BEACON INSPECTION SERVICES
Home & Building Inspections for Buyers, Sellers, Owners
"Helping Guide Your Decision"
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Bob Knauff (CRI)
Certified Home Inspector
Comprehensive home inspections, radon testing, detailed home inspection reports, informational website, and ongoing support long
after the inspection
Las Vegas, Henderson, Summerlin, Boulder City, Pahrump, Clark County, Nye County, Lincoln County
Frequently Asked Quesions
Give Me 5% of Your Trust and I Will Earn the Other 95%!
Please call if you have any other questions
Why Do I Need An Inspection?
The purchase of a home is one of the largest single investments you will ever make. You should know exactly what to expect --- both
indoors and out -- in terms of needed and future repairs and maintenance. A fresh coat of paint could be hiding serious structural
problems. Stains on the ceiling may indicate a chronic roof leakage problem or may be simply the result of a single incident. The
inspector interprets these and other clues, then presents a professional opinion as to the condition of the property so you can avoid
unpleasant surprises afterward. Of course, a Beacon inspection will also point out the positive aspects of a building, as well as the type
of maintenance needed to keep it in good shape. After the inspection, you will have a much clearer understanding of the property you are
about to purchase, and be able to make your decision confidently.
As a seller, if you have owned your building for a period of time, an inspection can identify potential problems in the sale of your building
and can recommend preventive measures which might avoid future expensive repairs or new buyers demands.
What Is A Home Inspection?
A home inspection is a visual examination of the structure and systems of a building. If you are thinking of buying a home,
condominium, or townhouse, for your protection (peace of mind as well as financial) you should have it thoroughly inspected before the
final purchase by an experienced and impartial professional inspector.
What does it cost and how long does it take?
Although there is a base price the exact price is determined after a few questions are answered concerning things like type of home,
square footage, age of the home, and if there are any known existing problems that may require extra time inspecting. A typical
inspection on an average size residential home may take two to four hours.
What type of things do you inspect?
A complete inspection includes a visual examination of the building from top to bottom. I evaluate and report on the condition of the
structure, roof, foundation, drainage, plumbing, heating system, central air-conditioning system, electrcal system, visible insulation,
walls, windows, and doors, to name just a few. Only those items that are visible and accessible by normal means are included.
Do you inspect Mold and Radon?
I do not do a separate inspection for mold. If, after the regular inspection, there are suspicions or concerns, we would discuss the option
of specialized testing at that point. I do perform Radon tests.
*Mold - There are many things that can indicate the probability of mold. The observation of anything that appears to be some tyupe of
bio-growth would be duly noted in your report. I do not do lab testing or sample testing.
*Radon - Radon is an oderless, colorless, and tasteless gas and that cannot be detected without specialized test devices. An
evaluation can be done by you, or the homeowner, with EPA approved Radon Test Kits that are available from the Clark County
Extension Division if you are not in a hurry for results. If you would prefer, or need the test results quickly, I can help you with that as
*Two standard methods exist for testing a home for the presence of radon gas. Short-term testing methods are designed to provide a
quick radon value. Short-term tests can be as short as 48 hours and as long as 90 days. Long-term testing methods are designed to
provide an annual average of radon gas. Long-term tests run for a minimum of 90 days, and usually for 6 to 12 months.
The EPA recommends performing a short-term test for radon. If that test comes back below the EPA Action Level ( 4.0 pCi/L), then no
further immediate action is warranted. However, the home should be tested again after any air sealing work, heating/air conditioning
system changes or foundation modifications. If the short-term test returns with a radon value of 4.0-10.0 pCi/L, the EPA recommends
performing a long-term test to gauge the home's annual radon concentration. The results of the long-term test should be used to
determine the necessity of radon mitigation (reduction). Another option is to conduct a second short term test if quicker results are
desired. If the first short-term test returns above 10.0 pCi/L, then the EPA recommends performing a second short-term test to verify the
results and using the average of the two short-term tests to determine the necessity of radon mitigation. You can see payng for these
tests could be quite costly. Performing these tests is really quite simple. Just follow directions. If the results show elevated levels, you
may then want to call a radon mitigation company.
Are consumer type test kits for measuring radon gas accurate? Pretty much. The largest source of error in radon testing does not come
from the type of device used, but rather from the failure to maintain appropriate closed house conditions during the period of the test. It is
important to carefully follow test kit instructions if you want accurate results. The accuracy of almost all commercially available radon
measurement devices has been evaluated in the Environmental Protection Agency's (EPA) Radon Measurement Proficiency Program
(RMP). This program exposed the devices to established radon levels and returned them to the company or individual for evaluation. A
minimum passing requirement was that the result must have been within plus or minus 25% of the established radon levels. Most
devices have better performance at the EPA guideline level of 4 picocuries per liter of air. Laboratories and measurement service
providers have quality assurance programs and controls to maintain reliable performance and accurate results.
When do I get the home inspection report? To save time the home inspection report along with any associated reports such as a
pest report, if done, is emailed to you and your agent the next day following the inspection. Weekends or holidays make no difference. I
highly recommend keeping a copy of all reports in your file and when the hub bub of the house closing and moving have settled down,
review the report and use it as a "honey do" list to repair or replace items that have been noted in the report.
Are you licensed? Yes. The State of Nevada requires that all home inspectors (or Inspector of Structures as they call them) be
licensed by the State REalestate Board and carry the required amount of insurance to protect you. See About Beacon for more details.
Can a residential property "FAIL" an inspection?
No. A professional home inspection is simply an examination of the current condition of your prospective real estate purchase. It is not
an appraisal or a Municipal Code inspection. An inspector, therefore, will not pass or fail a residence, but will simply describe its
condition and indicate which items will be in need of minor or major repairs or replacement.
What if the report reveals problems?
First, if you have a major concern about any of the findings, call me and we can discus them at length. Otheriwse, talk to your Realtor.
If the inspector finds problems in a building, it does not necessarily mean you should not buy it, only that you will know in advance what
type of repairs to anticipate. Most of time the defiencies noted are typical for the age or type of the property. A seller may be willing to
make repairs or renegotiate the proce because of significant problems discovered by the inspector. If your budget is tight, or if you do not
wish to become involved in future repair work, you may decide that this is not the property for you. The choice is yours.
Can I Inspect The Building Myself?
Even the most experienced building or home owner most likely lacks the knowledge and expertise of a professional inspector who has
inspected hundreds, and perhaps thousands of homes and buildings in their career. An inspector is equally familiar with the critical
elements of construction and with the proper installation, maintenance and inter-relationships of these elements. Above all, most buyers
find it difficult to remain completely objective and unemotional about the building they really want, and this may lead to a poor
Should I Attend The Inspection?
It is not necessary for you to be present for the inspection, but you are certainly welcome and I recommend it. If you do attend, we will
do a complete walk through inside and out where I will explain and discuss all of the issues and concerns I uncover, as well as
answering any questions you may have. This information that will be of great help to you after you've moved in as well.
What should I know about Asbestos?
Any area that appears to have asbestos would be duly noted but you should have a asbestos technician or specialist in this field do a
thorough asbestos inspection of this problem and make recommendations. It is advisable to get information on this problem. You may
wish contact Asbestos and Mesothelioma News for more information.
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