Question 1

How Do I Book an Inspection With You?

Accepted Answer

There are multiple options for booking, the fastest and easiest way is to call or text me at 907-252-6450. Next easiest would be to book through this website on our "Schedule Inspection" or Services and Pricing" page.  If you don't like either of those options you can use the contact page or send me an email at Brennan@workhorseinspections.com.  All of them work and I would be happy to get you on the schedule and do my best work for you.

Question 2

How long does an inspection take?

Accepted Answer

A standard Written Inspection will take about 2.5-3 hours for homes up to 4000-4500 sqft.  
Some larger homes with multiple systems can take longer.  We will always to our best to be timely but, want to ensure that we inspect everything and delivering you a thorough report on the property. 
Verbal Inspections (consultations) are quicker, usually taking between 1-2 hours.

Question 3

What is your service area for inspections?

Accepted Answer

I am based out of North Seattle, but I will travel to most places so please don't hesitate to ask, I'm usually up for a road trip.   My main area is roughly from Tacoma to Mt. Vernon (north and south) and Seattle to North Bend or Monroe (east west).

Question 4

How much does a home inspection cost?

Accepted Answer

Prices vary depending on the size of the home and the service you are requesting.  Written reports are a bit more expensive than the verbal reports due to the added time it takes us to document everything. 
Please see our Services and Pricing page for more information regarding the price of inspections.

Question 5

Do your reports include photos?

Accepted Answer

Yes.  All of our written reports will include relevant photos in regards to defects or deficiencies that we find during the inspection. 
*Verbal reports do not include photos

Question 6

What is a verbal inspection?

Accepted Answer

A verbal inspection is a professional consultation appointment on a particular property, for use prior to making an offer.   
It is the same inspection process for us inspector as a full report, we just do not document our findings in a written or photo report for your review.  Instead they are delivered to you in a walkthrough consultation at the end of the inspection. 
They are intended to be used prior to making an offer, once mutual acceptance has been made we will only do written reports.

Question 7

Are you licensed or certified?

Accepted Answer

Yes.  I am both certified and licensed in the state of Washington to do home inspections. 
I have been trained and certified through both InterNachi (International Association of Certified Home Inspectors) and AHIT (American Home Inspector Training). 
My Washington state professional inspector license number is 22003098.

Question 8

Are you insured?

Accepted Answer

Yes.  I carry both general liability insurance and e&o insurance.

Question 9

What do you look for during a home inspection?

Accepted Answer

I look for all visible or readily accessible systems and components during my inspections.  It will include all of the major systems (foundation, structure, roof, attic, crawlspace, exterior, plumbing, electrical, hvac, interior, basements, site drainage/grading), along with many of the smaller systems and details that can be found throughout the home (switches/outlets, doors, windows, plumbing and bathroom fixtures, flooring and finished surfaces, appliances, venting, deck, porches, stairs, handrails). 
Some things are beyond the scope of a home inspection,  I cant see or access them, or they may be hidden behind finished surfaces.  Unfortunately I can't see everything but I do my best to ensure a thorough and quality inspection of every property.

If you're extremely curious and enjoy painfully boring reading, here is a LINK to our Washington State Home Inspectors Standards of Practice.  It covers everything we are required to inspect during an inspection.

Question 10

Do I have to be there during the inspection?

Accepted Answer

Not to worry, you do not need to be there the entire time or at all if that is the case.  Whenever possible I do encourage people to at least be there at the end for the verbal walkthrough (approximately 30-45 minutes), but if that is not possible I am happy to schedule a phone call to go over things with you.  
You will also receive the picture and written report containing all of the necessary information. (*not included with verbal consultations)

Question 11

How do I pay?

Accepted Answer

Typically I email an invoice that can be paid with a credit/debit card when I send you the report. I am also happy to accept cash, check or you can pay with a card on site at the end of the inspection.

Question 12

Do you guarantee or warranty your inspections?

Accepted Answer

No.  I do not have any guarantees or warranties associated with my inspections.  The inspection is to assess the overall condition of the home and its systems on the day of the inspection.  It does not predict or assume any future conditions, concealed or latent defects.

Question 13

Do you offer pre-listing inspections for sellers?

Accepted Answer

Yes.  Pre-listing inspections are becoming more and more popular these days.  It allows the seller to disclose any concerns (or lack of) to potential buyers and aid in the fluidity of the sale.  We are happy to offer pre-listing inspections if you need one.

Question 14

Do you inspect townhouses/townhomes?

Accepted Answer

Yes.  We are happy to inspect townhomes or any residential property for you.

Question 15

Do you inspect condos?

Accepted Answer

Yes.  We are happy to inspect condos or any residential property for you.

Question 16

Do you do sewer scopes?

Accepted Answer

No.  Currently I do not offer sewer scope inspections. 
I do recommend having a professional sewer scope prior to buying any property.  These two companies do a fine job in my opinion. 
*I do not receive any compensation for these referrals, they just do good work.
Seattle Sewer Inspections 
Lighthouse Sewer Inspections

Question 17

Do you inspect septic systems?

Accepted Answer

No.  Aside from noting the presence of a septic system we do not inspect them.  If there are any obvious visible defects to the system they will also be noted on the report and I would recommend further evaluation by a professional septic service company. 
I also always recommend a professional septic inspection prior to purchasing a home that is on a septic system.

Question 18

Do you inspect old oil tanks?

Accepted Answer

I will inspect for any evidence of active or inactive oil tanks on the property, but i do not inspect the tanks themselves. I do recommend anyone interested in a property that has a buried oil tank have it inspected or request the decommissioning certificate from the seller.

You can find more information in regards to the concerns and liabilities of having a buried oil tank on your property here at PLIA WA.
In regards to cleaning, inspection and removal here are a couple options to get you going. 
Filco - Decommissioning and removal, soil testing, soil removal and more. 
Tanks By Dallas - Cleaning, decommissioning and removal, soil testing, soil removal and more.

Question 19

Do you do code inspections?

Accepted Answer

No.  I don't do code inspections, city code inspections, or code inspections for new builds.  We use and reference code in home inspections, but there is no pass/fail with a home inspection.  
Codes are always changing and updating so many older homes will commonly have things that may not be up to modern code.  If there are any code violations/defects that are a significant safety concern they will be noted on the report.

Question 20

Do you inspect new construction?

Accepted Answer

Yes.  I would be happy to inspect a newly built home for you.  Whether its is a custom build or part of a development I am here whenever you need a new home inspection.

Question 21

Can I schedule you for a weekend inspection?

Accepted Answer

Yes.  I work weekends quite a lot, as it seems to line up better with my clients work schedules.

Question 22

Do you do 11 month warranty inspections?

Accepted Answer

Yes.  I do, and I highly encourage anyone that has a warranty on a new construction home they've purchased to do their 11 month warranty inspection.

Question 23

What is your service area for inspections?

Accepted Answer

I am based out of North Seattle, but I will travel to most places so please don't hesitate to ask, I'm usually up for a road trip.   My main area is roughly from Tacoma to Mt. Vernon (north and south) and Seattle to North Bend or Monroe (east west).

Question 24

Do you inspect duplexes?

Accepted Answer

Yes.  I am happy to inspect duplexes.

Question 25

What hours are you available?

Accepted Answer

Pretty much whenever it is light out I can/will do an inspection.

Question 26

Do you inspect for pests or rodents?

Accepted Answer

I am not a licensed pest inspector.  I do look for past or present evidence of pest/rodent intrusion.  I will also look for areas that create conducive conditions for wood destroying organisms, pests or rodents to access or damage a property.  Any evidence of active, past or potential opportunity for pest intrusion will be noted on the report and I will recommend contacting a licensed pest control operator if needed.

Question 27

Do you test for asbestos?

Accepted Answer

No.  I do not test for asbestos, however,  I will identify on the report any areas or materials that are likely to or potentially contain asbestos.  If found, I will recommend that you contact a licensed asbestos abatement company for testing and possible removal. 
We as inspectors can't legally confirm or deny the presence of asbestos without it being scientifically tested, so on your written report it may say something like "potential asbestos containing material, test prior to removal".
Asbestos Testing Resources: Environix , Hawk Environmental Testing, EMSL Analytical (submit your own sample)

Question 28

Do you test for mold?

Accepted Answer

No.  I do not test for mold, however I do look for mold, organic growth, or areas that have conducive conditions for potential mold growth and notify you of any concerns.  If found, I would recommend you reach out to an appropriate remediation company for testing and treatment if needed. 
We as inspectors can't legally confirm or deny the presence of mold without it being tested, so on your written report it may say something like "potential mold or mildew like substance" or "organic growth".
Mold Testing Resources: Environix , Hawk Environmental Testing

Question 29

Do you test for lead paint?

Accepted Answer

No.  We do not test for lead paint.  There are some at home kits available for home testing or you can have it tested by a professional.  If your house was built prior to 1978, or even for a few years after, there is a chance there is lead paint somewhere in the home.  
Lead Testing Resources: Environix , Hawk Environmental Testing

Question 30

Do you test for the potability of the water?

Accepted Answer

No.   I leave that to the professionals.  If you are on a well supplied water system I do recommend having the water tested by a professional.  Not only can it be a health hazard, some water can damage plumbing systems due to the acidity.

Question 31

Can I follow you around during the inspection?

Accepted Answer

You can, but I do request that you do not and allow me to stay focused on my inspection.  I do my best work when I can stay on task and put the pieces of the inspection together along the way and undistracted.  
I do however encourage you to walk around and do your own "mini inspection" while I'm working to accumulate any questions you want answered, those I am happy to address at the end, or occasionally during the inspection.
I will do a thorough walkthrough with you at the end to point out and explain any findings and answer questions along the way.

Question 32

Can I bring my Dad, Uncle, Brother, Mother, Friend, Etc.?

Accepted Answer

Absolutely.  Feel free to bring who ever you would like.  That said I do request they do not follow me around during the inspections and try to point things out.  I do my best work when I can stay on task and focused.  They also will not be allowed to go onto the roof, into the crawlspace, or operate the systems of the home, these all pose liability issues and need to be left to a licensed inspector. 
I will do a thorough walkthrough with you and them at the end to point out and explain any findings and answer questions along the way.

FAQ's

Frequently Asked Questions

How Do I Book an Inspection With You?

How long does an inspection take?

What is your service area for inspections?

How much does a home inspection cost?

Do your reports include photos?

What is a verbal inspection?

Are you licensed or certified?

Are you insured?

What do you look for during a home inspection?

Do I have to be there during the inspection?

How do I pay?

Do you guarantee or warranty your inspections?

Do you offer pre-listing inspections for sellers?

Do you inspect townhouses/townhomes?

Do you inspect condos?

Do you do sewer scopes?

Do you inspect septic systems?

Do you inspect old oil tanks?

Do you do code inspections?

Do you inspect new construction?

Can I schedule you for a weekend inspection?

Do you do 11 month warranty inspections?

What is your service area for inspections?

Do you inspect duplexes?

What hours are you available?

Do you inspect for pests or rodents?

Do you test for asbestos?

Do you test for mold?

Do you test for lead paint?

Do you test for the potability of the water?

Can I follow you around during the inspection?

Can I bring my Dad, Uncle, Brother, Mother, Friend, Etc.?