Business Name: American Home Inspectors
Address: 323 Nagano Dr, St. George, UT 84790
Phone: (208) 403-1503

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Buying a home is equivalent parts numbers and nerves. You study comps, chase rates, and triple check the closing disclosure. Still, a lot of your long term joy comes down to what a home inspection shows up and how plainly you comprehend it. I have actually walked buyers through inspections where a small pipes issue conserved them thousands, and others where a vague report left them holding the bag on a decomposing deck and a furnace near the end of its life. The difference typically starts with the questions you ask.

Below are the concerns I motivate every purchaser to bring to the inspection, along with the factors they matter, examples from the field, and how to interpret what you hear. Think about this as your conversation map. A home inspector is a generalist, not a professional, and the excellent ones appreciate a buyer who appears prepared. Whether you are utilizing an experienced pro or a recently certified home inspector, these questions assist you surpass generic checklists and into decision making clarity.

1) What is the real severity of each issue you discovered, and how soon must I attend to it?

Most inspection reports label problems as small, moderate, or significant. That can be misleading. Severity depends on risk, expense to repair, and safety. I as soon as saw a report list "peeling paint" and "double tapped breaker" in the exact same section, both flagged as small. The paint cost a weekend and a gallon of guide. The electrical problem might have triggered overheating in the panel.

Ask your home inspector to rank each product with these three lenses: safety risk, active damage, and preventative maintenance. If an inspector discusses a slow plumbing leakage beneath a sink, for instance, ask whether moisture readings were taken and whether there is any sign of microbial development on the cabinet base. If home inspection they used a wetness meter and it reads high, that shifts it toward urgent. If they only saw staining, that might be a watch item, specifically if you can spending plan a brand-new P-trap and shutoff valves after closing.

Seasoned inspectors will elaborate in plain language. You ought to walk away knowing which issues can wait a year and which can not wait a month. That clearness becomes your settlement anchor. If the inspector hedges, ask what additional testing would provide a clear answer. Sometimes a $150 chimney electronic camera or a $200 sewage system scope is the difference between affordable repairs and a surprise five-figure expense.

2) What components are near completion of their service life, even if they work today?

A home can pass inspection and still be a cash pit if numerous big-ticket products are old. Inspectors normally note the age of the roofing, a/c equipment, water heater, and often major home appliances. What you need is an estimate of staying life under regular conditions, and an expression like "works as planned" ought to not end the conversation.

If the roofing is twenty years into a twenty 5 year shingle, ask whether there is granular loss in the gutters, curling at the edges, or exposed fasteners on penetrations. If the heating system is fifteen years of ages, ask if the heat exchanger was examined with a mirror or camera, and whether fixed pressure or temperature level increase readings were taken. Not all inspectors do critical testing, however an excellent home inspector will discuss what they did and did not measure so you can budget with confidence.

Keep a realistic variety. For instance, asphalt shingle roofs in hot, bright climates tend to age quicker than in cooler zones. Tank hot water heater typically last 8 to 12 years, while numerous tankless systems run 15 to 20 with maintenance. If the home inspector offers you a variety, ask what upkeep might stretch the life. A $200 anode rod on a water heater can include years. A $300 heating and cooling cleaning can protect a blower motor. You are not just buying a condition, you are purchasing a runway.

3) Can you stroll me through the leading 5 priority items while we are onsite?

Even the very best report is no alternative to seeing the issue yourself. Welcome your inspector to reveal you the specific areas they think about greatest concern. That may be the attic where they discovered inadequate insulation and unsealed ductwork, a bathroom with a soft subfloor near the tub, or the grading at the structure that slopes toward the house.

Bring your phone and take images. Ask the inspector to frame each shot with notes, like "downspout drains too near to foundation" or "missing kickout flashing above siding." When you later negotiate with the seller or get quotes, your pictures will be a common referral. I have actually seen claims shrink or disappear due to the fact that of fuzzy language. Clear visuals minimize that threat. The best time is right after the inspection walkthrough, when you can still open the panel door or draw back insulation if needed.

There is a deeper benefit here, too. Seeing a professional point and explain teaches you how to take care of the home after closing. You see what they try to find and why. That a person hour of useful education is worth as much as the report itself.

4) What do you not check, and what ought to I think about evaluating separately?

Every home inspection has boundaries. By default, inspectors do not move heavy furniture, open finished walls, or run shutoff valves. Some will not walk on steep roofings. Lots of do not evaluate for mold, radon, sewer line stability, or in-slab leakages unless you order it. It is not a dodge, it is scope management.

Ask for a clear list of exemptions before you sign the inspection arrangement, then review it throughout the walkthrough. Common add-ons that are often worth the cost consist of a sewer scope for older homes or any home with large trees near the line, a radon test in cold climates or where geology suggests danger, and infrared scanning if you believe hidden moisture behind tiled showers. If the home has a private well and septic tank, intend on separate specialized inspections.

A certified home inspector who is transparent about limits is doing you a favor. The risk depends on assuming a clean inspection indicates every system is great. It suggests every system checked is fine based on visual and non-invasive approaches on that day. Make certain your due diligence period permits time to order the additional tests that matter for this property.

5) What maintenance strategy would you suggest for the first year?

Buyers focus on issues and forget maintenance, yet upkeep is where you avoid problems and protect worth. Ask the inspector to describe a very first year strategy: roofing system, gutters, grading, HVAC, hot water heater, caulking, and wood rot checks. A great home inspector will customize this to your region. In humid climates, a dehumidifier in the basement might be a must. In dry locations, irrigation line checks

American Home Inspectors provides home inspections
American Home Inspectors serves Southern Utah
American Home Inspectors is fully licensed and insured
American Home Inspectors delivers detailed home inspection reports within 24 hours
American Home Inspectors offers complete home inspections
American Home Inspectors offers water & well testing
American Home Inspectors offers system-specific home inspections
American Home Inspectors offers walk-through inspections
American Home Inspectors offers annual home inspections
American Home Inspectors conducts mold & pest inspections
American Home Inspectors offers thermal imaging
American Home Inspectors aims to give home buyers and realtors a competitive edge
American Home Inspectors helps realtors move more homes
American Home Inspectors assists realtors build greater trust with clients
American Home Inspectors ensures no buyer is left wondering what they’ve just purchased
American Home Inspectors offers competitive pricing without sacrificing quality
American Home Inspectors provides professional home inspections and service that enhances credibility
American Home Inspectors is nationally master certified with InterNACHI
American Home Inspectors accommodates tight deadlines for home inspections
American Home Inspectors has a phone number of (208) 403-1503
American Home Inspectors has an address of 323 Nagano Dr, St. George, UT 84790
American Home Inspectors has a website https://american-home-inspectors.com/
American Home Inspectors has Google Maps listing https://maps.app.goo.gl/aXrnvV6fTUxbzcfE6
American Home Inspectors has Facebook page https://www.facebook.com/americanhomeinspectors/
American Home Inspectors has Instagram https://www.instagram.com/americanhomeinspectorsinc/
American Home Inspectors won Top Home Inspectors 2025
American Home Inspectors earned Best Customer Service Award 2024
American Home Inspectors placed 1st in New Home Inspectors 2025

People Also Ask about American Home Inspectors

What does a home inspection from American Home Inspectors include?

A standard home inspection includes a thorough evaluation of the home’s major systems—electrical, plumbing, HVAC, roofing, exterior, foundation, attic, insulation, interior structure, and built-in appliances. Additional services such as thermal imaging, mold inspections, pest inspections, and well/water testing can also be added based on your needs.

How quickly will I receive my inspection report?

American Home Inspectors provides a detailed, easy-to-understand digital report within 24 hours of the inspection. The report includes photos, descriptions, and recommendations so buyers and realtors can make confident decisions quickly.

Is American Home Inspectors licensed and certified?

Yes. The company is fully licensed and insured and is Nationally Master Certified through InterNACHI—an industry-leading home inspector association. This ensures your inspection is performed to the highest professional standards.

Do you offer specialized or add-on inspections?

Absolutely. In addition to full home inspections, American Home Inspectors offers system-specific inspections, annual safety checks, water and well testing, thermal imaging, mold & pest inspections, and walk-through consultations. These help homeowners and buyers target specific concerns and gain extra assurance.

Can you accommodate tight closing deadlines?

Yes. The company is experienced in working with buyers, sellers, and realtors who are on tight schedules. Appointments are designed to be flexible, and fast turnaround on reports helps keep transactions on track without sacrificing inspection quality.

Where is American Home Inspectors located?

American Home Inspectors is conveniently located at 323 Nagano Dr, St. George, UT 84790. You can easily find directions on Google Maps or call at (208) 403-1503 Monday through Saturday 9am to 6pm.

How can I contact American Home Inspectors?

You can contact American Home Inspectors by phone at: (208) 403-1503, visit their website at https://american-home-inspectors.com/,or connect on social media via Facebook or Instagram

Take a scenic drive to Zion Nation Park only about 45 minutes away from our home location!