"You Get Only 1 Chance To Choose The Right Inspector For Your Peace Of Mind!"℠
Jim Turner is a Certified Inspector (ASHI, NAHI & CREIA) in residential, multi-family and commercial building inspections. Jim has been an inspector for 30+ years performing more than 10,000 inspections throughout California and also serves as an Expert Witness in home inspector and construction defect related cases.
Jim possesses an in-depth background in Residential and Light Commercial construction since 1977. Prior to joining the Home Inspection industry Jim's experience includes: Termite Inspector, Roofer, Roofing Foreman, Roofing Consultant, Concrete apprentice/journeyman, Framing apprentice/journeyman, Quality Control Manager and Underwater Construction Inspector/Rescue Diver.
30+ years as a Building Inspector in California
30+ years as a Roofing Consultant
15+ years as a Construction Forensic Consultant
3+ years as a California licensed Termite Inspector (no longer licensed)
3+ years as a Reserve Study Surveyor
5+ years as an Indoor Environmental Inspector
The inspection to be performed for the Client is a “general”non-invasive visual physical examination, performed for the agree upon fee, designed to identify material defects in the systems, structures, and components of the primary structure and any associated primary parking structure as they exist at the time of the inspection. The purpose of the subsequent report is to furnish an accurate description of the inspection performed. The inspection is performed, and the report created, within the guidelines set forth in the Standards of Practice of the American Society of Home Inspectors, (a copy of which can be downloaded from this website) and as defined by California Business and Professions Code 7195-7199 which states; (a) "Home inspection" is a noninvasive, physical examination, performed for a fee in connection with a transfer, as defined in subdivision (e), of real property, of the mechanical, electrical, or plumbing systems or the structural and essential components of a residential structure of one to four units designed to identify material defects in those systems, structures and components. A "home inspection" also includes any consultation regarding the property that is represented to be a home inspection or any confusingly similar term. (b) A "material defect" is a condition that significantly affects the value, desirability, habitability, or safety of the structure. Style or aesthetics shall not be considered in determining whether a system, structure, or component is defective. (c) A "home inspection report" is a written report prepared for a fee and issued after a home inspection. The report clearly describes and identifies the inspected systems, structures, or components of the dwelling, any material defects identified, and any recommendations regarding the conditions observed or recommendations for evaluation by appropriate persons. (d) A "home inspector" is any individual who performs a home inspection. (e) "Transfer" is a transfer by sale, exchange, installment land sale contract, as defined in Section 2985 of the Civil Code, lease with an option to purchase, any other option to purchase, or ground lease coupled with improvements, of real property or residential stock cooperative, improved with or consisting of not less than one nor more than four dwelling units.
A typical inspection consists of a visual examination of the following (not all sections are applicable in some cases):
PROPERTY SITE: Description, Grade, Drainage, Flatwork, Fencing/Walls/Gates
STRUCTURAL COMPONENTS: Description, Foundation and associated components, Seismic Anchoring, Attic, Roof Framing/Sheathing, Insulation
ROOF: Description, Roof covering, Flashings, Eaves, Roof Drainage
EXTERIOR: Walls & cladding/veneer, Doors, Windows & Attached Patio Covers/Decks/Balcony
PARKING STRUCTURE: Description, Ceilings/Walls/Floors, Garage Door, Garage Door Opener, Firewall, Firedoor
PLUMBING: Description, Supply/Drain/Vent piping, Water Pressure & Functional Flow/Drainage, Gas Supply and associated components, Fixtures (faucets, toilets, bathtubs, showers), Laundry
WATER HEATING: Description, Operation/Condition, Location, Thermostat/Controls, Energy Supply, Burners, Combustion air, Exhaust venting, Water connections, TPR valve, TPR discharge, Seismic bracing
ELECTRICAL: Description, Service Entrance, Grounding/Bonding, Service panels, Breakers, Branch Circuit Wiring, Switches, Fixtures, Receptacles
HVAC: Heating- Description, Operation/Condition, Location, Thermostat/Controls, Energy supply, Burners, Combustion air, Exhaust venting, Forced-air system (Return air, Blower, Filter, Distribution system) Ventilation - Structure, Kitchen, Bathroom, Laundry Cooling - Description, Operation/Condition, Thermostat/Controls, Energy supply, Compressor/Condenser/Evaporative coil, Condensation Drainage, Forced-air distribution, Auxiliary cooling features
SAFETY FEATURES: GFCI, AFCI, Safety Glass, Smoke detectors, Carbon Monoxide detectors
INTERIOR: Ceilings/Walls/Floors, Doors, Windows, Cabinets/counter-tops, Stairway
CHIMNEY/FIREPLACE: Chimney- Description, Chimney condition, Spark Arrestor, Rain cap, Wind shroud, Fireplace- Description, Condition, Energy supply, Damper, Hearth/Mantel
The following items/systems are optional based on the Standards of Practice of the Home Inspection industry. They are included in all of Jim Turner's inspections:
KITCHEN: Built-in cooking appliances, Dishwasher, Garbage Disposal
SWIMMING POOLS & SPAS: Description, Access safety, Decks, Electrical, Plumbing, Pumps/motors, Heating
As of yet, the State of California does not license home inspectors!
At present, anyone can claim to be a home inspector. Therefore, consumers must exercise extreme care and cautious consideration before hiring just anyone and it is imperative that consumers secure the services of a competent home inspector. A poor inspection can have a drastic consequence (it could be argued that a poor inspector was recommended for the sole purpose of hiding the true condition of the property). Make sure to hire an inspector who is properly trained and experienced and is a member of a professional association.
Select your home inspector with the following criteria in mind:
• Professional Affiliation: Membership in most professional associations requires obtaining initial training, passing a rigorous testing exam, and mandatory adherence to professional standards of practice and participation in ongoing education. When you choose a home inspector, you should specify membership in ASHI (American Society of Home Inspectors) or CREIA (California Real Estate Inspection Association). Inspectors who claim adherence to standards of these organizations, but who are not actual members, are avoiding professional accountability and should be viewed with caution.
• Inspection Experience: Of paramount importance is an inspector's actual level of direct experience in the practice of home inspection. A general contractor's license can be an important credential, but when it comes to home inspection, a license to build indicates very little as it relates to competence as a property inspector. The experience that matters most is specific home inspection training and experience, not building experience.
• Avoid Price Shopping: Home inspection fees vary widely. Lower fees may indicate an inspector who is new to the business or does not spend sufficient time performing the inspection. A home is the most expensive commodity you are likely to purchase in a lifetime. One defect missed by your inspector could cost 100 times what you save with a bargain inspection. The best method of price shopping is to shop for quality. Considering the high cost of real estate today, an inspection fee is a small price to pay...t can save thousands of dollars and years of regret.
A Home Inspection performed for the Buyer of a property typically performed once escrow has opened.
A Home Inspection performed for the Seller of a property typically performed prior to listing the property.
A home inspection performed prior to the new home builder's 1-year warranty expires. Typically at the 11th month of ownership.
An inspection of duplex, triplex, fourplex or multi-family units such as apartments.
Inspection of buildings used for commercial purposes. This can be performed for a Buyer, Seller, Lessee or property owner.
Contractor quality control, Independant system inspections (roof, electrical, plumbing, etc.)
Expert Witness services