You've made an offer on a home, and it's been accepted. Now what? In your purchase agreement, you may want to ask for an inspection contingency, which will allow you a period of time to hire an inspector to help you gain valuable insight to the integrity of the following systems of the home:
HEATING & COOLING
INSULATION & VENTILATION
LEAF Building Services follows the Standards of Practice of the American Society of Home Inspectors (ASHI). This guarantees all inspections are performed to a consistent scope, outlined here.
Inspections are priced according to total square footage of the home:
>1000 sq ft : $325.00
1000 - 1999 sq ft : $350.00
2000 - 2499 sq ft : $375.00
2500 - 2999 sq ft : $400.00
3000 - 3499 sq ft : $425.00
3500 - 3999 sq ft : $450.00
4000 - 4999 sq ft : $475.00
>5000 sq ft: $475.00 + $0.05 / extra sq ft
Multiplex: add $75 / extra unit
Big Ticket Home Inspection: this is an abbreviated, major-systems-only inspection. For urgent purchase situations, or experienced home buyers. Take 40% off prices above.
Condo and Townhome Inspections are similar to Home Inspections, except they usually don't include portions of the property that the Homeowners Association (HOA) is responsible for (usually amenities at the exterior of the unit, and amenities shared with other residents within the complex). *Each HOA is different, so be sure to learn about your responsibilities in as much detail as possible prior to inspection date.
500 - 1999 sq ft : $225.00
2000 - 2999 sq ft : $250.00
3000 - 3999 sq ft : $275.00
>4000 sq ft : $300.00
With in-unit mechanicals add $75.00
Prior to listing your home for sale, some parts of the Twin Cities metro require a Truth in Sale of Housing, or Point-of-Sale Inspection. These inspections aren't as detailed as a buyer's inspection, but they help cities ensure that homes in the community meet minimum standards set forth by evolving residential building codes.
*Currently licensed for TISH in Minneapolis only.
Standard TISH Evaluation: $225.00
Multiplex: add $50 per unit
Townhomes & 1st Time Condo Conversion: $195.00
Radon is a gas that originates in soil and finds its way into homes through openings in the foundation, and occasionally through the water supply. Long term exposure to radon gas is a health hazard linked to some cancers; primarily lung cancer. The Environmental Protection Agency (EPA) recommends all homes with Radon levels in excess of 4.0 pCi/L mitigate the home to reduce radon levels.
A 48-hour radon test by a licensed professional is the best way to evaluate radon levels within the time constraint of a Real Estate inspection contingency.
*Note: some situations do not have the same testing urgency as a real estate transaction. For example, homeowners may want to know their radon levels for their own safety. Without time constraints, there are more affordable testing options, with comparable accuracy, that might make more sense. To purchase longer-term testing kits for self testing, check here.
48 hour Continuous Monitoring is priced as follows:
As part of Home Inspection : $150.00
Radon Test alone : $175.00
Extra Foundation: $25.00 per unit. Some homes have more than one foundation type (basement, crawl space, slab, etc.). Such homes require multiple tests be conducted simultaneously.
MDH license# RMEA-00187
Sometimes visual evidence can reveal that moisture damage may exist in areas where we can't see it; such as beneath finished surfaces, in structural members. The consequences of moisture damage range from health hazards like mold, to compromised structural strength due to rot.
A moisture probe test can help spot-check such areas of concern. By probing beneath finished surfaces, we gain insight to both moisture content and firmness of building materials.
If purchased with a Home Inspection:
Isolated Area (single window): $150.00
Whole House (all windows): $300.00
If purchased without Home Inspection:
Isolated Area (single window): $200.00
Whole House (all windows): $400.00
*Intrusive testing requires homeowner permission. Whole House pricing applies to homes with less than or equal to 3000 sq. ft. Add $50 per additional 1000 sq. ft.
Bundle a Truth in Sale of Housing Evaluation (Minneapolis) with a Buyer's Inspection for a $50 discount.
If you walk away from a purchase as a result of my inspection, I will take $50 off your next inspection.
*Does not apply to Truth in Sale of Housing evaluations