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American Home & Commercial Building Inspection Service
Daniel Friedman 845-463-0092

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In addition to describing my own services, this document also outlines what you should expect from a professional inspector both on-site and in the written report. Readers of this document should also see How to Get the Most Benefit from a Professional Home Inspection

What Characterizes a Truly Professional Home or Building Inspection?

Building Inspection Standards, Ethics

The ASHI Standards of Practice of the American Society of Home Inspectors set the minimum scope of a professional home inspection. These Standards are your assurance of completeness of coverage of the substantive physical components that make up your home. ASHI-Certified inspectors are required to pass a comprehensive examination, to have considerable experience, and to pursue continuing professional education. Licensed Professional Home Inspectors also are held to a strict code of ethics that prohibits potential conflicts of interest.

Licensed home inspectors are permitted to exceed the State (or ASHI, NAHI, or other) Standards both in depth and scope, depending on the inspector's knowledge, experience, and business practice. I regard the Standards as a definition of minimum-scope for an inspection -- an assurance that you're not hiring an inspector who knows a lot about roofs but omits a careful examination of electrical wiring or plumbing, for example. Our inspection and report will always meet and will generally exceed the Standards of Practice.

Conflicts of Interest: How to Find and Choose a Qualified and Un-biased Building Inspector Who has the Client's Interest as the Foremost Concern

Before the Inspection: choosing a qualified and un-biased professional inspector significantly reduces the chance of future costly surprises.

• Who recommended the inspector? Is s/he working for you or for the referral source?
  Because I feel that depending on agent-referrals presents an opportunity for conflict-of interest, I depend on obtaining work by referrals from prior clients and from attorneys. If you don't already know a top-rate home inspector in your area, some good referral sources include someone you know well who has used an inspector, your attorney, Online directories of home inspectors,
• What are the inspector's credentials, experience, and areas of special expertise?
  While some few states regulate home inspectors, a competent, professional home inspector must have background and hands-on experience in construction, engineering, architecture, construction management. Also important is continuing home inspection and building defect recognition education to keep up with developments.
• When can the inspection be scheduled? What will it cost? Compare price along with experience, expertise, and quality of service.
• How much of the inspector's time will you actually get: on the telephone? answering questions now and later?

Is the Inspector Inspecting and Reporting Thoroughly and Clearly At and After the Inspection?

The inspector's work product should not be just "the report" but rather it should be a genuine effort first to discover important costly or dangerous conditions and second to make sure that the client "gets it" - that is that the findings and their significance are explained clearly both orally and in writing in the report.

• What will the inspector do, examine, write? Does the inspector take time and look at both detailed clues and major large-scale site conditions?
• What are the quality, usability, detail of the written report? How much of the written report is actual information about the Building involved, versus boiler-plate disclaimer language or "referrals to other experts"?
• How carefully will s/he inspect? Is the inspection cursory and pro-forma and too fast or is it thoughtful and considered?
• Is the inspector substituting "inspection limitations" and "disclaimers" for actually inspecting?
• Does the inspector go everywhere - roof, crawl spaces, etc. [Don't expect the inspector to enter or go onto dangerous or truly inaccessible areas, but don't accept "our policy is we never set foot on a roof."]
• How clear and complete are the oral and written explanations?
• How much time will the inspector spend at the property?
• Does the inspector encourage client participation in the inspection and invite questions?
• Do the inspector's answers to questions actually have content or are they vague and "arm-waving?"

The question is not "Will the inspector find anything wrong?" Even the finest homes of the best components and craftsmanship are subject to effects of human error, imperfect materials, weather and wear. A careful, detailed, competent inspection of any property, brand new or 200 years old, will always reveal quite a few items needing attention. Findings range from minor to significant. Virtually any Building defect can be corrected. The questions is not "can I fix it?" The questions are "what are the priorities, what is dangerous, what will be costly, what are the alternatives?"

After the home or commercial Building inspection you should know the answers to these critical questions

• What needs to be repaired at the property?
• What's unsafe or causing rapid costly damage?
• What are the priorities of repair?
• How should repair priorities be adjusted for your circumstances?
• What repairs may involve significant costs?
• Which repairs are probably minor, or are non-essential improvements which might be deferred?
• What are the biggest risks of hidden damage?
• What are the repair alternatives? Who should perform them?
• What further investigations are most appropriate?

Setting Building Repair Priorities - Dan's Three "D's" of Building Repair Management

In reviewing the findings of a careful Building inspection and in setting Building repair priorities, I like to pose this question: "Who's in charge of our money - the Building or the client?"

• If a Building defect is Dangerous putting occupants or visitors at risk
• If a Building defect is causing rapid costly Damage to the Building
• If a Building defect is a function or system which is absoultely needed to occupy the Building, but Doesn't work

then the Building is in control of our money in that those repairs needed to be addressed promptly.

By contrast, Improvements such as adding insulation or replacing leaky windows, may be highly desirable, but the client is in charge of when those expenses are incurred. Improvements can generally be deferred. Building operating costs may be higher, but the owner is not losing the Building itself to deterioration or injury.

These distinctions are a useful way to think through the findings and results of a Building inspection, and to avoid being overwhelmed by the number of findings.

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Why Use an Un-Biased, Experienced, Professional Building Inspector?

Unfortunately, Building inspection looks too easy. The appeal of talking about, rather than actually doing Building work, sometimes attracts folks who lack the education and experience, and on occasion the ethics, to do a proper job. Use an experienced, un-biased professional:

A professional, objective report of condition identifies significant deficiencies, reduces costly surprises, reduces anxiety, increases home buyer or homeowner confidence in the condition of a property, and sets priorities for action. Detailed advice also helps avoid future costly repairs.

Full time experienced ASHI professionals study large numbers of Building problems, are familiar with common defects and their causes, and must meet specific examination, education, and experience requirements in order to be certified as professional inspectors.

A professional inspector does not: warrant future condition, appraise value, nor perform engineering/structural/capacity analysis. I do not perform destructive testing/inspecting unless there is prior arrangement with all parties.

A professional Building inspector does: give unbiased opinion, not affiliated with any seller, contractor, attorney, realtor. Education, training, examination, & strict ethical codes assure our clients of an independent opinion from a well-qualified full-time established professional.

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What A Top-Rate Professional Building or Home Inspection Includes

Before the inspection:I discuss the inspection thoroughly with you ahead of time, giving advice and answering whatever questions you may have about home inspections or about your future home.

All findings, significant, dangerous, costly, as well as detailed maintenance items, are written in a well-ordered, easy to understand report which can be provided right at the inspection. After the inspection you are welcome to call to discuss any current or future questions you may have about the report or the property, including advice about future repairs for items I have identified or for new problems which may develop. There is no added fee for this service. Here's a summary of what to expect:

• Promptly scheduled inspection
• Extensive visual examination of all significant Building components and systems
• Participation by client, questions encouraged before, during, after inspection
• Oral review at end of the inspection
• Home Reference Book (here's what it looks like) & written report delivered at the end of the inspection includes expert, researched reference material to supplement the findings and recommendations in your report.
• Additional detailed, indexed, narrative-style report optionally available in 24 hrs.
• Lab test reports (if ordered) provided promptly on completion. Mold, Toxic Gas, IAQ, and certain other lab tests are processed in-house in my own expert laboratory, assuring very rapid and expert results.
• Expert photo-documentation available
• Building Failure or Mold/Water Entry Cause Determination and Documentation Reports available.
• Building Damage or Water Entry Damage Insurance Claim Investigation Services available.
• Future consultation, no fee, no time limit

What to Require in Your Written Building Inspection Report

The written report must be thorough, and it must completely agree with what was said during the inspection. The written material is what survives the inspection and what will be referred to later. The client must not be required to make notes or to otherwise "remember" some observation or warning issued at the inspection but not provided in the written report.

An bad inspector who suffers from interests conflicting with those of the client may provide oral comments at the inspection which make the Building sound great, with few concerns, and then may write a written report designed to protect the inspector from future claims of malpractice by including severe warnings, either clearly or hidden in technical language. This is a poor practice and a bad inspection and report. The written and oral reports should be the same, except that on occasion the written report may amplify or provide additional explanatory detail.

The written report should make clear what the inspection findings were, and for each finding it must make clear the significance of the finding to the Building buyer or owner. In other words it must make clear the nature and need for action, repair, or other measures, and it must indicate when such an action or repair is likely to involve significant cost or unsafe conditions. (This requirement is also expressed in the ASHI, NAHI, or New York State Standards of Practice.) Not that other repairs might not eventually lead to significant costs, but the claim that "anything can be costly depending on client repair choices or on the discovery of hidden damage" is not an excuse for failure of the inspector to distinguish his/her inspection findings which are immediately necessary and obviously costly or dangerous conditions.

Our written Building inspection report includes:

• Overall condition of the property, compared with other Buildings of similar age and type
• Significant Building Defects or Other Deficiencies including both high-cost and unsafe items
• Other Urgent Repairs, unsafe conditions, active leaks, etc.
• Other Repairs Needed, and Recommended Improvements, with Repair Priorities organized by each major Building topic (Exterior, Roofing, Plumbing, Heating, Interior, Insulation/Ventilation, etc.)
• Sources of Additional Information & Assistance with Contractor Selection
• Useful Building Diagnosis and Repair Articles & Illustrations
• 400-Page Home Reference Book, extensive, authoritative home repair information

Visible/Accessible Building Components Inspected Include

• Property Drainage
• Walks and Drives
• Foundation, Footings
• Exterior Walls, Siding, Trim
• Windows, Doors, Cabinets, Counters
• Gutters, Downspouts
• Roof, Roof Shingles, Chimneys
• Floor, Wall, Ceiling, Roof Structures
• Interior Floors, Walls, Ceilings
• Heating & Cooling Systems
• Electrical System Wiring, Service Panel, Devices, and Service Capacity
• Pest Damage/Risk Areas: Bees, Carpenter Ants, Termites, Mold, Rot, & similar risks
• Energy Conservation/Safety Items
• Insulation & Ventilation

Contents of the Home Reference Book - Home Inspection Report

Home Reference Book Field Observation Report Pages

During the actual building inspection the inspector records his/her observations of defects, suggested improvements, and other property information on worksheets which are designed for each major building system (see "Home Reference Book Explanatory Text and Illustrations" just below.)

For each finding noted and discussed, the inspector records the following:

• What: The observation or item itself - something needing attention, repair, or important simply to know about
• Key: a reference to where in the report explanatory text, further illustration and explanation may be found for this item
x
• Task: What action is needed: provide something that is missing, repair or replace an item, further evaluation is needed, the item can be improved, or the item should be monitored
• Where: where the item is located in or on the building
• When: When action is needed: immediately, within n years, or the item may be discretionary (such as an improvement).
• More DataTypical anticipated cost or other remarks may be noted

A remarks and comments section on each note page permits the inspector to write additional suggestions, warnings, or explanation for the topics discussed on that page.

Home Reference Book Explanatory Text and Illustrations

The Home Reference Book provides additional explanatory text and illustrations for most residential (and some light commercial) building defects. The text is keyed to the field observation or report pages which are prepared by the inspector. The sections of this document include:

• How the book works (how to use it)
• The scope of the inspection (what's covered)
• The bottom line - an overall summary of condition
• Roofing, Flashings, Chimneys
• Exterior
• Structure
• Electrical
• Heating
• Cooling
• Insulation (and ventilation)
• Plumbing
• Interiors
• Maintenance suggestions
• Life cycles and costs of building components
• Supplementary addenda on topics like lead and radon hazards
• Filing systems (envelopes for receipts and other documents)

Each of the major topics discussed in the Home Reference Book expands into sections of detailed, illustrated explanatory text for each major subtopic (For example, under roofs, roof types and typical defects for each type are discussed and illsutrated).

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Building Inspection Fees - How Much Should You Pay?

Professional Building inspectors I know are sometimes frustrated by inexperienced clients who believe that a home or Building pre-purchase inspection is a generic procedure, that all inspectors are equally competent, and that all have equally high regard for the interests of their clients.

John Ruskin had the following thoughts on prices and values:
"It is unwise to pay too much, but it is unwise to pay too little. When you pay too much, you lose a little money; that is all. When you pay too little you sometimes lose everything. Because the thing you bought was incapable of doing the thing you bought it to do. The common law of business balance prohibits paying a little and getting a lot. It cannot be done. If you deal with the lowest bidder, it is well to add something for the risk you run and if you do that, you will have enough to pay for something better."

Just as the experience, attention to detail, and quality of reporting vary among inspectors, so do fees vary among consultants. To understand what you're paying for, and to have a clear idea of the relationship between fee-paid and value-received, be sure to understand the qualifications and experience of your inspector, the time and detail of the inspection, the quality of the written report, and the extent of consulting and advice that are provided.

Home inspection fees vary by size, age, price, location, and ancillary services that a client may need like termite reports, water or septic testing, and radon testing. My minimum home inspection fee is $450.00. The service includes a detailed, buyer-accompanied field inspection which takes about a half-day, along with an extensive written report and the Home Reference Book which provides more than 400 pages of clear and authoritative information which is keyed to the actual field findings. Also included is unlimited future consulting regarding the condition of the property and future repair work that may be needed.

Additional fees (see below) may apply for special services: water tests, termite/wood-destroying insect infestation report, septic testing, and other special services. Fees are adjusted when multiple services are ordered with a home inspection.

Reduced-fee/pro-bono work is available as appropriate for religious institutions, senior citizens, low-income or disabled clients.

Schedule an appointment for a Building investigation or see a published fee schedule (Inspection fees and fees for other services will be reviewed with you and committed before any work is performed. The fees in the table are subject to change without notice.

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Additional Inspection/Environmental Services

The most complete list of my areas of special interest, expertise, and Building failure research are listed at my

• website www.inspect-ny.com,
• my bio,
• my CV of published articles and classes taught.

Examples of these interests are listed below.

• Sick House Investigations: combined with other inspection methods, I offer bulk and air sampling combined with light microscopy to identify possible bioaerosols and other conditions likely to contribute to presence of mold, mildew, pet dander, dust mites, and other allergens.
• Indoor Air Quality, Mold, Toxic Gases, Odors, Allergens, Fresh Air: on-site mold investigations, in-house forensic microscopy laboratory services. Gas testing such as CO/other toxic gases, and odor source measurements in ppm using calibrated Gastec, Drager, or other instruments
• Aluminum Wiring detection and repair. I have collected the most extensive, authoritative information available on this topic and on other electrical hazards such as Federal Pacific Electric Circuit Breakers & Panels
• Electromagnetic Fields: I designed the first standardized independent field survey procedures of property and Buildings for consumers wanting independent, informed information about possible health hazards from power transmission, computers, electric heating--measurement & report using calibrated instruments
• Exterior Siding and Paint Failures: I have studied and collected key information on Masonite, Georgia Pacific, Boise Cascade hardboard siding failures as well as other siding issues.
• Exterior and Interior Stair, Railing, Deck, Walk Trip and Fall Hazards: experience and qualification as expert witness, on-site inspections, written and photo-documentation of unsafe conditions, Building defects, Building code and other authoritative citations.
• Foundation Crack/Damage Evaluation: inspection methods, diagnosis, education
• Heating Inspection Methodology & Tests: inspection methods for this and other complex systems; operating efficiency, safety tests, flue gas leaks, correct operation of safety controls, draft, other operating problems. We've performed field work, researched, and taught extensively this topic.
• Heat Loss Points: Infrared IR Thermal scanning for key heat loss points/insulation faults using Exergen Micro-Scanner
• Formaldehyde/UFFI: Air sampling for formaldehyde outgassing, e.g. from carpets and Building materials
• Lead Paint: Building scan and abatement advice services by inspection & referral
• Radon Gas: Screening using time-integrated canister measurements. Special grab-sample instruments available as needed.
• Roofing Failures: I have studied and collected data on fiberglass-based asphalt roof shingle failures such as "thermal splitting" and other roofing defects.
• Septic System Inspection & Test Procedures: Licensed Septic Inspector, System loading and dye testing, field inspection. Bank certification letter. I "wrote the book" on septic loading and dye test procedures.
• Underground Oil Storage Tanks - UST: buried/abandoned oil tanks. in-depth consumer information and advice.
• Water Testing: Simple/basic to extensive chemical analysis is available. Also Lead, Radon, and flow testing. Bank certification letter. in-depth consumer information on this topic including advice for failed water coliform bacteria tests
• Contact us to Schedule an Inspection

These and other special tests can be performed separately, by referral, or during a home inspection. I will arrange special tests or will assist clients in conducting tests themselves.

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Building Purchase Contingency Clause Suggestions for Attorneys, Realtors, Building Professionals

Recommended Building Purchase Contingency Clauses:
I recommend including in the purchase offer or contract this wording: "Purchase is subject to buyer's approval of the results of a professional home or Building inspection and approval of environmental or other inspections and tests which buyer may opt to have performed." Then ask your client to contact us by telephone, fax, or email to schedule an appointment. You should avoid traditional contingency clauses which omit the "buyers' approval" language, miss environmental testing (such as mold, IAQ, radon, water contamination, oil storage tank testing, or termite inspections). You should avoid traditional contingency clauses which mis-describe the inspection as an "engineering" or "structural" inspection because those terms are either too limited in scope or are not adequately defined in the literature and in case law. For example, the scope of "home inspection" is defined by the New York State Home Inspection Standards of practice. "Structural" inspections, by clear definition, might exclude significant and costly defects which do not involve structure (the Building foundation, framing, and structural connections) such as rotted windows, leaking roofs, or unsafe aluminum electrical wiring.

Expert Services:
In addition to extensive home inspection services, I perform field work and conduct research on Building failures and defects in support of litigation or arbitration for law firms, consumers, and various agencies. I also offer special problem-consulting, defect analysis, repair recommendations, cost estimates, expert photographic and videotape as well as written documentation, legal consulting, case preparation assistance, and research to find the best and most authoritative answers to your construction and Building failure questions.

Be sure to see some of my areas of special expertise listed at Additional Services.

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Who is Daniel Friedman?

Daniel Friedman is a full-time professional residential & commercial Building inspector with more than 30 years of construction problem diagnosis and Building inspection experience. His construction experience dates from 1964 and includes new construction, military construction, home renovation, historic house restoration, and both education and work experience in the Building trades: electrical, plumbing, heating, air conditioning, insulation, siding, painting, roofing, structural repairs, foundation repairs. He has been a certified ASHI inspector from 1986-2006), is a New York State licensed home inspector # 16000005303, and has performed environmental testing and inspections since 1986. We also operate a forensic microscopy laboratory for analysis and identification of environmental and mold test samples, paint failure samples, house dust, and other particulates.

Author: construction journals, professional publications.
Leader: New York and National professional associations for home inspectors as well as in specialty trades
Building failure cause and detection researcher
Educator: professional and university-level programs at state and national levels.

New York State Home Inspection License #16000005303 a licensed home inspector
Certified member: American Society of Home Inspectors, ASHI#000577, from 1986 to 2006, a developer of the National Certification Exam for home inspectors, served on ASHI's Education, Exam, Technical, Ethics, and other national committees for more than two decades. Writer, Editor, Publisher, ASHI Technical Journal.
Licensed Septic System Inspector: Title 5, by Massachusetts Department of Environmental Protection.
Professional Member: American Industrial Hygienists Association, AIHA #149892
Member: Pan American Aerobiological Association & International Aerobiology Association (Certified Fungal Spore Counter Exam-I)
Director: New York State Association of Home Inspectors - NYSAHI - progenitor of home inspector licensing in New York
Professional Member: International Association of Electrical Inspectors, IAEI #195930
Professional Member: International Conference of Building Officials, ICBO #22178-0
Professional Member: National Pest Control Association, NPCA #120827
Building Code Certified: BOCA Property Maintenance and Housing Inspector
Construction Arbitrator: American Arbitration Association - AAA

You're welcome to read more about background and credentials at my resume or look for advice in some of my publications and classes, or you can
see some of my areas of special expertise and research listed at my Home Page or at Additional Services above.

Home -- More Information

Sick Building Sick House Investigations, allergy, allergies, allergens, asthma, asthmatics, dust mites, mold, mildew, fungi, indoor Electromagnetic radiation fields, environmental hazards residential properties for home buyers home owners contamination Cooling air quality, heating system ventilation, combustion air, chimney defects, moisture, water entry, wet basements, surface and roof drainage, flooding, water damage, air quality measurements ASHI American Society of Home Inspectors Air (C)trap Daniel Friedman, Conditioning Asbestos Construction failures Heating drinking water contamination contaminants lead, pesticides, organics lead paint hazard advice, testing Underground Storage UST professional New York State licensed home inspections inspectors

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Environmental Inspection, Testing, & Diagnosis On-Site IAQ, Gas, Air Testing, Mold Investigation, Sick Building Diagnosis, Lab Services, & Remediation Plan Preparation - indoor air quality testing, problem source determination, supporting lab work, written remediation plan addressing removal of environmental and other hazards and prevention of their recurrence.

Contact Daniel Friedman for website content suggestions or for fee-paid consulting

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