FAQs

At Pinnacle Property Service we do our best to keep you informed. Below you will find a list of what we believe are the most frequently asked questions we receive. If you have any questions that have not been answered below, do not hesitate to contact us.

What's inspected in a home inspection?

When you hire Pinnacle, you get the most comprehensive inspection available.  We inspect the visible areas of the grounds, exterior, roof, chimneys, flashings, interior walls, floors ceilings, doors, cabinets, countertops, plumbing, electrical, structural, venting, HVAC, foundation and more.  We use technology like Flir thermographic cameras to look into walls, ceilings and floors to detect things like moisture or unusually cold or warm spots (which may indicate other problems)  Most other inspectors have not invested in tech like this which may put you at a disadvantage if you hire them instead of us.

How long does an inspection take?

The average inspection will take 1.5 to 4 hours.  The size, age and complexity of the home plays a big part in how long we’ll be there.  When you hire Pinnacle, you’ll get 2 inspectors which not only gives you more inspection power, but usually helps speed up the time on-site.  

How much does an inspection cost?

In 2019 the national average cost for a home inspection was about $400.  Your cost can vary based on the size of the home, complexity and what services you may require such as water quality testing or a sewer scope.

What do I get for my hard earned money?
  • We believe we offer the best value in home inspections anywhere. 
  • When you hire Pinnacle, you’ll get a comprehensive inspection performed by experienced, professional and licensed inspectors. 
  • You’ll also receive a full color, digital, online report that’s packed full of commentary, photographs and video. 
  • You will get as much time on-site as you need to ask questions and understand any defects we find. 
  • Lastly, you’ll have access to Pinnacle tech support for as long as you need it.  Got a question about your leaky sink 3 years from now?  No problem…give us a call!
Should I attend the inspection?

Yes!  Definitely!

If possible, you should plan to attend the inspection.  While you’re welcome to attend the entire inspection, we’ve found that most buyers find it best to arrive about 1-2 hours after we’ve begun the inspection.  That gives us time to start the data collection and assessment phase of the inspection so we’re ready to start discussing our findings with you the moment you arrive.  If you cannot attend, we will be happy to discuss the entire report during a phone call at your convenience.

Should I plan to take notes or photographs?

You’re welcome to do so, but it’s not required.  We will provide you with a comprehensive report that includes color photographs and narrative comments on our findings.  We would rather you focus on discussing the findings with the inspector, in person, to be sure you understand what we show you.  This is your opportunity to learn and ask clarifying questions while at the property.

Can I bring my family?

Bringing one or two family members isn’t a big deal, but sometimes more than a couple people can get distracting.  We want you to focus on the inspection and what the inspectors are showing you.  Use your best judgment and we’ll work with you as best we can.

When will I get my report?

NYS allows for 5 business days to deliver a report, but we strive to publish your report on the same day or within 24 hours.  Some homes are more complex which can add a day or two to the delivery time, but our goal is to get the report to you as quickly as possible.

How long does it take to get water or radon reports?

Water quality reports usually take 3-7 days as the sample has to be sent to the lab and processed which usually includes a minimum 24 hour incubation period before the report is issued.

Radon results can take a bit longer.  The Radon test kit must “soak” for a minimum of 48 hours at the property, after which it can be collected and mailed to the lab (2 days usually)  The lab usually processes our tests within 48 hours of receipt so best to plan for 4-8 days.

If the house is really bad, will you tell us "Don't buy it"?

No. Our 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 will be invaluable in helping you with the report results.

Do you offer a warranty on the home?

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 and  we would be happy to help you contact a warranty company.

When should I schedule my inspection?

Generally, you would call us to schedule once you have received a signed offer back from the seller or listing agent.  Because we have a team of inspectors we can usually get you scheduled within a few days.  We do offer expedited or weekend inspections for a small, additional fee.

Give us a call

We’d love to discuss your home inspection questions any time.  Give us a call.                 

607-343-9882

 

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Jamie Arnold

NYS License 1600081895

Eric Hackel

NYS License 1600096357