Frequently Asked Questions

Why Choose Conley Home Inspections?

Experience, accuracy, and quality are some of the reasons customers choose Conley Home Inspections, LLC time and time again. Our top-notch home inspection services are unmatched in the North Atlanta area.

With forty years of experience in the construction industry and Georgia Tech degree in Building Construction, my customers can depend on the information in my home inspection reports. I go the extra mile to make sure I do a thorough job and give the client the satisfaction they expect and deserve.  My solely owned business has business hours 7 days a week 7am-9pm and you can expect your telephone calls, texts or emails to be answered promptly.

The inspection processes that set me apart from other inspectors include inspecting and walking 98% of roofs and fully across accessible attic spaces. I open every electrical panel & test every accessible receptacle. I fill every sink, tub & shower and open and inspect every window. My reports are easy to read & understand and they are uniquely organized, so that follow-up repairs by trade contractors is easy to schedule.

Why should I have a home inspection?

A home inspection is a complete examination of the condition of a home which typically is one of the most expensive purchases you will ever make. A home inspection is a very economical way to find about the true condition of a home you’re considering purchasing. You want to avoid a costly mistake of purchasing a property in need of major repairs that a home inspection can uncover. Sometimes the “dream home,” your found is not as dreamy as you though after the home inspector informs you of the home’s condition.

A good home inspection will assist you in understanding exactly what the condition of the home is you are about to acquire. Often a home may appear “move-in- ready”, but an inspector will examine many components of the house that may reveal issues that are not obvious to the buyer’s eye.  When making a large investment it’s important to realize exactly what you are purchasing. So having a certified home inspector like Conley Home Inspections, LLC conduct a thorough inspection could be compared to taking out an insurance policy for future potential home operating costs.

What exactly is a home inspection?

A home inspection is an object visual examination of the structure, systems and components of a home including everything from the foundation to the roof. If you’re considering purchasing a home, condominium, mobile home, or commercial building, you absolutely need it inspected by a professional, experienced and certified inspector during your “due diligence” period and prior to closing on the property.

What gets inspected when I have a professional home inspection?

Conley Home Inspection, LLC includes evaluation of all the systems in the home. Click here to read about the Process.

How long will the inspection take (how long will you be in the home)?

3-5 hours, depending upon the size of the house, the age of the home, and the condition of the home. Thereafter 2-3 hours to finalize the report.

Can I be there during the inspection and do I need to be there?

Clients are always welcome to attend the entire inspection and you will learn invaluable information about your new home. You will get to learn about the issues as they are discovered and photos are taken. However, most clients get bored watching me work for 4 hours, so I recommend they come at least at the end of the inspection to go over the findings. But if you prefer, you can attend the entire inspection thereby we would not need to go over the findings at the end. Or you may be out of town or need to work and can’t make the inspection. I’m always available for a phone conference after you receive the inspection report.

When will I receive the inspection report? 

Usually the evening of the same day, but always by the end of the next day. The condition of the home and the time of inspection completion determines this.

How long will the report be and will pictures be included?

A produce a very comprehensive report with details, recommendation and lots of photographs. The quantity of photos typically cause my reports to be between 50-100 pages.

How is your report organized?

The report is organized by the home systems so all trades are together so repairs are not overlooked. Each item is coded for severity throughout the report to bring attention to specific issues like safety, health hazards, structural problems, roofing, electrical, HVAC, and plumbing issues, etc. I’m always available to help you interpret and truly understand what the issues and concerns are so you can make your decisions with confidence.

What format will the report be in?

Electronic PDF file downloaded from an email link.

Why should I inspect a new home?

Although a new home has new components this does not necessarily mean they were installed properly and many subcontractors are spread-thin and do not always have experienced quality workers. Even new homes have many defects and deficiencies. The public inspectors are not in your home long enough to do a comprehensive inspection. You need a professional on your team looking out for your investment.

What do I do if the inspection report reveals problems?

No home is perfect. I always find problems with homes, just some more than others and some problems more significant than others. Almost all issues can be corrected with time and money. As always, the question is who will pay for it. I recommend that you contact your agent to discuss all the issues and prioritize them. The inspection report helps you do that. I also recommend that you contact the appropriate trade contractors to get prices for each of the more important issues and problems, so you generally understand the estimated cost of repairs.

Will you re-inspect the house after the corrective work is completed, to ensure the repairs were properly performed?

Yes, I offer a re-inspection for an additional fee that includes a separate report. The re-inspection fee ranges from $75 to $150 as the observation is limited to the specific items found in the original report or only to the items listed on the “Amendment to Address Concerns”.

What is the Fee for a home inspection?

The Price of a Home inspection is based on the size of the home, the type (single family home, town-home, etc), the age of the home, and the type of foundation (slab, basement, crawl-space). To give a example of our fees; a 2,500 SF home, built on a slab, in 2005 will cost $325. This is typically $50 less than most other home inspectors. Please call us to get an exact quote. You can also start an online order and before you schedule it the exact fee will be available to view. A quality inspection by a true professional inspector who’s been in the industry for a long time , with a reputation for complete and quality inspections sometimes requires a higher investment, but it can save you money in the long run.

What forms of payment do you accept? 

Check, Cash, Money Order, Visa, Master Card, American Express, PayPal, Venmo, Apple Pay

When do I pay?

Inspection fees are due at the completion of the inspection, but can be paid online any time prior to downloading the report.

The seller gave me an old inspection and the house appears to be in good condition, do I really need an inspection?

Absolutely you do since you need a professional representing you. Every inspector is different and typically will find different items. Even if the home checks out good will have full peace of mind. Also, you will learn many maintenance items that you may not otherwise know about your new home from the inspector’s written report.

When is the best time to schedule an Inspection?

The best time to consult an inspector is as soon as you go into the binding phase or right after your offer is accepted. The real estate contract usually allows for a “Due Diligence Period” or grace period to allow for the inspection which can range anywhere from 3 to 14 days. Your professional Real Estate agent typically includes an inspection clause in the contract that makes your purchase obligation contingent upon the findings of a professional home inspection.

Should an inspector that I choose be licensed or certified, or both?

Yes, but Georgia does not have a state license, so certifications are essential to filter out the great inspectors from the just OK inspectors. The more certifications the better. Look for inspectors who are members of meaningful professional organizations such as the American Society of Home Inspectors (ASHI), International Association of Certified Home Inspectors (InterNACHI), and International Code Council (ICC).

Once I find a qualified inspector, what specific questions should I ask?

Click here to read a blog post on this question.

How will I know which problems are worse than others?

Conley Home Inspection report classifies each issue in the report according to Safety, Maintenance, Monitor, Replace/Repair, and Defect. An example of a major defect would be a structural failure or something that can lead to a defect, such as a roof flashing leak. Major defects can hinder your ability to finance, legally occupy, or insure the home. Safety issues should also be items to be addressed such as a loose deck railing or exposed live electrical wires. Often less serious problems can be corrected inexpensively with contractor repairs or replacement. As with all homes, there will be maintenance items and items to monitor. Most sellers are unaware of major defects uncovered during a home inspection and want to correct the issues.

What happens if the inspector misses something?

For expensive misses reputable Home Inspectors carry Errors & Omissions Insurance to cover these very rare situations.  Conley Home Inspections stands behind their work and will cover or correct smaller issues themselves because of the very high deductible on the E&O insurance. Plus we will refund your fee and pay to have another equal and reputable home inspector inspect your home. Not many inspectors will stand behind their work to that degree nor has as good a reputation and reviews within the community.

What kind of Home Inspection guarantee do I get?

All Inspections reflect a “Point-in-Time”. By its nature an inspection occurs within a short time window of 3-5 hours and can only report what was observed at the time of the inspection. Hence, items are found at a “Point-In-Time.”  Some items may function perfectly at the time of the inspection and the next week may fail or spring a leak such as garage doors, roofs or plumbing. The inspector cannot predict the future and not all failures are readily apparent until they actually occur. Understanding this limitation with regards to your home inspection is important. A competent home inspector with full integrity and due diligence can only convey to you what was found at the time of the inspection or a “Point-in-Time”.  To help offset this, Conley Home Inspections, LLC provides a 90-day Home Inspection Guarantee with every inspection. This warranty includes all appliances/units, roof, underground sewer & water lines to the street, and mold issues.

American Society of Home Inspectors (ASHI) Frequently Asked Questions