Valley of the Sun

yuma

questions & answers 

The process of home buying includes numerous decisions. Selecting the best home inspection company involves many questions. Answers to the most common questions we receive about our services can be found below. If you do not find your answer, or would rather talk with a live person, call us anytime and we will be happy to answer all your questions.

 
Why should you, as a home buyer, utilize our services?

All our inspections are performed by Registered Professional Engineers. It takes about 10 weeks to become a Certified Home Inspector and about 10 years to become a Registered Professional Engineer. There is a huge difference in the training. Because we are Registered Professional Engineers we provide you with an accurate picture of the condition of the home; we tell you whether anything we find is a major or minor item; and we tell you what it should cost to restore every item identified during our investigation. A Certified Home Inspector cannot legally provide that service.

Because all our Engineers are caring people, we perform every investigation, and provide information associated with every investigation, from a perspective of what would we want to know if we were buying the home. That means we assist you in determining the condition of the home, assessing whether an item is a major or minor item, determining which items you should ask the seller to correct, which items you should correct yourself and the cost associated with the correction of every item identified during the inspection.

We recognize the time you invested locating the house you desire to make your new home. We also recognize most people do not buy a home on a regular basis, so you may not be familiar with the processes involved. Because we are intimately involved with the process of home inspections on a daily basis, we have an immense amount of knowledge in the field. We utilize our knowledge of the field of home inspections, and our expertise as Registered Professional Engineers, to do everything within our power to assist you in making that house your new home. Because we are technically proficient, knowledgeable in the process, and legally able, we will assist you in determining the accurate condition of the house, selecting the items you should put on your BINSR, and choosing which items you should correct yourself so you will have a smooth and successful transition into your new home.

 

What should you, as a Realtor, utilize our services?

As a Realtor you invest many hours showing your client houses until your client finally decides this is the house. When you move into your inspection period you should select an inspection company which recognizes every house has defects. The company you select should be technically capable and legally able to inform your client when an issue is a major item, which should be included on the BINSR, and which items are small, easy and inexpensive to correct, and which should be corrected by your client. Simply put a Certified Home Inspector cannot legally provide that service! Because we are Registered Professional Engineers, we can and do provide that service!

Equally as important is the care we take in assuring your client completely understands the inspection process; its purpose; and its desired outcome. Many inspection companies operate from a perspective of it is their job to prove their value, and in so doing they point out items which are not even a concern, while sometimes missing those which pose a valid concern.

We approach every inspection from the perspective of what would we want to know if we were buying the house. That means we will provide your client with an accurate picture of the condition of the house. Yet we do not stop there. Arming your client with the condition of the house, without helping your client understand what to do with that information, is a recipe for disaster. We utilize our proficiency as Registered Professional Engineers to assist your client in determining what should be included on their BINSR and which items your client should fix themselves. We do that because if we were buying a house we would want to know how to use the information obtained from an inspection. At the conclusion of our field investigation your client will know the condition of the house, and your client will have a list of items which reasonably should be included on your client’s BINSR. That list will be determined with care and only include items which are reasonable and appropriate. It is not an exhaustive list of all the findings during the inspection. Why do we provide this service? Because if we were the client, we would want to know what is reasonable and what is not. And if we were the Realtor we would want the inspector to help us bring to fruition the goal of locating a new home for our client while informing the client the condition of the home and what to do with that information.

All we ask is you allow us to perform your next inspection. We are not asking for all your inspections, just your next inspection. Come to the inspection; see how we treat your client; and how we make your role as the Realtor so much easier than any other inspection company. Then go and sell houses. You will never need to attend another inspection as you will know first-hand how we assist you and your client in solidifying the deal on the house your client selected to make your client’s new home!

  

What areas do we serve?

In Maricopa County we provide Engineering Grade Home Investigations across the entire valley, which includes everything from Casa Grande to New River, and from Gold Canyon to Buckeye.

In Yuma County we perform investigatory Engineering Grade Home Inspections for Yuma, Somerton, San Luis, Wellton and the entire Mohawk Valley. 

 

Do we charge more for an older home?

While the standard in the industry is to “upcharge” for older homes, up-charging is not consistent with our core value of treating every inspection from the perspective of what would we want if we were buying the home. Knight Vision Inspections does not upcharge for older homes.  

 

Do we charge trip charges?

Most inspection companies charge trip charges, which are dependent upon the distance the property to be inspected is located from the headquarters of the inspection company; Knight Vision Inspections does not charge a trip charge for investigations.

 

What is the cost of a home inspection?

For competitive reasons, we do not advertise our price. However, we will say an inspection from one of our Registered Professional Engineers is less expensive than the majority of home inspection companies providing services from inspectors who are only Certified Home Inspectors. When you have selected a house and are in need of a thorough investigation of that house, call us for or pricing information. You will be pleasantly surprised!

 

What is a ten day inspection period?

After the purchase contract for the house has been agreed upon by the buyer and the seller, the buyer has ten days to perform any inspections or investigatory processes to determine the condition of the house. If the buyer wants the seller to correct any item in the house, the buyer must submit a BINSR to the seller prior to the end of the tenth day after the execution of the final purchase contract [which includes any and all addendums to the purchase contract].

 

What is BINSR an abbreviation for?

BINSR stands for Buyer’s Inspection Notice and Seller’s Response.

 

What is a BINSR?

A BINSR is the portion of the contract in which the buyer tells the seller what the buyer would like fixed prior to the close of escrow. The seller then responds to the buyer’s requests and informs the buyer which items, if any, the seller is willing to fix.

 

What is the escrow process?

When a buyer selects a house and makes an offer, the buyer provides earnest money indicating the buyer’s real intent to purchase the house. The earnest money is utilized to open an escrow account with a title company. The title company initiates the process to ensure when the property is transferred from the seller to the buyer that the property is properly transferred to the buyer. The title company will make certain any and all encumbrances which may exist on the property are properly removed to be able to transfer the property to buyer. The title company will also make certain any loans which may be received by the buyer for the purchase of the house are properly recorded. The time it takes for the title company to perform their work is called the escrow process.  

 

What does “close of escrow” mean?

Close of escrow signifies the day when the property changes ownership from the seller to the buyer. Close of escrow is the day the buyer obtains the keys and rights to the property.

 

Why we prefer you attend the inspection?

We perform every inspection from the perspective of what would we want to know if we were buying the property. With that in mind our investigation, and the reports which follow, are very detailed. If you do not attend the inspection, it is easy for you to lose the big picture and get bogged down in the details included in the reports. At the conclusion of the site inspection, we will show you pictures and provide you with a presentation of our findings. During that presentation we will inform you which items are major items; which items are minor items; which items you should ask the seller to correct; which items you should correct yourself; and we will answer any and all of your questions. Your attendance at the inspection insures you have an accurate understanding of the magnitude of each item which will appear on the inspection reports. While you will receive the inspection reports whether or not you attend the inspection, we have found it is much easier on you when we explain our findings in person in lieu of leaving you to wade through the detailed reports to extract the information which is most pertinent to you.

 

When should you arrive at the inspection?

For the majority of houses, you should arrive at the inspection half an hour after the inspection is scheduled to start.

 

Often companies say they will be at an appointment at a specific time and are late. I don’t want to stand around waiting. How will I know if you are going to be late?

While we do everything we can to arrive at the time scheduled for your inspection, sometimes there are delays which we cannot control. In those instances, our office will call you to let you know we are running behind and when we anticipate arriving at your inspection. In those rare instances, we strive to advise you as much in advance as possible. 

 

How long does it take to perform an inspection?

For the majority of houses, the inspection process takes about an hour. 

 

Why do other inspection companies take 3-4 hours?

The time it takes to perform a thorough investigation of the home is directly related to the skill and technical proficiency of the person performing the inspection. All our investigators are Registered Professional Engineers. It takes about ten years to become a Registered Professional Engineer. The companies which take 3-4 hours to perform home inspections are providing inspection services from a Certified Home Inspector. It takes about ten weeks to become certified as a home inspector. There is a substantial difference in the training, skill level and technical proficiency.

So you know the reason the other companies advertise a good home inspection must take 3-4 hours is because their time is all they have to offer. In order to make their services appear to be better than their competition, they promote the idea that a good home inspection takes 3-4 hours. Therefore, when you are selecting an inspection company you feel they did a great job because of the time they invested. Be very careful here. Think about this. If you were life threateningly ill, would you select the doctor who would spend the entire day with you attempting to figure out what you should do to save your life? Or would you prefer the skilled physician, who was proficient enough to diagnose your illness and direct the correct treatment to save your life in less than an hour? To us the choice is easy.   

 

What is the lead time to schedule an inspection?

We recognize the time constraints associated with your ten day inspection period. If you call us as soon as you have a signed contract, we will always schedule your inspection in sufficient time for you to create your BINSR.

 

Arizona is an As-Is State – What does that mean?

The State of Arizona is an as-is state. What that means is the seller does not have to fix anything. Even if there is a life safety issue, a major defect, etc., the seller is not required by law to make any corrections in order for the house to close escrow. Because Arizona is an as-is state it is important for you as a buyer to know which items are important enough to include on your BINSR and which items you should correct yourself. As Registered Professional Engineers, we are technically proficient, and skilled, in advising you which items you should, and should not, include on your BINSR to obtain the home you desire and create a successful close of escrow for your new home.

 

How do we present the information to a client at the home inspection?

At the conclusion of the onsite portion of our work we will show you pictures and explain each and every item we discovered during our investigation. We will tell you whether an item is a major issue or a minor item. We will assist you in determining which items should be included on your BINSR and which items you should correct yourself. We will also answer any and all questions you may have about the house you selected to make your new home. Our goal is to make certain that at the end of the inspection you have an accurate understanding of the condition of the home and which items should be restored by the seller, which is the purpose of your ten day inspection period.  

 

Can a home inspection company assist you in preparing a BINSR?

No. A Certified Home Inspector is not technically proficient and therefore cannot assist you in the preparation of the BINSR. The Standards of Professional Practice for Arizona Home Inspectors state: “2.2 Inspectors shall: C. submit a written report to the client which shall: 3. state any systems and components so inspected which were found to be in need of immediate major repair and any recommendations to correct, monitor or evaluate by appropriate persons.” The determination of which items should and should not be included on the BINSR is an evaluation of the findings. Since evaluations are beyond the technical capabilities of Certified Home Inspectors, a Certified Home Inspector cannot assist you in preparing a BINSR.

 

Why can an Engineer assist you in preparing a BINSR?

A Registered Professional Engineer is technically proficient and therefore can assist you in the preparation of the BINSR. The Standards of Professional Practice for Arizona Home Inspectors define Engineering as: “Any professional service or creative work requiring education, training, and experience and the application of special knowledge of the mathematical, physical and engineering sciences.” The special knowledge we possess as Registered Professional Engineers is what enables us to be able to analyze our findings and assist you in preparing your BINSR in an equitable manner.   

 

Who is the best suited to assist you in preparing your BINSR?

We are often asked this question from clients who say they are concerned their Realtor may be more concerned about closing the deal than looking out for their best interest. While we hope you were diligent in selecting a Realtor, who considers protecting your best interest as a vital and integral part of the Realtor’s job, we recognize the concern. When purchasing a home it is in your best interest to utilize all of the resources you have to assist you in making the most informed decisions, which serve your best interests. As a third party, who is paid whether or not you close escrow on the house you have selected to make your new home, Knight Vision Inspections is the most appropriate entity to assist you in determining which items should be included on your BINSR and which items you should correct yourself. However, we should not be the sole source from whom you seek advice regarding your BINSR. It is in your best interest to discuss the inspection reports with your Realtor and obtain your Realtor’s opinion regarding which items should be included on your BINSR. When the advice of your Realtor is consistent with our advice, you should be comfortable with the items which should be included on your BINSR.    

 

What items do we tell you to put on your BINSR?

The selection of which items to include on your BINSR and which items you should correct yourself is an important consideration. Any deficiency, which is a major issue or a central component to the continued longevity of the house, should be included on the BINSR. An item which is small, easy and low cost to correct, should not be included on your BINSR. Although some items discovered during an inspection may be important safety issues which should be corrected, if that issue is easily correctable and inexpensive to remedy, that item should not be included on your BINSR.

The purpose of a home inspection is for you to obtain an accurate condition of the condition of the home and to be able to ask the seller to restore any item which should reasonably be restored. Asking the seller to correct each and every item listed on the inspection reports is not reasonable or prudent. Determining which items should be included on the BINSR and which items you should correct yourself may be the difference between the seller agreeing to correct the items requested in your BINSR and the seller refusing to perform some or all of the work requested in your BINSR.  

 

You stated you would tell me every item which should receive attention, and how much it should cost to correct that item. What does that mean?

Because we perform each and every inspection from a perspective of what would we want to know if we were buying the home, we include any and every item which should be given some consideration. That does not mean every item we include on the inspection reports should be corrected. It means we include all the information we would want to know if we were buying the house. When we identify an item which should be given consideration we include in our reports how much it should cost and how long it should take to correct that particular item. That means when you receive an inspection report from us you will know everything we would want to know, and how much it would cost to correct every item. You may or not choose to make the correction to that item, yet you will be well informed and have the financial understanding of the cost to correct each item.   

 

Can a home inspector tell you what is wrong and how much it should cost to fix it?

No. A Certified Home Inspector is not technically proficient and therefore cannot tell you what is wrong. According to the Standards of Professional Practice for Arizona Home Inspectors, when a Certified Home Inspector identifies an area of concern, the Certified Home Inspector must specifically state the item should be corrected, monitored or evaluated by a qualified party. In most instances the Certified Home Inspector will state a qualified contractor should review the issue to determine what should be done. Because a Certified Home Inspector cannot tell you how to correct any deficiency found during the inspection, the Certified Home Inspector also cannot tell you how much it should cost to restore that item.

 

Why can an engineer tell you what is wrong and how much it should cost to fix?

A Registered Professional Engineer is skilled and technically proficient. Therefore an Engineer can analyze the issue, determine what should be done to correct the deficiency and tell you how much it should cost to restore that item. Having a home inspection performed by a Registered Professional Engineer is a true advantage to you as a home buyer.   

 

Can we assist you in making the corrections to the deficiencies we located during our investigation of the house you desire to make into your home?

No, we cannot assist you in correcting any of the deficiencies we locate during our inspection process. With good reason, the Standards of Professional Practice for Arizona Home Inspectors specifically prohibit us from performing any repairs on your property for two years. That prohibition has a solid foundation, which is designed to provide you protection from unscrupulous companies. If a company could perform corrections, it would be possible for one to locate bogus deficiencies and/or unreasonable deficiencies and then make money correcting those items. It would also be possible for companies to overcharge for corrections and sell their services as an all in one package, which is not in your best interest.  

 

What is the turnaround time for obtaining the reports?

You should expect to receive your inspection reports the morning after our investigatory work is performed in the field. If we perform the field work on a Friday, you should expect to receive your reports Monday morning. Your Realtor will receive the reports at the same time.

 

How do you receive your reports?

You will receive your reports via email the morning after the inspection was performed at the house.    

 

Why is a signed contract necessary prior to obtaining the reports?

The Standards of Professional Practice for Arizona Home Inspectors requires we obtain an executed written agreement regarding our services prior to distributing the inspection reports. The Standards specifically state: “2.2 Inspectors shall: A. before the inspection report is delivered, enter into a written agreement with the client or their authorized agent that includes: 1. the purpose of the inspection. 2. the date of the inspection. 3. the name address and certification number of the inspector. 4. the fee for services. 5. a statement that the inspection is performed in accordance with these Standards. 6. limitations or exclusions of systems or components inspected.”

 

How are the signed contracts obtained?

The contract for our Engineering Grade Home Inspection will be sent to you via email from a document distribution company which enables the contract to be executed, delivered and distributed via email. You will receive a contract via email after the inspection is performed. The contracts must be signed before we can distribute the inspection reports.   

 

Can your Realtor sign the contract on your behalf?

Yes. The Standards specifically state: “2.2 Inspectors shall: A. before the inspection report is delivered, enter into a written agreement with the client or their authorized agent." Therefore, your Realtor may sign the contract on your behalf. When the contracts are sent out to be signed, we send a contract to you and your Realtor. Once we have an agreement signed by either you or your Realtor we can release the inspection reports.

   

If your Realtor signs the contract on your behalf does that mean the Realtor is financially responsible if you do not pay for the inspection?

No. From our perspective, the Realtor is never responsible for the cost of the home inspection. If and when the Realtor signs the inspection contract, the Realtor is signing the agreement as your representative. However you will always be the one responsible to provide payment to us for our services.

 

Do we perform termite inspections?

As a part of our service, and should you be in need of a termite inspection, we provide termite inspections by Registered Professional Engineers, who are also licensed Termite Inspectors. Your termite inspection will occur at the same time as your home inspection.

  

What is a Foundation Certification and why is it important?

A foundation certification is a required component for the transaction of some manufactured homes. A foundation certification is not required for every purchase of a manufactured home. The foundation certification is required when purchasing a manufactured home with certain types of financing [FHA financed homes for instance]. If you are purchasing a manufactured home, with financing which requires a foundation certification, you will need a Registered Professional Engineer to perform a site investigation, and provide the appropriate foundation certification, before close of escrow. Only a Registered Professional Engineer can provide a foundation certification. A Certified Home Inspector cannot provide a foundation certification.

 

Do we perform foundation certifications?

Yes. Because we are Registered Professional Engineers we provide foundation certifications on a regular basis. Should you have a need for a foundation certification, contact us and we will provide you with your foundation certification with the swiftest turnaround time at the lowest cost.    

 

What is an attached structure certification and why is it important?

An attached structures certification is different than a foundation certification and is a required component for the transaction of some manufactured homes. An attached structures certification is not required for every purchase of a manufactured home. An attached structures certification is required when purchasing a manufactured home with structures [shades, storage rooms, etc.] which are attached to the manufactured home when the manufactured home is purchased with certain types of financing [VA financed homes for instance]. The purpose of the attached structures certification is for the lender to be comfortable that the structures which area attached to the manufactured home will not damage the integrity of the manufactured home. If you are purchasing a manufactured home, with financing which requires an attached structures certification, you will need a Registered Professional Engineer to perform a site investigation, and provide the appropriate attached structures certification, before close of escrow. Only a Registered Professional Engineer can provide an attached structures certification. A Certified Home Inspector cannot provide an attached structures certification.     

 

Do we perform attached structures certifications?

Yes. Because we are Registered Professional Engineers we provide attached structures certifications. Should you have a need for an attached structures certification, contact us and we will provide you with your attached structures certification with the swiftest turnaround time at the lowest cost.    

 

What is a roof certification and why is it important?

Sometimes during the transaction associated with the purchase of a house, the lender will require a roof certification. A roof certification is essentially a professional’s opinion of the life expectancy of the roof which exists on the property to be purchased. The purpose of the roof certification is for the lender to have a comfort level the roof will not leak in the immediate future. If you are purchasing a house, and the lender has required a roof certification, you will need to obtain a roof certification from a licensed roofing contractor or a Registered Professional Engineer, who will perform a site investigation, and provide the appropriate roof certification, before close of escrow. Only a licensed roofing contractor or a Registered Professional Engineer can provide a roof certification. A Certified Home Inspector cannot provide a roof certification.     

 

Do we perform roof certifications?

Yes. Because we are Registered Professional Engineers we provide roof certifications when necessary. Should you have a need for a roof certification, contact us and we will provide you with your roof certification with the swiftest turnaround time at the lowest cost.    

 

Do appraisers sometimes require Engineering Inspections?

If you are not paying cash for your house; after your ten day inspection, and during the escrow process, an appraisal will be performed to determine the actual value of the home. An appraisal is required by every lender. Sometimes, as a part of the appraisal, the appraiser will call out items to be investigated by an Engineer. When that occurs the lender will not close escrow until a Registered Professional Engineer evaluates the issue and provides either a report showing the corrective action which is necessary or a report stating the house is structurally sound. If you are purchasing a house, and the appraiser has required an Engineer’s evaluation, you will need a Registered Professional Engineer to perform a site investigation, and provide the appropriate corrective action report or a certification stating the house is structurally sound. Only a Registered Professional Engineer can provide an Engineering evaluation when requested by an appraiser. A Certified Home Inspector cannot provide the Engineering certification requested by the appraiser.

 

Do we perform Engineering certifications when required by an appraiser?

Yes. Because we are Registered Professional Engineers we routinely provide engineering certifications which have been required by the appraiser. Should you have a need for an engineering certification, contact us and we will provide you with your engineering certification with the swiftest turnaround time at the lowest cost. If you select us to perform your home inspection, we will provide the required engineering certification at no additional cost above what you paid for the home inspection.    

 

Why we are so different than any of our competition?

Simple! We perform every inspection, and run every facet of our business with one thing in mind; “What would we want to know if we were buying the home?”

Our philosophy infiltrates everything we do! From the moment you make contact with us on the phone, via email or text we treat you like we would want to be treated if we were selecting an inspection company. When we perform your inspection we include everything we would want to know if we were buying the home. When we present the results we speak in terms you can understand because that is how we would like to be treated. When we assist you in determining your BINSR we ask ourselves what would we want to know about how a BINSR works, what should be included on the BINSR, what should we fix ourselves, how much each item costs and how that affects the BINSR. When we compile your reports we take great care to be specific to your home and what it should cost to make the correction, because we would want to know. When we send your reports, we transmit the information in a concise manner which directs you to the report best suited to your needs, because that is what we would want if we were buying a home.

If you desire someone to spend 3-4 hours “inspecting” your home and trying to impress you with a generous amount of their time, we are not the company you need. If you desire to know an accurate condition of the house you selected to make your new home, and if you desire to know which items you should request restored on your BINSR, and if you desire to be treated like your future home is important, and if you desire to be treated like we, as professionals, would like to be treated if we were buying the home, then we are the inspection company for you!

We take our expertise and put it to work for you in a manner you will not find paralleled in the home inspection industry!