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FAQs
At Best Coast Inspections I do our best to answer all of your questions. Below you will find a list of what wI believe are the most frequently asked questions. If you have any questions that have not been answered below, do not hesistate to contact me.
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A typical inspection should take 2 to 3 hours to complete. This can vary, given the current condition and size of the home, the accessibility of mechanical systems, and so on. As a courtesy to sellers, I recommend that they be informed of the timeframe in a pre-purchase home inspection situation.
I inspect the major systems of the house. These include the Roof, Exterior, Grounds, Electrical, Garage/Carport, Heating/Cooling and Ventilation, Plumbing, Attic/Insulation & Ventilation, Interior/Doors/Windows, Foundation, Fireplaces and Fuel Burning appliances as well as Built in appliances. Our goal is to identify any existing problems with these systems. I also point out ideal construction practices to.
My typical fee for an inspection is between $300-$500. However, some factors will affect the fee. If you are comparing home inspection firms, the fee charged should not be the deciding factor unless the level of service offered is identical. Remember, you are considering a major purchase and your choice of home inspector should be based on getting the best value, not just the best price.
- Complete home inspection conducted by an experienced professional.
- Comprehensive written home inspection report.
- Technical support for as long as you own your home.
Definitely. I encourage you to attend. The inspection is a valuable learning experience for most homebuyers.
You don't have to take notes during the inspection. I will document everything in a written report. It's much better to follow the inspector through, listening to my comments to make sure you understand. It's also a great opportunity to ask questions and to clarify anything that confuses you.
You should dress comfortably and be prepared to spend roughly 2 1/2 hours walking through the home with the inspector. You won't have to climb on the roof or go into the attic, so your clothes won't get dirty.
You do receive a written report. It would be unfair to ask you to remember all of the things we cover during a home inspection. The report includes a summary of the condition of the home and details on all the major systems of the home. It is delivered the same day as the inspection.
No. My goal is to report on the condition of the house, indicating potential repairs and expenses. Ultimately, it is your decision as to whether or not you buy the house. The home inspection is very important but it is only one piece of the puzzle. Only you know all of the factors at play. Your real estate professional can help you here.
A home inspection is a professional opinion based on less-than-complete information. It's a little like getting a check-up from your doctor. It improves your odds of good health but there is no guarantee or warranty. Some problems can only be discovered by living in a house; they cannot be discovered during a home inspection. For example, some shower stalls leak when people use the shower but don't leak when you simply turn on the shower. Some roofs and basements only leak when specific weather conditions exist. Some problems will only be discovered when carpets are lifted, furniture is moved or finishes are removed. As such, we cannot and do not offer a warranty on the house. Home warranty programs are available from others. I would be happy to help you contact a warranty company.
Yes. I am a licensed Consumer Protection member and also a Certified Proffesional inspector with Internachi (International association of certified home inspectors).
I am ready to serve you quickly. However, when the sale of a home is conditional on the results of a home inspection, I recommend that you allow at least three days to arrange for a home inspection.
Surface preparation and paint quality are the most important determinants of a paint's life expectancy. Ultraviolet (UV) rays via sunshine can shorten life expectancy. Additionally, conditions of high humidity indoors or outdoors can affect the lifespan of these components, which is why they should be inspected and maintained seasonally.
ADHESIVES, CAULK & PAINTS
YEARS
Caulking (interior & exterior)
5 to 10
Construction Glue
20+
Paint (exterior)
7 to 10
Paint (interior)
10 to 15
Roofing Adhesives/Cements
15+
Sealants
8 Stains
3 to 8
Appliance life expectancy depends to a great extent on the use it receives. Furthermore, consumers often replace appliances long before they become worn out due to changes in styling, technology and consumer preferences.
APPLIANCES
YEARS
Air Conditioner (window)
5 to 7
Compactor (trash)
6
Dehumidifier
8 Dishwasher
9 Disposal (food waste)
12 Dryer Vent (plastic)
5
Dryer Vent (steel)
20
Dryer (clothes)
13
Exhaust Fans
10
Freezer
10 to 20 Gas Oven
10 to 18
Hand Dryer
10 to 12
Humidifier (portable)
8 Microwave Oven
9
Range/Oven Hood
14
Electric Range
13 to 15
Gas Range
15 to 17
Refrigerator
9 to 13
Swamp Cooler
5 to 15
Washing Machine
5 to 15
Whole-House Vacuum System
20 Modern kitchens today are larger and more elaborate. Together with the family room, they now form the “great room.”
CABINETRY & STORAGE
YEARS
Bathroom Cabinets
50+
Closet Shelves 100+ Entertainment Center/Home Office 10 Garage/Laundry Cabinets 70+ Kitchen Cabinets 50 Medicine Cabinet 25+ Modular (stock manufacturing-type)
50
Walls and ceilings last the full lifespan of the home.
CEILINGS & WALLS YEARS
Acoustical Tile Ceiling
40+ (older than 25 years may contain asbestos)
Ceramic Tile
70+
Concrete
75+ Gypsum
75
Wood Paneling
20 to 50 Suspended Ceiling 25+
Natural stone countertops, which are less expensive than they were just a few years ago, are becoming more popular, and one can expect them to last a lifetime. Cultured marble countertops have a shorter life expectancy, however.
COUNTERTOPS YEARS
Concrete
50
Cultured Marble
20
Natural Stone
100+
Laminate
20 to 30
Resin 10+
Tile
100+
Wood 100+
Decks are exposed to a wide range of conditions in different climates, from wind and hail in some areas, to relatively consistent, dry weather in others. See FASTENERS & STEEL section for fasteners.
DECKS YEARS
Deck Planks
15
Composite
8 to 25
Structural Wood
10 to 30
Exterior fiberglass, steel and wood doors will last as long as the house, while vinyl and screen doors have a shorter life expectancy. The gaskets/weatherstripping of exterior doors may have to be replaced every five to eight years.
DOORS YEARS
Closet (interior)
100+
Fiberglass (exterior)
100+
Fire-Rated Steel (exterior)
100+
French (interior)
30 to 50 Screen (exterior) 30
Sliding Glass/Patio (exterior)
20 (for roller wheel/track repair/replacement)
Vinyl (exterior) 20 Wood (exterior)
100+
Wood (hollow-core interior)
20 to 30
Wood (solid-core interior)
30 to 100+
Copper-plated wiring, copper-clad aluminum, and bare copper wiring are expected to last a lifetime, whereas electrical accessories and lighting controls, such as dimmer switches, may need to be replaced after 10 years. GFCIs could last 30 years, but much less if tripped regularly.
Remember that faulty, damaged or overloaded electrical circuits or equipment are the leading cause of house fires, so they should be inspected regularly and repaired or updated as needed.
ELECTRICAL YEARS
Accessories 10+
Arc-Fault Circuit Interrupters (AFCIs)
30 Bare Copper 100+
Bulbs (compact fluorescent)
8,000 to 10,000+ hours
Bulbs (halogen)
4,000 to 8,000+ hours
Bulbs (incandescent)
1,000 to 2,000+ hours
Bulbs (LED)
30,000 to 50,000+ hours
Copper-Clad Aluminum
100+
Copper-Plated 100+
Fixtures
40
Ground-Fault Circuit Interrupters (GFCIs)
up to 30 Lighting Controls
30+
Residential Propane Backup Generators
12
Service Panel
60
Solar Panels
20 to 30
Solar System Batteries
3 to 12
Wind Turbine Generators
20
Floor and roof trusses and laminated strand lumber are durable house-building components, and engineered trim may last 30 years.
ENGINEERED LUMBER YEARS
Engineered Joists
80+ Laminated Strand Lumber
100+
Laminated Veneer Lumber
80+
Trusses
100+
Fastener manufacturers do not give lifespans for their products because they vary too much based on where the fasteners are installed in a home, the materials in which they're installed, and the local climate and environment. However, inspectors can use the guidelines below to make educated judgments about the materials they inspect.FASTENERS, CONNECTORS & STEEL
YEARS
Adjustable Steel Columns
50+
Fasteners (bright)
25 to 60
Fasteners (copper)
65 to 80+
Fasteners (galvanized)
10+
Fasteners (electro-galvanized)
15 to 45
Fasteners (hot-dipped galvanized)
35 to 60
Fasteners (stainless)
65 to 100+
Steel Beams
200+
Steel Columns 100+ Steel Plates 100+
Flooring life is dependent on maintenance and the amount of foot traffic the floor endures.
FLOORING YEARS
All Wood Floors
100+
Bamboo
100+
Brick Pavers
100+
Carpet
8 to 10
Concrete
50+
Engineered Wood
50+
Exotic Wood
100+
Granite
100+
Laminate
15 to 25
Linoleum
25
Marble
100+
Other Domestic Wood
100+
Slate
100
Terrazzo
75+
Tile
75 to 100
Vinyl
25
Concrete and poured-block footings and foundations will last a lifetime, assuming they were properly built. Waterproofing with bituminous coating lasts 10 years, but if it cracks, it is immediately damaged.
FOUNDATIONS YEARS
Baseboard Waterproofing System
50
Bituminous-Coating Waterproofing
10
Concrete Block 100+
Insulated Concrete Forms (ICFs)
100
Permanent Wood Foundation (PWF; treated)
75
Post and Pier
20 to 65
Post and Tensioned Slab on Grade
100+
Poured-Concrete Footings and Foundation
100+
Slab on Grade (concrete)
100
Wood Foundation 5 to 40
Framing and structural systems have extended longevities; poured-concrete systems, timber-frame houses, and structural insulated panels will all last a lifetime.
FRAMING YEARS
Log
80 to 200
Poured-Concrete Systems 100+
Steel
100+
Structural Insulated Panels (SIPs)
100+
Timber Frame
100+
The quality and frequency of use will affect the longevity of garage doors and openers.
GARAGES YEARS
Garage Doors
20 to 25
Garage Door Openers
10 to 15
Home technology systems have diverse life expectancies and may have to be upgraded due to evolution in technology.
HOME TECHNOLOGY YEARS
Built-In Audio
20
Carbon Monoxide Detectors* 5 Doorbells
45
Home Automation System
5 to 50
Intercoms
20
Security System 5 to 20
Smoke/Heat Detectors*
less than 10
Wireless Home Network
5+
* Batteries should be changed at least annually.
Thermostats may last 35 years but they are usually replaced before they fail due to technological improvements.
HVAC YEARS
Air Conditioner (central)
7 to 15
Air Exchanger
15
Attic Fan
15 to 25
Boiler
40
Burner
10+ Ceiling Fan
5 to 10
Chimney Cap (concrete)
100+
Chimney Cap (metal)
10 to 20 Chimney Cap (mortar)
15
Chimney Flue Tile
40 to 120
Condenser
8 to 20 Dampers
20+ Dehumidifier
8
Diffusers, Grilles and Registers
25 Ducting
60 to 100 Electric Radiant Heater
40
Evaporative Cooler
15 to 25
Furnace
15 to 25 Gas Fireplace 15 to 25
Heat Exchanger
10 to 15
Heat Pump
10 to 15 Heat-Recovery Ventilator
20 Hot-Water and Steam-Radiant Boiler
40 Humidifier
12
Induction and Fan-Coil Units
10 to 15 Thermostats
35 Ventilator 7
As long as they are not punctured, cut or burned and are kept dry and away from UV rays, cellulose, fiberglass and foam insulation materials will last a lifetime. This is true regardless of whether they were installed as loose-fill, housewrap, or batts/rolls.INSULATION & INFILTRATION BARRIERS YEARS
Batts/Rolls
100+
Black Paper (felt paper)
15 to 30
Cellulose
100+
Fiberglass
100+
Foamboard 100+
Housewrap
80+
Liquid-Applied Membrane
50
Loose-Fill
100+
Rockwool
100+
Wrap Tape
80+
Masonry is one of the most enduring household components. Fireplaces, chimneys and brick veneers can last the lifetime of the home.
MASONRY & CONCRETE YEARS
Brick 100+
Insulated Concrete Forms (hybrid block)
100+
Concrete Masonry Units (CMUs)
100+
Man-Made Stone 25
Masonry Sealant
2 to 20
Stone
100+
Stucco/EIFS
50+
Veneer 100+
Custom millwork and stair parts will last a lifetime and are typically only upgraded for aesthetic reasons.
MOLDING, MILLWORK & TRIM YEARS
Attic Stairs (pull-down)
50
Custom Millwork
100+
Pre-Built Stairs
100+
Stair Parts
100+
Stairs 100+
The lifetime of any wood product depends heavily on moisture intrusion.
PANELS YEARS
Flooring Underlayment
25
Hardboard
40
Particleboard 60
Plywood
100 Softwood
30
Oriented Strand Board (OSB)
60
Wall Panels
100+
The quality of plumbing fixtures varies dramatically. The mineral content of water can shorten the life expectancy of water heaters and clog showerheads. Also, some finishes may require special maintenance with approved cleaning agents per the manufacturers in order to last their expected service life.
PLUMBING, FIXTURES & FAUCETS YEARS
ABS and PVC Waste Pipe
50 to 80
Accessible/ADA Handles
100+
Acrylic Kitchen Sink
50
Cast-Iron Bathtub
100
Cast-Iron Waste Pipe (above ground)
60
Cast-Iron Waste Pipe (below ground)
50 to 60
Concrete Waste Pipe 100+
Copper Water Lines
70
Enameled Steel Kitchen Sink
5 to 10+
Faucets and Spray Hose
15 to 20
Fiberglass Bathtub and Shower
20
Gas Lines (black steel)
75
Gas Lines (flex)
30
Hose Bibs
20 to 30 Instant (on-demand) Water Heater
10
PEX 40 Plastic Water Lines
75
Saunas/Steam Room 15 to 20
Sewer Grinder Pump
10
Shower Enclosure/Module
50
Shower Doors
20
Showerheads 100+ (if not clogged by minerals or other deposits)
Soapstone Kitchen Sink
100+
Sump Pump
7
Toilet Tank Components
5
Toilets, Bidets and Urinals 100+
Vent Fan (ceiling)
5 to 10
Vessel Sink (stone, glass, porcelain, copper)
5 to 20+
Water Heater (conventional)
6 to 12
Water Line (copper)
50
Water Line (plastic)
50
Water Softener
20
Well Pump
15
Whirlpool Tub
20 to 50
The life of a roof depends on local weather conditions, building and design, material quality, and adequate maintenance. Hot climates drastically reduce asphalt shingle life. Roofs in areas that experience severe weather, such as hail, tornadoes and/or hurricanes, may also experience a shorter-than-normal lifespan overall, or may incur isolated damage that requires repair in order to ensure the service life of the surrounding roofing materials.
Roofing YEARS
Aluminum Coating
3 to 7
Asphalt (architectural)
30
Asphalt Shingles (3-tab) 20
BUR (built-up roofing)
30
Clay/Concrete
100+ Coal and Tar
30
Copper
70+
EPDM (ethylene propylene diene monomer) Rubber
15 to 25
Fiber Cement
25 Green (vegetation-covered)
5 to 40 Metal
40 to 80
Modified Bitumen
20
Simulated Slate 10 to 35
Slate
60 to 150
TPO 7 to 20
Wood
25
Exterior siding materials typically last a lifetime. Some exterior components may require protection through appropriate paints or sealants, as well as regular maintenance. Also, while well-maintained and undamaged flashing can last a long time, it is their connections that tend to fail, so seasonal inspection and maintenance are strongly recommended.
SIDINGS, FLASHING & ACCESSORIES YEARS
Aluminum Gutters, Downspouts, Soffit and Fascia
20 to 40+ Aluminum Siding
25 to 40+
Asbestos Shingle
100
Brick
100+
Cementitious
100+
Copper Downspouts
100
Copper Gutters
50+
Engineered Wood
100+
Fiber Cement
100+
Galvanized Steel Gutters/Downspouts
20
Manufactured Stone
100+
Stone 100+
Stucco/EIFS 50+
Trim 25
Vinyl Gutters and Downspouts 25+ Vinyl Siding
60
Wood/Exterior Shutters 20
Site and landscaping elements have life expectancies that vary dramatically.SITE & LANDSCAPING YEARS
American Red Clay
100+
Asphalt Driveway
15 to 20
Brick and Concrete Patio
15 to 25
Clay Paving
100+ Concrete Walks
40 to 50
Controllers
15
Gravel Walks
4 to 6
Mulch
1 to 2
Polyvinyl Fencing 100+ Sprinkler Heads 10 to 14 Underground PVC Piping 60+ Valves
20 Wood Chips
1 to 5 Wood Fencing
20
Aluminum windows are expected to last between 15 and 20 years, while wooden windows should last nearly 30 years.WINDOWS YEARS
Aluminum/Aluminum-Clad
15 to 20
Double-Pane
8 to 20
Skylights
10 to 20
Vinyl/Fiberglass Windows 20 to 40 Window Glazing
10+
Wood
30+