New Jersey Home Inspection Frequently Asked Questions

Buying a home raises a lot of questions, especially if this is your first home inspection or you are purchasing an older New Jersey home.

I’m John Martino, owner and inspector at LookSmart Home Inspections. I have been a licensed New Jersey home inspector since 2002 and have personally inspected more than 8,000 homes.

These are some of the questions buyers ask me most often before, during and after their home inspection.

How long does a home inspection take?

Most of my home inspections take approximately three hours. Some take considerably longer.

The size, age, construction, condition and complexity of the home all affect how much time an inspection requires. Larger homes, older homes, homes with multiple heating or cooling systems, extensive additions, finished basements or unusual conditions may require additional time.

I perform one home inspection per day. I have worked this way for years because I do not want another appointment determining how much time I can spend at your house.

If something deserves additional attention, I want to have the time to give it that attention.

Should I attend my home inspection?

Yes. I encourage my clients to attend whenever possible.

The written report is important, but there is considerable value in seeing significant conditions firsthand and being able to ask questions during the inspection.

I can show you what I am seeing, explain why something matters, put findings into perspective and point out things you may want to know about after you own the home.

You do not need to follow me every minute of the inspection. There are times when I need to concentrate on what I am doing. At appropriate points, however, I will discuss important findings and answer your questions.

What does a New Jersey home inspection include?

A New Jersey home inspection is a visual, functional and non-invasive inspection of the readily accessible systems and components of the home.

The inspection includes readily accessible structural components, exterior components, roofing, plumbing, electrical, heating, cooling, interior components, insulation and ventilation, fireplaces and solid-fuel-burning appliances, along with other components included within the New Jersey Standards of Practice.

The purpose is to provide objective information about the condition of the home as it existed at the time of the inspection.

A home inspection is extensive, but it is not technically exhaustive. Finished walls and ceilings, flooring, insulation, stored belongings, underground components and other conditions can prevent portions of a home from being observed.

Understanding those limitations is an important part of understanding any home inspection.

What is a material defect?

A material defect is more than an ordinary maintenance item or minor imperfection.

New Jersey home inspection regulations use the term for conditions that have a significant adverse impact on the value of the property or that involve an unreasonable risk to people.

In practical terms, I want my clients to understand the conditions that really matter.

These may include significant structural concerns, active water problems, unsafe electrical conditions, failed or significantly deficient systems and other conditions that deserve attention before you purchase the home.

Your report will also contain conditions that do not rise to the level of a material defect. Smaller defects, maintenance concerns and useful observations still matter because you are going to own the house.

The important thing is putting the findings into perspective.

Does a house pass or fail a home inspection?

No. A home inspection is not a pass-or-fail test.

Every house has defects. That includes older homes, well-maintained homes and brand-new homes.

My job is not to decide whether you should buy the house. My job is to help you understand its condition.

A house with several small defects may be very different from a house with recurring water problems, significant structural concerns, unsafe conditions and several major systems requiring attention.

The number of findings alone does not tell the story. Their significance and how they relate to one another matter much more.

What makes one home inspection more thorough than another?

A thorough home inspection requires more than working through a checklist.

Home inspectors can have very different levels of experience, inspection methods, reporting styles and approaches to their work. The inspector needs enough time to look carefully, recognize clues and understand how conditions in different areas of the home may relate to one another.

A basement water stain, for example, may mean more when considered together with poor exterior grading, short downspouts, foundation cracking or elevated moisture readings.

After more than two decades of inspecting New Jersey homes, I have learned that houses often tell a story through combinations of conditions rather than one isolated defect.

That is one reason I perform only one home inspection per day.

Who actually performs my LookSmart home inspection?

I do.

I am John Martino, owner of LookSmart Home Inspections. I personally perform the home inspections rather than sending an employee or subcontractor to your property.

I have been inspecting homes professionally in New Jersey since 2002.

When you hire LookSmart, you know who is going to show up at the house.

Why does LookSmart perform only one home inspection per day?

Because I don’t want to rush.

Some houses simply require more time than others. A foundation condition, basement moisture problem, older electrical system, unusual heating system, difficult attic or another concern may require additional attention.

Scheduling multiple inspections in a day can put the inspector on the clock.

I would rather give the house the time it requires. One inspection per day allows me to concentrate on the property in front of me without worrying about getting to another inspection.

Is LookSmart an independent home inspection company?

Yes. I work for my client—the home buyer.

My job is not to make the transaction go forward, stop the transaction or protect anyone else’s interest in the sale.

I do not sell repairs based upon the conditions I find, and I do not perform repairs on the homes I inspect. My responsibility is to give you objective information about the condition of the property so you can make your own informed decisions.

What should I look for when choosing a New Jersey home inspector?

Start with the basics. Verify that the inspector is properly licensed in New Jersey and ask who will actually perform your inspection.

Then look beyond the license.

Ask how long the inspector has been inspecting homes, how many inspections the inspector has personally performed, how much time will be allowed for your inspection, what the report looks like and whether the inspector will be available afterward if you have questions.

Experience matters, but so does the inspector’s approach.

You are not simply purchasing an inspection report. You are relying upon someone’s judgment to help you understand a house before making a very large financial decision.

What kind of home inspection report will I receive?

You will receive an individualized, detailed report for the property I inspected.

My reports commonly run approximately 90 to 160 pages depending upon the size and condition of the home and contain photographs, observations, recommendations and explanations of significant conditions.

I do not believe an inspection report should simply identify a defect and leave you wondering what it means.

A good report should help you understand what was found, why it matters and what deserves your attention.

Are photographs included in the home inspection report?

Yes. Photographs are an important part of my reports.

I use photographs to document many of the conditions observed during the inspection and to help you understand the location and nature of reported concerns.

Photographs supplement the written findings; they do not replace them.

When will I receive my home inspection report?

Reports are typically completed and delivered the following day.

I know buyers are often working within a limited inspection-contingency period, so timely delivery is important.

At the same time, I do not rush the report simply to deliver it a few hours earlier. After leaving the property, I review my observations and photographs and prepare the written report carefully. With your authorization, a copy of the report can also be provided to your attorney.

Is a home inspection the same as a code inspection?

No. A New Jersey home inspection is not a municipal code-compliance inspection.

A home inspector is looking at the condition and function of the readily accessible systems and components covered by the inspection. Determining whether a property complies with every applicable building code, regulation or ordinance is outside the required scope of a New Jersey home inspection.

That does not mean unsafe or significant conditions are ignored. When I observe them, I report them.

Can a home inspector see everything that is wrong with a house?

No. No home inspector can see through walls.

A home inspection is visual and non-invasive. Finished walls and ceilings, flooring, insulation, stored belongings, furniture, inaccessible areas, underground components, weather conditions and other limitations can conceal defects.

A home inspector also cannot reliably predict every future failure or determine the exact cause of every visible condition.

Experience does not eliminate these limitations.

What experience can do is help an inspector recognize clues, understand relationships between conditions and identify situations where additional information is warranted.

Knowing what cannot be determined is every bit as important as explaining what can.

Do you inspect older homes?

Yes. A significant portion of my work involves older New Jersey homes.

Older homes can contain construction methods, electrical systems, plumbing materials, heating equipment, additions, alterations and repairs representing many different periods of the home’s history.

Age itself does not make a house bad.

The important questions are how the house has been maintained, what has been altered over the years, what major systems have been updated, what remains original and what conditions may require attention.

Older homes are one area where experience can be particularly valuable.

Do new construction homes need a home inspection?

Yes. New homes can have defects too.

New construction may have installation deficiencies, incomplete work, damaged components or conditions that simply were not caught during the construction process.

Municipal inspections and a buyer’s home inspection serve different purposes.

A new house should not automatically be assumed to be defect-free simply because it recently received approvals or has never been occupied.

Do you inspect townhouses and condominiums?

Yes. I inspect single-family homes, townhouses and condominium units.

The exact inspection scope can differ depending upon the property and which components are part of the individual unit versus the responsibility of an association.

Buyers should understand which components belong to the unit and which are common elements or association responsibilities.

That distinction can be important when considering roofs, exteriors, common plumbing, shared mechanical equipment and other systems.

Do you inspect the roof?

Yes. The roofing system is an important part of the home inspection.

The method used to inspect a roof depends upon its design, height, pitch, condition, accessibility, weather and whether walking on it can be performed safely without risking injury or property damage.

Depending upon conditions, I may inspect roofing from accessible roof surfaces, roof edges, the ground, windows or other vantage points. I may also use a drone when appropriate.

The objective is not simply to walk on a roof. The objective is to obtain the best practical view of its condition using a safe and appropriate inspection method.

What happens if the roof is covered with snow?

Snow and ice can substantially limit or completely prevent observation of roof coverings and other exterior surfaces.

A home inspector cannot reliably evaluate conditions that cannot be seen.

When snow, ice or other conditions prevent inspection of a component, the limitation will be explained in the report.

Depending upon the circumstances and importance of the concealed area, additional inspection after conditions improve may be appropriate.

Can you test the air-conditioning system during cold weather?

Not always.

Operating central air-conditioning equipment when outdoor temperatures have been too low can potentially damage some systems and may not provide meaningful information about cooling performance.

As a general LookSmart inspection practice, central air-conditioning equipment is not operated unless outdoor conditions have been suitable for safe operation, generally including temperatures above approximately 65°F for an appropriate period before testing.

When weather prevents safe operation, the limitation will be reported.

What happens if utilities are turned off during the home inspection?

The inspection can still proceed, but important portions of the home’s systems may not be testable.

If the water is off, meaningful testing of plumbing fixtures, drainage, water heaters and other water-dependent components may be substantially limited. If electricity or fuel is unavailable, heating equipment, appliances and other systems may also be limited.

Home inspectors generally should not activate shutoff utilities, open closed service valves or light equipment that has been intentionally shut down.

Whenever possible, buyers should confirm before the inspection that the home’s normal utilities and systems will be available for testing.

Do you perform radon testing?

Yes. Radon testing is available as an additional service.

Radon is a naturally occurring radioactive gas that can enter homes from the soil. Because you cannot see, smell or taste radon, testing is the practical way to determine the radon concentration in a home during the test period.

Radon testing is separate from the standard home inspection and is performed in accordance with applicable testing requirements.

Do I need a sewer camera inspection?

A sewer camera inspection can provide information that a standard home inspection cannot.

The buried sewer lateral is largely concealed and may contain root intrusion, deterioration, displacement, scaling, damaged piping or other conditions that cannot be determined simply by running water through plumbing fixtures inside the house.

A sewer scope can be particularly useful with older homes, properties with mature trees and homes where the age or condition of the underground sewer line is uncertain.

LookSmart offers sewer camera inspections as an additional service.

Is a termite/WDI inspection part of the home inspection?

No. A wood-destroying-insect inspection is a separate service from the standard New Jersey home inspection.

A WDI inspection looks for visible evidence associated with termites and other qualifying wood-destroying insects within the scope of that inspection.

LookSmart can provide WDI/termite inspection services in conjunction with the home inspection.

Is mold testing part of a standard home inspection?

No. Mold testing and laboratory analysis are separate from the standard home inspection.

During a home inspection I may observe conditions such as moisture staining, suspected microbial growth, elevated moisture or other conditions conducive to mold growth.

When the conditions or buyer’s concerns warrant it, a more focused mold evaluation or testing can be considered separately.

What other inspections or tests might a home buyer consider?

Additional services depend upon the particular property.

Depending upon the home, its age, location and observed conditions, buyers may consider radon testing, WDI/termite inspection, sewer camera inspection, mold evaluation or testing, underground oil-tank scanning, septic evaluation, pool/spa inspection, chimney inspection, lead-related testing or other specialized services.

Not every house needs every additional service. The purpose is not to order tests simply because they exist. Additional testing should make sense for the particular property and the information the buyer needs.

What if the home has basement water or moisture?

Basement moisture deserves careful attention, but not every stain or area of efflorescence means the same thing.

I look at visible basement conditions together with exterior grading, gutters and downspouts, foundation conditions, sump systems, drainage clues, moisture readings where appropriate and other available evidence.

A single condition may tell us something. A pattern of conditions can tell us considerably more.

The goal is to understand that pattern as well as possible within the limits of a visual inspection.

A home inspection cannot guarantee that a basement will never leak in the future. Weather, groundwater and site conditions can change.

Will you tell me how long the roof, furnace or air conditioner will last?

I can discuss the approximate age, visible condition and observed performance of many components, but I cannot predict exactly how long they will last.

A 20-year-old furnace could operate for several more years or fail shortly after closing. A newer component can also fail unexpectedly.

Age is useful information, but condition, maintenance history, installation and other factors matter too.

For a buyer, the practical question is often whether a major component is at a stage where future repair or replacement should reasonably be anticipated and budgeted for.

Will you recommend contractors to make repairs?

My primary job is to identify and explain conditions, not sell the repair.

I do not want my inspection findings influenced by a financial interest in the corrective work.

When a condition requires specialized knowledge or corrective action, the report may identify the appropriate type of qualified professional or contractor to contact.

The buyer can then select the professional they are comfortable using.

Will you tell me whether I should buy the house?

No. That decision belongs to you.

Two buyers can look at exactly the same inspection findings and reasonably make different decisions because their finances, experience, plans and tolerance for repairs are different.

My responsibility is to help you understand what I found, what appears significant, what may require additional investigation and what responsibilities may come with owning the property.

Once you understand the house, you are in a much better position to make your own decision.

Does the seller have to repair everything found during the inspection?

No. An inspection finding does not automatically mean that the seller is required to make a repair.

The home inspection identifies and documents conditions. What happens afterward depends upon the purchase contract, the significance of the findings, negotiations between the parties and advice from the buyer’s attorney and other real-estate professionals.

My role as the home inspector is to explain the property, not determine contractual obligations or negotiate the transaction.

What should I do after I receive my home inspection report?

Start by separating the significant findings from the smaller ones.

Pay particular attention to safety concerns, active water problems, structural concerns, major systems requiring repair or replacement and conditions where additional information is recommended.

Ask questions while your inspection contingency is still open.

When additional investigation or estimates are appropriate, obtain that information before making final decisions whenever possible. Your attorney and other real-estate professionals can advise you about contractual and negotiation issues.

Most importantly, do not judge the house simply by the number of pages in the inspection report.

Understand what the findings actually mean.

Can I call you after the inspection if I have questions?

Absolutely. My involvement does not end when I send the report.

Clients often think of questions after they have had time to read everything, speak with their attorney or receive information from a contractor or other professional.

If you do not understand something I wrote or want to discuss one of my findings, call me.

Even after you purchase the home, if you have a question about something from your inspection, I would rather you call than wonder what I meant.

Should I have another inspection before closing?

A final walkthrough and a home inspection serve different purposes.

Before closing, buyers should carefully walk through the property, confirm its general condition, check agreed-upon repairs where applicable and look for significant changes that may have occurred since the original inspection.

LookSmart can also perform a separate pre-closing inspection when requested and scheduling permits. This is not another complete home inspection. It provides another opportunity to observe the property before ownership transfers and address the specific scope agreed upon for that visit.

How far in advance should I schedule my home inspection?

As soon as you know your inspection time frame, call to check availability.

Because I perform only one home inspection per day, my schedule can fill during busy periods.

My inspections typically begin in the morning. Starting in the morning gives me the time necessary to complete the inspection without another appointment waiting behind it.

How do I schedule a LookSmart home inspection?

Call LookSmart Home Inspections at 973-407-9621 or email me.

I am happy to discuss the property, answer questions about the inspection and explain which additional services may or may not make sense for the home you are purchasing.

LookSmart Home Inspections, LLC
John Martino — Owner/Home Inspector
New Jersey Licensed Home Inspector #24GI00058700
Board-Certified Master Inspector
Licensed New Jersey Home Inspector Since 2002
More Than 8,000 Homes Personally Inspected
Serving Home Buyers Throughout Northern and Central New Jersey
5 Preston Avenue, East Hanover, NJ 07936
973-407-9621