Omaha Home Inspection
By ASHI Certified Home Inspectors, Greg Wayman & Chad Beisheim
We are experienced home inspectors that will methodically inspect your home and point out the truth. We report the problems as they exist. Nothing is made up, nothing is downplayed, and nothing is blown out of proportion. When we're done conducting your home inspection, you'll know exactly what you're buying. This will enable you to make the most educated decision about your purchase in the Omaha, NE area.
What Our Clients Have To Say:
“I can't say enough about how great Greg was to work with. He let my father-in-law join him for the inspection (he is a contractor from Iowa) and walked him through everything that he noticed. He did a great job advising us on what we should pay most of our attention to. Greg provided a written and video documentation of everything they looked through. It has been very handy to go back and see the "heads up" he gave us on smaller issues so that we are able to make fixes at our own pace. Our realtor tried to sway us from using Greg because he was too thorough -- as a home buyer there is no such thing as too thorough. I felt really informed ad knowledgeable purchasing our home as we knew everything about it, inside and out! Thanks again for being so kind and for providing such a peace of mind!”
Elizabeth W. from Omaha, NE
“Greg came out to inspect our first home. He gave a very thorough inspection and provided a very detailed report. I truly appreciated his passionate approach to his work, and willingness to go to bat for me when he didn't have to get involved at all. He was absolutely right about the furnace and the AC unit. After making a phone call to the sellers realtor, they had an HVAC guy come out immediately for a second opinion. Guess what? They’re both shot. The HVAC professional told the seller neither are repairable and needed replaced. He saved me $6k, and both will be replaced prior to closing. Thank you so much for everything, Greg.
For those of you scolding the man for nitpicking during his inspections... You're fools. His job is to do just that, so you don't make the mistake of buying a home that will financially crush you. Thanks again, Greg. You've got a lifetime customer.”
Thomas L. from Omaha, NE
“Chad was very very thorough with the inspection of the property we asked him to look at. When it was time to explain what he had found, he was clear and concise and I was able to easily understand what he was talking about. The DVD that was provided was SO detailed that my husband and I knew where every problem was and could clearly see what we did or did not need to have repaired. I appreciated all of the time that was taken to make sure we knew what we were all getting into.”
Toni J. from Papillion, NE
What Every Buyer Must Know When Buying a Home in the Omaha Real Estate Market
How To Know If You Are Hiring A Good Agent
There are some really exceptional agents out there that are truly in the business to protect your best interest and they conduct themselves honestly & ethically. These agents respect your choice of a home inspector. When we perform our home inspections, these agents listen to our findings, ask prudent questions, and then turn to the clients and ask them what issues are they concerned with. They work with the clients to write up any issues they would like negotiated and present those concerns to the listing side. They don’t try to steer you into hiring someone else, they don't get emotional, they aren’t rude, they don’t try to downplay our findings, they don’t interrupt us during the walk-thru in attempts to interrupt the client's ability to digest our findings, they aren’t ill-advising our clients that the only thing they can ask for are safety related items, they aren’t constantly jumping in and saying “I have a guy that can take care of that” for a ridiculously low price, and they aren’t pressuring our clients to sign the home inspection addendum before the client has had a chance to review the report and sleep on it. Please don’t confuse these good agents with the shady ones.
As you begin working with your agent, tell them upfront that you will be hiring Foundation-2-Rooftop, Inc. as your home inspection company. If they start bad-mouthing us, find another agent. It really is that simple.
Avoid "The Seller Won't Allow Us On The Property" Scam!
Every Home Buyer in the Omaha real estate market needs to read this article to make sure you don't fall for these all to common lies bad agents tell:
Top 10 Lies Bad Agents Tell Buyers In Omaha
The word "inspection" is grossly misinterpreted in this case. VA/FHA "Inspections" are typically performed by an Appraiser. They are on-site no more than 20 minutes with their primary focus of doing the appraisal. They'll take note of trip hazards, lead based paint, possible asbestos, loose railings, but will not thoroughly inspect all of the major components of the home. Do not make the mistake of assuming a VA or FHA "Inspection" is an actual home inspection. It is NOT! Do not let anybody try to talk you out of a professional home inspection because the house already had a VA or FHA "inspection".
Relying on a pre-listing home inspection is a gamble for buyers. If an agent is trying to talk you out of having your own home inspection because it was pre-inspected, red flags should be flying. First, you didn't hire the home inspector so that inspector wasn't working for you. Second, every single home inspection that we've performed for a Buyer after another company has conducted the pre-inspection has resulted in us finding major problems that the pre-listing report didn't reveal. To make matters worse, certain inspection companies now will perform a Pre-Listing Inspection in which they only inspect 4-6 items. Yet, when you look at their report, you're misled into thinking they inspected the entire home. Third, most pre-inspections are performed by companies that have preferred vendor relationships with the real estate company listing the property. Do you really think they have an incentive to find everything? See "Preferred Vendor Relationships" below and the accompanying article for real instances of pre-inspections missing major problems.
These properties scream "I need a home inspection!" They are usually in disrepair and the seller is in some type of financial difficulties OR if bank-owned listing the property "As-Is" is a tactic they use hoping you won't have it inspected so negotiations go smoother. The Biggest misnomer out there is because it's an "As-Is" property that there's no point in having a home inspection. WRONG!!! Always insist in the contract to have a home inspection. If you have the property inspected and say $20,000 worth of problems are found, then you have the right to back out of the contract. You can then submit a new lower offer accounting for those problems. Finding $10,000-$20,000 of problems on "As-Is" properties is common. For more information, read ""As-Is" Properties and Home Inspections".
New Construction Inspections
Many people believe that because it's a new construction that the city or county has inspected the property throughout the entire build. Wrong! The Code Department typically sends out their Inspector(s) for the electrical rough-in inspection, plumbing rough-in inspection, mechanical inspection, electrical inspection final, plumbing inspection final, and in some jurisdictions they perform the framing inspection. In small towns, all of those inspections are done by 1 person. Hopefully, they are thoroughly trained. After these inspections, they issue a Certificate of Occupancy if everything "passes". Their job is to look at those items, not everything else. The Code Inspectors are typically on site 5-10 minutes & off racing to the next inspection. With 15-30 inspections per day, it's not possible for them to find everything. Yet, Builders are quick to point out that the house has "passed code". Great! What that means is the Builder has corrected any issues the City or County Code Department happened to find and the City or County is stating that the home meets the minimum Code requirements of that jurisdiction. To you, that means the home gets at least a D+ rating for the building process...not necessarily an A+. That is why it's important for you to research your Builder. Regardless of the size of home, does your builder construct the home to minimum code or do they go way above & beyond?
With that said, we've inspected new homes with major problems that "passed code". We've come across entire walls of the foundation that settled because the footings didn't cure long enough before the concrete foundation was poured, where a girder truss was collapsing because the Builder used the wrong nailing pattern, where floor and attic trusses were damaged, where the driveway was only 2 1/2" thick, where the flashing around windows were allowing active water leaks inside through the drywall, where entire roofs had been nailed with the nails poking up 1/4" through the shingles, where glue was skimped on the PVC exhaust piping during the high-efficiency furnace installation causing carbon monoxide to leak into the home...the list goes on. These homes ranged from tract built to high-end custom lakefront homes. Most of these repairs are in the thousands, some in the tens of thousands, some life-threatening.
New construction inspections are a must and need to be done prior to close! If the home inspection reveals problems, you can make the repairs contractual with the Builder. If you have the home inspection performed after your closing, then you're at the mercy of the Builder or his subs to fix the problem if and when they feel like it. If the Builder's quality control is poor, we've found more wrong on a brand new home than on a home 50 years old. It doesn't seem to matter if it's a cookie-cutter home or high-end custom built home, everyone makes mistakes. Some mistakes can be costlier than others if not caught upfront because you opted not to have the home inspection. The following article is a real case of what we found on a 4-year old home: "Why New Construction Inspections Are Critical". You can also check out my photo gallery: New Construction Nightmares to get a good taste of what can be found on brand new homes. Our hope is that we perform the home inspection and don't find much, but that's not the reality in most cases.
If a Builder refuses to allow a home inspection prior to close, then you need to steer clear of that Builder.
Preferred Vendor Relationships
There are unethical home inspectors in the Omaha Metro that are paying real estate offices to be on their exclusive preferred vendor lists. These shady relationships pay real estate companies indirectly for referrals. The inspectors entering into these deals are in direct violation of ASHI's Code of Ethics. To do your own research, go to any of the larger real estate company's websites and if the home inspectors are listed on their website, they've paid to be on their exclusive list. We would even argue that when these home inspectors are performing an inspection when a fedaral loan is involved that they are in violation of RESPA (the federal anti-kickback laws.) Make sure that you aren't hiring one of these inspectors! To read more, click "Omaha Home Inspectors Blatantly Violating ASHI's Code of Ethics".
Do You Need A Home Warranty?
Home Warranties are an insurance coverage for your house. They "cover" the mechanicals and appliances for 1 year and the cost as of now is around $450. We have "cover" in quotes because you need to read the long list of tiny print of what's excluded. Home warranties do serve a purpose in that today's appliances are made really cheap. If you can purchase an insurance product that covers your appliances, then we think it's a wise choice. We still prefer you to sign up for an HVAC Company's annual service plan to properly care for your furnace, heat pump, or A/C.
Don't get a home warranty confused with a home inspection. There's a huge difference! "Home Warranties vs Home Inspections".
About Greg Wayman, ASHI Certified Home Inspector
Greg is independent, an American Society of Home Inspectors Certified Inspector, Heat Exchanger Experts Certified, and Nebraska Radon Measurement Specialist with over 3,500 home inspections under his belt. He's been performing home inspections full-time for almost 15 years. For 6 years, he was a National Association of Home Inspectors Certified Real Estate Inspector. He served on various Committees and was voted onto their Board of Directors and then onto their Executive Committee as their Secretary/Treasurer. In '09, Greg jumped ship and joined ASHI where he's been ever since.
Our Home Inspection Area
Omaha, NE/Council Bluffs, IA and surrounding cities/towns within a 1 hour radius.
In Nebraksa, that includes Arlington Nebraska 68002, Ashland Nebraska 68003, Bellevue Nebraska 68005, Bennington Nebraska 68007, Blair Nebraska 68008, Craig Nebraska 68019, Elkhorn Nebraska 68022, Fort Calhoun Nebraska 68023, Fremont Nebraska 68025, Gretna Nebraska 68028, Herman Nebraska 68029, Hooper Nebraska 68031, Kennard Nebraska 68034, LaVista Nebraska 68128, Lincoln Nebraska 68508, Louisville Nebraska 68037, Nickerson Nebraska 68044, Omaha Nebraska 68154, Papillion Nebraska 68127, Plattsmouth Nebraska 68048, Ralston Nebraska 68127, Scribner Nebraska 68057, Springfield Nebraska 68059, Tekamah Nebraska 68061, Valley Nebraska 68064, Wahoo Nebraska 68066, Washington Nebraska 68034, Waterloo Nebraska 68069, & Waverly Nebraska 68462.
In Iowa, that includesCouncil Bluffs Iowa 51503, Crescent Iowa 51526, Glenwood Iowa 51534, Hastings Iowa 51551, Logan Iowa 51546, Magnolia Iowa 51550, Malvern Iowa 51551, Mineola Iowa 51534, Missouri Valley Iowa 51555, Modale Iowa 51556, Mondamin Iowa 51557, Tabor Iowa 51653, & Underwood Iowa 51576.