater flue, are there other things a homeowner can do to protect themselves?

[Mike]
Yes. Do not rely on carbon monoxide detectors installed on the ceiling. Carbon monoxide stays close to the ground and is unlikely to rise to the ceiling.

Instead, Install a carbon monoxide detector low to the ground near the mechanical room.

[DiscountAgent.com]
What is Lead base paint?

[Mike]
It is paint that was manufactured with lead in it.

Is lead base paint still used in new construction?

[Mike]
No lead base paint has not been used in homes since 1978.

Do inspectors test for lead base paint?

[Mike]
We don't test for lead. We assume there is lead base paint in the home if it was built before 1978.

How do you eliminate lead base paint in a home?

[Mike]
You must sand all the paint off the walls while wearing the proper respirator.

Termite Damage

[DiscountAgent.com]
What are some signs the home might have termite damage? 

[Mike]
I look for mud tubes created by termites along the baseboards and drywall. Mud tubes are often mistaken for water damage. For example, the drywall might look puffy, like a water bubble.

You also might see little piles of sawdust and little pinholes in exposed wood beams, floor joists, or studs.

Another sign of termites is a pile of wings. This is because termites fly, but they shed their wings.

[DiscountAgent.com]
What is the termite remediation process?

[Mike]
Hire a pest control company like Orkin.

Termites are subterranean insects. A pest control company will drill holes in the yard around the house's perimeter and put chemicals in the ground. This treatment is typically guaranteed to keep them away for ten years.

How do inspectors determine if the damage is cosmetic or structural?

[Mike]
It depends on the location of the termite damage. You may need to hire a structural engineer if a floor joist or support beams need to be replaced.  

Termites can destroy an entire house.

[DiscountAgent.com]
What is a thermal infrared camera?

[Mike]
They're cameras that detect temperature differences in walls and floors of a home that are undetectable to the human eyes.

What are the benefits of infrared cameras during an inspection?

[Mike]
Infrared cameras can detect signs of moisture. A moisture meter is used to determine moisture levels.

The infrared image below shows moisture behind the stucco.

[DiscountAgent.com]
What about hot spots?  Can infrared detect electrical issues?

[Mike]
Yeah, I've used the camera to discover the main breaker of a home I was inspecting was a red-hot 298 degrees. It was burning so hot that the copper had changed the color of the wiring.

[DiscountAgent.com]
298 degrees? What is an average temperature range?

[Mike] Around 80 or 90 degrees.

[DiscountAgent.com]
How are sewer lines inspected?

[Mike]
If I can't find a cleanout in the home, I send the camera down the vent pipe located on the roof out to the street.  My camera can extend 200 feet through the sewer line.

[DiscountAgent.com]
What are the common defects in the sewer line?

[Mike]
Cracking, offsets, and bellies.

What materials are sewer lines made from?

[Mike]
Older homes have clay or cast iron pipes. New homes use PVC piping.

How are defective sewer lines repaired?

[Mike]
They run a sleeve through the existing sewer line and reline the old sewer line. This relining doesn't require the old pipe to be dug up and replaced.

[Mike]
Oh, yes, this is an excellent question.

I have inspected new custom homes where the builder installed the bathtub backward. I've seen flashing missing on the roof. I've found sewer lines leaking in the basement walls with my infrared camera.

It's NOT safe to assume the builder's inspector is catching everything.

[Mike]
No. Home inspections are not a loan requirement, but they are a good idea.

[DiscountAgent.com]
Do you have any suggestions for a seller preparing their home for an inspection?

[Mike]
Make sure there's nothing in the mechanical room, closets, attic, or garage that the inspector will need to move. All appliances, furnaces, water heaters, water softeners, AC, and electrical panels should be accessible.

[DiscountAgent.com]
What are the most expensive defects you found while conducting a home inspection?

[Mike]
A stucco repair I detected with my infrared camera was $7,500.

I found some old knob and tube electrical wiring. That was $8,000 to replace the old electrical with new wiring.

A sewer line repair that was $13,000, which the buyer backed out of the contract.

[DiscountAgent.com]
If you were inspecting a home for your family, what areas would you focus on?

[Mike]
The roof, electrical, foundation, plumbing, and any moisture issues. 

This post was all about home inspections in Utah to help you be as prepared as possible for any additional costs you may encounter before buying your new home.