Frequently Asked Questions (FAQ)

At Beneath The Shadows Home Inspections, we have tried to do our best to create a Web site that anticipates and satisfies our customers' needs.  With that goal in mind, we've compiled a list of frequently asked questions.

 If you do not find an answer to your question, just  call me

 (Dale) at 801-540-2994

or email me @


Quick Links to Questions

Question:  Why should I choose “Beneath The Shadows Home Inspections”?
Answer:  A very important question.  One that deserves the right answer.

  • In answering that question, there are a number of questions you should ask, and the answers to those questions should help you know that your decision to select “Beneath The Shadows Home Inspections” is the right decision.
  • 1st    The name of the company was chosen carefully to convey to our customers that our inspections and reports
    will be thorough, effective, and complete.  Additionally, I will look for any and all potential concerns or problems,
              in those areas some inspectors  simply overlook.
  • 2nd  Our company motto: “Exceeding Our Customer’s Expectations” was also chosen carefully with full intent of
              conveying our true commitment to our customers, and to their total satisfaction.  A thorough inspection requires
              a lot of work.  The type of inspection  you receive depends on the individual inspector’s commitment to their
              customers, and to the standards by which he is sworn to abide.  I guarantee you will receive my absolute best
  •  3rd Customer Satisfaction Policy:  My policy is simple:  If you are not happy with my service, my report, or with my
              inspection, and I cannot correct the problem to your full satisfaction, you will receive a full refund.   A
             commitment like this simple means, you the customer comes first.
  • 4th  Inspecting your home and presenting you with a printed report is frankly, only part of what is important to me.  A
            home inspection can and should be much more.  Let me show how the inspection can be a lifelong learning
            experience; something that can benefit you for the rest of your life.

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Question:   What qualifies me as an inspector?

  • First and most important is the certification by the International Association of Certified Home Inspectors (InterNACHI), the most prestigious and prominent home inspection organization in the world, as both a Residential and Commercial Certified Inspector.
    • NACHI standards exceeds all other home inspection associations.
    • Only NACHI Inspectors must successfully pass a series of extensive examinations before being accepted and Certified.
    • Nearly 70% of the applicants fail the final exam.
    • Members of NACHI must be tested and agree to a abide by their Code of Ethics and Standards of Practice.
    • Members must also pass a number of examinations measuring their proficiency in most of the critical systems within the home or business.
    • Continuing educational requirements ensure members are constantly improving their skills and staying current with changing standards and procedures.
    • There are many excellent inspectors in other associations, but membership in NACHI is a premier indication of their qualifications and commitments.
  • Additionally, I have Over 35 years managing construction projects, directing engineering and operations, and  administering commercial and residential facilities.
  • Extensive personal hands-on experience utilizing an extensive list of tools and equipment to build or install
     every major component within a home.
  • Finally, a superior level of personal integrity, honesty, and ethics that ensures an unprecedented level of service and commitment to my customers.

Question:  What can I expect from my Inspection Report?

  • My report will include a thorough examination of all the major systems within the home.   This report link will take you to a subsequent page that will answer that question is complete detail.
  • The report will be emailed to you typically the same day the inspection was performed.  Additionally, a hard copy of the report will be mailed to you using the USPS.
  • The report will typically include approximately 50 pages, and conforms to NACHI report standards.
  • The report will also contain a detailed list of component and unit life expectancies.  This can be very useful in helping to plan and budget repairs or replacement requirements.
  • The report will also contain a section that identifies the typical life expectancies of the major elements of your home and the components within the home.

Question:  How long does the inspection take?

  • An inspection by a NACHI certified inspector should take approximately 3 hours.
  • Many inspectors say they can do an inspection in 2 hours, but remember, you get what you pay for.
  • It is critical and whenever possible, I ask that the client attend the inspection.  When the client accompanies me, an inspection usually takes 3-4 hours.  Working with the prospective home owner and taking the time to teach and instruct regarding the home and its components is all part of our motto, “Exceeding Our Customer’s Expectations”.

Question:  Can I get an inspection appointment quickly?

  • Our commitment is to do everything possible to accommodate our customers.
  • An appointment can typically be scheduled within a day or two.
  • Every effort will be made to meet the schedule and requirements of our customers, including evenings and Saturdays

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Question:  What will an inspection cost me?

  • Utah is one of many states that do not regulate or require the registration of home inspectors.  Consequently, anyone with a flashlight and ladder can call themselves an inspector. 
  • Only InterNACHI-certified home inspectors have the education and experience it takes to ensure that you will receive a professional and thorough home inspection.  NACHI certified inspectors earn their fees many times over.
  • A home inspection requires a lot of work. The right inspection depends on the commitment, strengths, and knowledge of the inspector. 
  • The cost for a home inspection is a very small fraction of what the home is going to cost.  Now is not the time to cut corners.  A thorough inspection often saves many times more than what it costs.
  • This link will take you to the inspection fees page, where exact prices are illustrated.  Some inspections start as low as $150.00. 
  • If you have a special request or requirement, please call 801-540-2994 for a quotation.

Question:  How do I schedule an appointment?

  • If you would like to eliminate any hassles, filling out forms, or computer problems, just call me (Dale) at 801-540-2994.  I will get the necessary information, complete the appropriate forms, and schedule the most appropriate time for your inspection.
  • If you would like, there is a link below that will take you to the appointment form.  The page is very self-explanatory and easily filled out.  Once filled out, follow the directions and the form will be e-mailed to me.  As soon as possible after receipt, I will call and confirm the appointment, or schedule an appropriate time for the inspection.
  • The International Association of Certified Home Inspectors, which I am a certified inspector, specifies that all home inspections be conducted under an appropriate signed contract.
  • A copy of that contract is illustrated on my web page at this link inspection contract .
  • A signed copy of the contract must be completed prior to beginning the inspection.

Question:  Am I required to accompany the inspector?

  • I believer that a home inspection should be more than someone walking around with a flashlight and presenting the customer with a link to a completed report.
  • The investment you make in your home is enormous, and consequently requires the best attention you can give that commitment.
  • To me, taking the time to explain, in detail, all aspects of the inspection; helping you understand the critical elements of the home, and increase and strengthen your knowledge of your home is all part of the home inspection service I provide.
  • With these thoughts in mind, whenever possible, I like to see the home owner accompany me on the inspection.
  • If time, availability, or personal decision precludes you from attending the inspection, I will do whatever I can to fully review the completed report with the home owner at their convenience.

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Question:  What will my report include and what is inspected?

  • A typical, detailed description of exactly what will be inspected has been defined and implemented as the
    Standards of Practice as defined by NACHI.   This link will present in greater detail what is and what is not inspected.
  • A brief summary of what is inspected is defined below, and will be included on your report.
    •   They include the following elements:
      • Foundation and support structure
      • Fireplaces
      • Roof systems
      • Basement seepage
      • Safety controls
      • Water heater
      • Ventilation
      • Electrical capacity & components
      • Structural integrity
      • Steps and stairs
      • Heating system
      • Central Air Conditioning system
      • Walks and driveways
      • Built-in appliances
      • Plumbing system & fixtures
      • Garages, Carports, Workshops or other external buildings
      • Surface drainage
      • Windows & doors
      • Insulation
      • Gutters & down spouts
      • Decks
      • Sump pumps
  • The report will be written in easy to understand language and will be reviewed in detail with the client.  Just presenting a report to a customer and hoping or expecting them to understand what is contained is simply not good customer service.  Many inspectors will simply submit the report and that is the last you hear or see from them.  The inspection has very limited meaning if the customer cannot fully and completely understand the evaluation or their liability.
  • An example of my report can be found at this link (sample report). 
  • In an effort to help the home buyer more fully understand their future requirements or potential home expenditures; my report includes an extensive listing of government established life expectancies for all major appliances or elements of a home.  Based upon the age of the home and the inspector’s analysis and comments, the home owner may, to some degree, determine the remaining life expectancy of an item.  This is in no way meant to be exact or precise, but is given only as an additional information to the home owner.

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Question:  Why do I need a home inspection?

  • A lot of times, home owners want to skip the home inspection.  They generally say to themselves, “I can do without this, it is just one more expense that I can’t afford”.  Your home is probably the largest single investment you will ever make.  Before you close escrow, you should know as much about the home as possible, thus minimizing unpleasant surprises, additional expenses, and undue stress. 
  • The home inspection I offer will help acquaint you with the home.  You will walk away with a much better understanding of what is not only a potential problem, or a defect needing repair, but also the good things about the home.
  • Many inspections uncover problems that end up saving the customer many times what the inspection costs.

Question:  Can I do the inspection myself?

  • Some of the items identified by the inspector may be uncovered by the home owner.  But, even the most experienced homeowner does not have the knowledge, expertise, and skills of a certified home inspector. 
  • A certified inspector has a vast knowledge and understanding of all major components within the home.  He knows what to look for, what can be a potential problem, and what may need immediate attention.
  • A certified home inspection can also help conform to the new disclosure laws.
  • Finally, a certified home inspector offers a completely objective, third-party, and unemotional perspective of the

Question:  Can my home fail the inspection?

  • No!  A home inspection is not an appraisal, or some sort of municipal inspection.
  • A home inspection will examine the condition of the home on the day it is inspected, and will describe the visible physical conditions which may need repair, adjustment, or replacement.
  • The inspection will also identify potential safety hazards.
  • It is important to know that no house is perfect.  As a home ages, components and systems will have a tendency to fail or perform at a level that is less than optimal conditions.  The inspection will identify and educate you to these exact conditions.  It is your decision as to how the problems the inspector uncovers might affect your purchase decision. 
  • If major problems are discovered, you and your realtor might consider trying to negotiate with the seller.  This negotiation may involve requesting a lower asking price from the seller, having the items repaired prior to closing, or other more favorable contract terms.  The final decision is yours as the home buyer.
  • But, the inspection will give you added knowledge, understanding, and added confidence to assist you in your decision process.
  • The decision to implement any repairs or recommended work identified by the inspector is simply between the customer (home buyer) and home seller.
  • As part of my services, I will explain in detail what each items means and its potential impact, thus giving the customer as much information as possible, such that they may make the decision in their best interest.


Question:  If the house appears to be in good condition, do I really need a home inspection?

  • Definitely.  With the right inspection, you can purchase the home with confidence and full knowledge as to the condition of the home, its structures, and systems.  The inspection will help make you aware of any maintenance items that may need attention, either immediate or at some point in the near future.
  • Additionally, my goal is to help educate the home owner, thus the inspection will be a life learning experience about your home and all its major components.
  • You will also have a written report that you can refer back too for many years.

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Question:  Who hires the inspector?

  • The client usually hires and selects the inspector.  I work for you, not the bank, not the real estate agent.
  • You will most likely receive recommendations from your agent, or finance company, but remember, the inspection is for you and your home.

Question:  When is the best time to get an inspection?

  • An inspection is to help protect you the home buyer from potential defects or safety problems in the home you want to purchase.
  • An inspection is usually performed after an offer has been made and accepted, but before the home closes escrow.
  • It is important that as part of your offer, you include a contingency for an inspection, and that the contingency includes comments that allows equitable resolution of any and all defects, problems, or safety issues uncovered during the inspection.
  • Your realtor can certainly assist you in the appropriate language and contingency details.
  • Typically, the buyer is given 10 days in which to schedule, and have an inspection performed.

Question:  Do I get a warranty with the inspection?

  • A home inspection is not a warranty or any type of guarantee.
  • The inspection is a professional written opinion of the condition in which the home is found at the time of the inspection. 
  • The inspection findings and report will be simply another piece of information which you can take into consideration, and use to assist in the purchase of the home.

Question:  Will the inspection find problems with the home?

  • Almost all homes have some type of problems or imperfections.  The majority of these imperfections are usually very minor issues.
  • Any major defects or safety problems should be properly identified, thus giving you, the potential home owner, as much information as possible to assist you in your negotiations and subsequent purchase of the home.


Question:  What is a Pre-Inspection Agreement And Why Must I Sign One?

  • The pre-inspection agreement simply defines the parameters and conditions of the inspection.
  • This agreement is required by all insurance companies and the National Association of Certified Home Inspectors.
  • Such agreement is required by almost all inspection companies, and are considered an industry standard.
  • It is designed to protect both the inspector and the client.
  • Additionally, it helps spell out exactly what is and what is not inspected, therefore, attempting to eliminate any misunderstanding or confusion as to the customer’s expectations.
  • Before I can do an inspection, I will need a signed inspection agreement.  You can print one from this link 
    Inspection Agreement, sign and date the form as instructed, and bring it with you to the inspection.  If you are unable to attend the inspection in person, you will need to print, sign, scan and email me a copy, or just send me a copy in the mail.

Question:  How do I pay for the inspection?

  • Payment needs to be made at either the beginning or at the conclusion of the inspection.  Payment may be made with a Visa, Mastercard, or Discovery Credit or Debit card.  Payment may also be made with a personal check.
  • The credit card payment may be made in person at the inspection, or by phone (801-540-2994).

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