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Frequently asked questions



  • Why do I need a home or building Inspection?
    Proactive planning is a much better experience than reacting to costly surprises. Real Estate is one of the largest investments an individual or company will make, and perfection doesn't exist in any property. Looks can deceive you. A wise individual chooses to be professionally informed by documenting imperfections which ultimately can reduce costs and ensure a safer environment. Accurate documentation of the properties condition will empower you in transaction negotiations or prepare you to budget for any needed corrections. Most of all, you will proceed with more confidence having a much clearer picture of the property, it's needs for now, and in the future.

  • How much does an Inspection cost?
    Whether you choose to have a professional inspection or not, there is a price to pay. The value of having a professional inspection will certainly cost less. Click here to see WHY. Not all properties are the same in size or complexity. Price will vary accordingly. Inspecting a typical 3 bedroom 2 bath single family home will cost around $325. In today's market that's about .001 times the price. This is a very small percentage of the investment dollars at risk. Pools, septic tanks, etc, are options that can increase this price.

  • Why do I need an Inspection on a brand new building?
    There is a big difference between a pre-closing defect repair list and a post closing warranty request. Thousands of items in a new home must coordinate together. These items will not be fully tested until you move in. Also there is a big difference in a pre-closing defect repair list and a post closing warranty request. Your closing agent and construction supervisor will insure all the items on the pre-closing defect repair list are corrected BEFORE closing. This is because they must transfer a completed building to your satisfaction, or else the closing agent can hold back funds for the correction of defects. After closing all sub-contractors have been paid and gone. Now defects are added to a long warranty request list along with other properties. Warranty repairs are performed by the contractors warranty repair department at a direct cost to the contractor. There is little incentive for a speedy repair after closing.

  • Why should I Inspect before renting property?
    Why pay for problems your not responsible for? Many lease contracts hold the renter liable for property condition including maintenance and repairs. This means the day you sign the lease you could be responsible to fix or replace a faulty air conditioning system you assumed was fine. Furthermore at the end of a lease agreement you are responsible for the wear, tear and damage you leave behind. Unless you record the condition of a property before you occupy it, you have no proof the property is returned in the same condition as when you received it. This can leave you paying to restore a property to a condition better than when you received it. The price of a professional witness recording a properties pre-lease condition can save you hundreds to thousands of dollars.

  • How long does it take to do an Inspection?
    A good inspector will spend time assessing your property and conveying its condition to you. Not all properties are the same in size, age or complexity. Inspection time will vary accordingly. Typically inspecting a 3 bedroom 2 bath single family home will take about 2.5 hours. Age or poor property condition can lengthen this time.

  • When do I get the inspection report results?
    Our reports are ready for your review within 24 hours upon completion of the inspection.and sent to you by e-mail. We will sit with you to review the findings and answer any questions you may have. Optional printed reports are available for an additional charge.

  • Who orders the Inspection and how, when?
    You are ultimately responsible to order your inspection, although most good realtors will assist you to insure you get this done. This is because typically you only have a 10 day right to inspect the property, sometimes less. At the expiration of this "right to inspect" time limit, you must proceed with the contract to purchase without an inspection. Most good inspectors are busy. Don't wait until the last minute to interview, select and schedule your inspector or your choices of inspector quality will diminish exponentially with time.

  • Who repairs the defects if any are found?
    All sales and purchase contracts are different. Some contracts specify the seller is responsible for repairs and can also specify a dollar limit of that responsibility. Some "as is" contracts release the seller from repair responsibility. Often times a buyer can negotiate receiving dollars towards repairs allowing the buyer to control the quality of the repair. This is a good option. Consult your realty professional to explain the repair clause in your contract. Visit our GALLERY to see some of the common defects discovered. Then click ORDER INSPECTION to schedule our services.

  • Can you provide references?
    Gladly! Our past clients are our best reference and we'll gladly share them with you, just CALL. We also provide a list of professional partners including property investment clients that use our services regularly. View them under our web page called Reviews.

  • Why should I get a Pre-Sale Inspection Report?
    Prevent losing a qualified buyer and position your property ahead of competitors. Typical purchase contracts give the buyer a "Right to Inspect" the property and can allow the buyer to cancel the purchase contract within the "Right to Inspect" time window. A Pre-Sale Inspection will expose contract challenging deficiencies and give you the opportunity to correct them. By pre-inspecting and correcting the property you are proactively preventing the loss of a qualified buyer and/or the loss of time the buyer spends challenging the condition of the property only to walk away or negotiate the deficiencies found. Also, after correcting any deficiencies and re-inspecting the property, you can distribute this positive document by printing it and/or publishing it on our web site. By inspecting your property and correcting any deficiencies, you are demonstrating your good faith to provide a quality property. This positions your property well ahead of any other like it for sale in your area.

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    Spa CIty Home Inspections, Inc.
    112 Seminole Court
    Hot Springs, AR 71901
    501 620-9925

    501 620-9925
    Greg Ketzer - Arkansas License # HI-1941

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