Spotlight Home Inspections offers radon testing that is ideal for real estate transactions. A radon test is deployed at the home for at least 48 hours. After the test period, the results are analyzed and sent out to the client.

What is Radon?

Radon is a colorless and odorless gas that comes from the natural decay of uranium in the soil. The Surgeon General has warned that radon is the second leading cause of lung cancer in the United States today and is estimated to cause around 21,000 deaths per year. If you smoke and your home has high radon levels, your risk of lung cancer is especially high.

All homes will have some presence of radon. The EPA says that on average 1 in 15 homes will have elevated levels of radon but based on our experience, high levels of radon are found in about 1 in 5 homes in the St. Louis area. The EPA has determined that radon levels at or above 4 pCi/L (pico curies per liter) should be reduced to safe levels.

Who Should Test for Radon?

The EPA recommends testing for radon if you are buying or selling a home. The only way to know if the home has radon above the acceptable threshold is to test. Every house is different. Your neighbors may have high levels of radon while your house does not. You can only know by testing.

The good news is that high radon levels are relatively easy to fix. If you are considering purchasing a home that already has a radon mitigation system installed, this is not a reason to be scared. In fact, it can be a good thing as long as the system is working properly. The only way to know if it is working properly is to have a radon test performed. It’s also recommended that a test be performed every 2 years, even if a mitigation system is installed.

The most common Wood Destroying Insects (WDI) that are found around St. Louis homes are Subterranean Termites and Carpenter Bees. Carpenter Bees are often found burrowing into decks or wood trim and can greatly weaken the structure. A termite infestation in your home can lead to serious structural damage at the walls, ceiling and floors. Termites cause about $5 billion in yearly damage in the U.S.  This is why we recommend an annual WDI Inspection since early detection can potentially save you substantial amounts of money.

Spotlight Inspectors are licensed to perform WDI Inspections. Having your Home Inspector perform the WDI Inspection is not only more convenient but they will check in places that other Pest Inspectors may not such as attics and crawlspaces. Spotlight provides an easy to read WDI report that will inform you if WDI are present, if treatment has already been performed, and if treatment is recommended.

A Sewer Lateral Inspection is a recommended add-on for houses of any age. The sewer lateral is the underground pipe where waste is discharged to the city’s sewer system. The Sewer Lateral Inspection involves running a long flexible rod with a camera down into the home’s sewer lateral to look for any issues. The camera is often inserted through a waste stack cleanout such as the one pictured and then run down below the home.  The inspection includes a report with pictures and recommendations based on the findings.

Some of the issues that may be found include roots growing in the pipes, cracks, separated sections, improper slope, etc. Issues with sewer laterals have been noted in older homes and newer homes and can potentially cost thousands of dollars to fix. However, often times the Sewer Inspector will just recommend cabling (cleaning out the lines) if light roots or blockage is present which is a relatively inexpensive fix but is important as the issues could get worse if uncorrected. You will certainly know when you have a larger issue such as a sewer backup in the home after you move in but you likely won’t know about the light roots or light blockage without the Sewer Lateral Inspection. It’s better to know about and fix a small problem early before it leads to a larger (more expensive) problem.

A Gas Safety Inspection involves a review of the gas lines, gas appliances, and gas heating systems of a home. A pass/fail report with recommendations is given for the Inspection findings. We recommend a Gas Safety Inspection for both buyers and sellers as the Gas Safety Inspection exceeds what is inspected during a Home Inspection.  The Gas Inspector will pressure test the gas lines to ensure that no leaks are present and they will light pilot lights and operate gas valves such as testing the gas fireplace.

A Pre-Listing/Seller’s Inspection is a smart idea for anyone selling a home. An impartial Inspector can advise sellers on the condition of their home before a Buyer’s Inspection reveals potentially expensive and deal altering surprises.

Here are some of the many benefits of having a Pre-Listing/Seller’s Inspection performed:

• Sellers can make repairs at their own pace and have time to obtain multiple bids for repairs which can save money in the long run.
• Sellers may price repair costs into the sale price of the home.
• Sellers may become aware of potential “Deal Killers” or possible safety concerns so they may make the necessary repairs.
• Making repairs ahead of time could lead to a smoother and faster closing with fewer headaches for all involved.
• Sellers can give potential buyers confidence in them as an honest seller and in the quality of the home they are selling.
• Spotlight’s other add-on services can be included with a Pre-Listing Inspection such as Radon Testing, Termite/WDI Inspections, etc.

A Pre-Listing/Seller’s Inspection comes complete with a written report and pictures. The cost of this inspection is the same as a Buyer’s Inspection. For a lower priced alternative, see Walk-N-Talk Inspection below.

A Walk-N-Talk Inspection is similar to the Buyer’s/Seller’s Inspection except there is no report given for this Inspection. Walk-N-Talk’s are a great cost effective option for sellers, investors and homeowners. Clients will follow along as the Inspector points out any deficiencies with the home and answers any questions or concerns. Clients are free to take their own notes but these notes are for informational purposes only and may not be used to negotiate a real estate contract.

The Walk-N-Talk Inspection is a great alternative for proactive sellers who are looking for knowledge about their home from an impartial Inspector so they may get a sense of what a potential Buyer’s Inspector is likely to discover. This Inspection may be a good choice for investors as well that want a quicker and more cost effective alternative for a potential purchase. Additionally, the Walk-N-Talk Inspection is a smart choice for homeowners who want to get a feel for the condition of their current home, possibly as a “Checkup” after several years of living in the home.

The cost of a Walk-N-Talk Inspection is significantly less than a Buyer’s/Seller’s Inspection and starts at just $200.