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Frequently Asked Questions: Home Inspections & More! 

General Home Inspections

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  • What's included in a Home Inspection?

    • At Reliable Home Inspection Service, our ASHI Certified Inspectors cover the mechanical systems of the home including your HVAC unit as well as the structural condition including your foundation basement, crawl space and attic. All general interiors are inspected including the ceilings, walls, floors, doors and windows.​ Plumbing and electrical systems are also inspected including piping, the water heater and the fireplace and chimney if present. We perform an extensive inspection of the exterior of your home and roof which other companies may not.

    • We inspect the siding, drainage, grading, gutters and roofing. All inspectors carry 32 foot ladders to inspect and walk the roof. In the event the roof cannot be walked due to pitch or building materials, the roof inspection will be performed via drone. We also inspect the framing, roof and attic, foundation, walls, electrical system, plumbing system, heating and air conditioning systems, kitchen, bathrooms.  We can also inspect additional items and systems unique to your home.  

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  • How long does a Home Inspection take to complete?

    • ​A general home inspection typically takes between 2 1/2 to 3 hours, depending upon the size of the home. Homes over 3,500 square feet, those with additional HVAC units and older homes may take longer to complete. Our staff will be able to provide you a more exact home inspection length upon booking your home inspection. Please note that some additional services i.e. Mold Testing also may increase the length of the inspection. 

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  • What is the Average Cost of a Home Inspection?

    • ​The average cost of a home inspection is between $400 and $500 in most cases. Every home is unique and we highly encourage reaching out to our office via phone or email to receive your personized quote. Our office staff will review the property, discuss unique features of your home such as age, additional structures, size and more. We'll also go over any and all current promotions and discounts with you. Please let our staff know if you'll be needing additional add on services such as Radon Testing, WDI, Mold etc.

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  • What areas do you offer Home Inspections?

    • ​Reliable Home Inspection Service offers home inspections across Delaware, PA, and MD.

      • Delaware (Including New Castle County, Kent County & Sussex County)​

        • ​Wilmington, Dover, Newark, Middletown, Bear, Glasgow, Brookside, Hockessin, Smyrna, Milford, Pike Creek Valley, Claymont, Seaford, Wilmington Manor, North Star, Georgetown, Millsboro, Pike Creek, Edgemoor, Elsmere, New Castle, Clayton, Camden, Laurel, Highland Acres, Harrington, Rising Sun-Lebanon, Milton, Lewes, Selbyville, Long Neck, Ocean View, Townsend, Greenville, Bridgeville, Delmar, Riverview, Cheswold, Millville, Delaware City, Wyoming, Woodside East, Kent Acres, Rodney Village, Felton, Blades, Bellefonte, St. Georges, Rehoboth Beach, Frederica, Greenwood, Bethany Beach, Dagsboro, Newport, Frankford, Lincoln, Ellendale, South Bethany, Arden
          Houston, Dewey Beach, Fenwick Island, Odessa, Magnolia, B          owers, Ardentown, Bethel, Slaughter Beach, Ardencroft, Kenton, Little Creek, Woodside, Leipsic, Henlopen, Acres, Viola, Farmington, Hartly, Port Penn
           

      • Pennsylvania (Including Philadelphia County, Delaware County, Chester County, and Montgomery County)

        • Philadelphia, Garrett Hill, Glen Mills, Havertown, Radnor, Riddlewood, Rosemont, Secane, Thornton, Villanova, Wallingford, Wawa, Wayne, Ardmore, Boothwyn, Broomall, Cheyney University, Drexel Hill, Folsom, Haverford College, Lima, Linwood, Village Green-Green Ridge, Woodlyn, Aston, Bethel, Chadds Ford, Chester, Concord, Darby, Edgmont, Haverford, Lower Chichester, Marple, Middletown, Nether Providence, Newtown, Radnor, Ridley, Springfield, Thornbury, Tinicum, Upper Chichester, Upper Darby, Upper Providence, Aldan, Brookhaven, Chester Heights, Clifton Heights, Collingdale, Colwyn, Darby, East Lansdowne, Eddystone, Folcroft, Glenolden, Lansdowne, Marcus Hook, Media, Millbourne, Morton, Norwood, Parkside, Prospect Park, Ridley Park, Rose Valley, Rutledge, Sharon Hill, Swarthmore, Trainer, Upland, Yeadon, Chester, Coatesville, Atglen, Avondale, Downingtown, Elverson, Honey Brook, Kennett Square, Malvern, Modena, Oxford, Parkesburg, Phoenixville, South Coatesville, Spring City, West Chester, West Grove, Birmingham, Caln, Charlestown, East Bradford, East Brandywine, East Caln, East Coventry, East Fallowfield, East Goshen, East Marlborough, East Nantmeal, East Nottingham, East Pikeland, East Vincent, East Whiteland, Easttown, Elk, Franklin, Highland, Honey Brook, Kennett,London Britain,London Grove, Londonderry, Lower Oxford, New Garden, New London, Newlin, North Coventry, Penn, Pennsbury, Pocopson, Sadsbury, Schuylkill, South Coventry, Thornbury, Tredyffrin, Upper Oxford, Upper Uwchlan, Uwchlan, Valley, Wallace, Warwick, West Bradford, West Brandywine, West Caln, West Fallowfield, West Goshen, West Marlborough, West Nantmeal, West Nottingham, West Pikeland, West Sadsbury, West Vincent, West Whiteland, Westtown, Willistown, Bryn Athyn, Cheltenham Township, Horsham Township, Norristown, Plymouth Township, Whitemarsh Township, Ambler, Bridgeport, Bryn Athyn, Collegeville, Conshohocken, East Greenville, Green Lane, Hatboro, Hatfield, Jenkintown, Lansdale, Narberth, Norristown, North Wales, Pennsburg, Pottstown, Red Hill, Rockledge, Royersford, Schwenksville, Souderton, Telford, Trappe, West Conshohocken, Abington, Cheltenham, Douglass, East Norriton, Franconia, Hatfield, Horsham, Limerick, Lower Frederick, Lower Gwynedd, Lower Merion, Lower Moreland, Lower Pottsgrove, Lower Providence, Lower Salford, Marlborough, Montgomery, New Hanover, Perkiomen, Plymouth, Salford, Skippack, Springfield, Towamencin, Upper Dublin, Upper Frederick, Upper Gwynedd, Upper Hanover, Upper Merion, Upper Moreland, Upper Pottsgrove, Upper Providence, Upper Salford, West Norriton, West Pottsgrove, Whitemarsh, Whitpain, Worcester, Ardsley, Bala Cynwyd, Bethayres, Dresher, Elkins Park, Frederick, Graterford, Gladwyne, Gwynedd, Gwynedd Valley, Huntingdon Valley, Lafayette Hill, Lederach, Linfield,Meadowbrook,Melrose Park, Merion Station, Mont Clare, Oaks, Rosemont, Roslyn, Villanova , Wynnewood

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      • Maryland (Including Cecil County and Possibly another?)

        • Cecilton, Charlestown, Chesapeake City, Elkton, North East, Perryville, Port Deposit, Rising Sun, Appleton, Bay View, Blue Ball Village, Calver, Carpenter Point, Cherry Hill, Childs, Color, Conowingo, Crystal Beach, Earleville, Elk Mills, Elk Neck, Fair Hill, Fredericktown, Hack's Point, Harrisville, Hopewell Manor, Liberty Grove, Oakwood, Perry Point, Providence, Red Point, St. Augustine, Warwick, Westminister, White Hall, Zion

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  • What will the Home Inspection Report look like? 

    • You can see a Sample of our Home Inspection Report  which includes a summary report and detailed report listing Major Defects, Safety Concern, Service and Repair Items & Monitor and Maintain Items. Every item contains a detailed description and photograph of the defect or issue. 

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  • Can I attend the Home Inspection?

    • Not only can you attend the home inspection, we highly encourage it! That way you're able to discuss with the inspector one on one, see the defects in real time and learn the ins and outs of your new home. We do ask that you limit the number of people joining you at the home inspection to one additional person not including the buyers and agent.

    • If you're unable to attend the home inspection due to travel, work schedules, etc, that's not a problem, and we can still complete the inspection. In that case, your home inspection agreement and invoice for the total cost of your inspection services will be sent to you the day of booking. These items are to be completed in full before the start of your home inspection so we may release your report to you immediately. Upon release of the report, the home inspector is happy to answer any and all questions via phone or email.

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  • Can I request which Reliable Home Inspector I'd like to perform my Home Inspection?

    • Absolutely you can request your Home Inspector and we do our best to accommodate all inspector requests. Please be aware that request accommodations are subject to inspector availability and inspection timeframe.  

      • Learn more about our Home Inspectors here or check out what client's are saying about their experience with their inspectors here.​

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  • What Discounts are Available for Home Inspections?

    • Reliable Home Inspection Service proudly offers discounts to our First-Time Buyers, Repeat Clients, Military Members, Union Members, Healthcare Workers, First Responders, and Teachers, We also offer a discount for select weekday appointment slots and Bundling Packages for New Construction Inspections. Please contact our office to learn more.

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  • I had to waive my Home Inspection in order to get my offer accepted by the Seller. What do I do now? Am I doomed?

    • Unfortunately in today's market, this isn't an uncommon occurrence. The good news is that it's not too late! Learn more about Post Purchase/ Post Settlement Inspections here and lose that sinking feeling over not knowing the condition of your home.

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  • What about Walk and Talk Inspections or Consultations?

    • Per ASHI inspection standards, our inspectors must complete and issue a report of the entire home/property. In a one hour walk and talk inspection or consultation, we feel that potential buyers don't receive a thorough inspection that provides a view understanding of the home's issues.

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  • What is the policy on a Reinspection of a Home or Property?

    • A reinspection on a property Reliable Home Inspections has recently performed if: Utilities (such as water, gas or electric) were not on at the initial inspection or if certain areas were not accessed. The inspector can complete a reinspection of these areas only for an additional fee. A reinspection cannot be performed to review or certify repairs made by the seller. 

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  • I loved my service and want to refer my friend or family member. How do I go about that?

    • Referrals are the highest compliment you can give us! Please provide your friend or family member our office number at 877-993-9100 or have them email us at info@reliablehomeinspectionservice.com and make sure they know to provide your name and mailing address so we can send you your $20 Wawa gift card as our thanks to you!

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  • When and how will I receive my home inspection report?

    • Home Inspection reports are always delivered the same day as your home inspection appointment via email. The report is sent directly to our clients and /or their realtors if they have one and choose to also provide their email as well. The report is not sent to any other parties including but not limited to sellers, builders, contractors, etc. Since the client has paid for the report it is up to them who they choose to provide a copy to.

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  • How Can I Schedule a Home Inspection?

    • To set up your home inspection with Reliable Home Inspection Service, please give our office a call M-F between 8:30 AM and 5:00PM and a staff member will be happy to assit you. Or you can also book online 24/7 through our website (Click Here). For new construction inspections, standalone testing services such as radon or WDI or commercial inspections, please call our office as these services cannot be booked online or email us at info@reliablehomeinspectionservice.com.. 

Radon Testing Questions

  • How long does a radon inspection take?

    • ​ If you're getting any kind of home inspection  the radon inspection won't add a significant amount of time. But if the radon inspections occurs without a home inspection please allow our qualified professionals up to an hour.

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  • How long does the radon test take?

    • ​The radon test takes at least 48 hours, after that an environmental technician will pick up the tests. Some tests may require a 4 day test period if windows are open at the start of the test.

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  • Do the results need to go to a lab?

    • ​No, we can read the results in our office by our certified Radon technician.

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  • When will I get the results of my radon test?

    • ​The same day the technician goes to pick them up! (95% of the time, if it's a particularly late pick up you may receive your results the next morning.)  

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  • If radon is radioactive, then are the devices used to test it also radioactive?

    • ​No, the electrets we use to test for radon are harmless. They are not radioactive.

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  • Will the devices hurt my children or my pets?

    • ​Nope! The electrets are harmless and its a passive test. Please make sure the devices are not touched or moved as doing so may invalidate the test results.

 

  • Is there anything I need to do for the inspection?

    • ​All windows need to be shut 12 hours prior to the start of the test and remain shut through the entire duration of the testing period. Exterior doors may be opened for normal use but cannot be propped open. Failure to comply with closed house conditions may result in either a false low radon level or even a false elevated level. 

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  • Do you offer Radon Testing for Commercial Properties or Daycares?

    • ​Yes! Our radon technicians are able to test commercial properties, multi-unit properties, Daycares, Childcare facilities, Schools and more! To learn more about this type of Radon Testing, please contact our office directly at 877-993-9100 and our staff will be happy to assist you. Each property type has its own testing parameters and procedures that must be followed. When you call, you'll be asked specific questions about your property that will assist in creating a personalized bid and scope to meet your needs. 

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  • I'm building a new home, do I really need to test for Radon?

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  • I received my Radon Test results; what do they mean?

    • Radon levels at or above 4.0 pCi/L are considered Elevated while levels 3.9 pCi/L and below are considered non-elevated. The EPA breaks down the levels a bit further below as well as when to start considering Radon Mitigation:

      • 4 pCi/L and above: EPA ACTION LEVEL: Radon Mitigation is needed to reduce levels to below a 4 pCi/L​

      • 2pCi/L: The EPA advises considering Radon Mitigation to reduce radon levels

      • 1.3 pCi/L: The average national indoor Radon Concentration

      • 0.4 pCi/L: The national average outdoor Radon Concentration

    • If you need help interpreting your results or have questions/concerns, please give our office a call or email and our staff will be happy to assist you.

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Radon Mitigation Questions

  • Does my home need to be mitigated?

    • The EPA recommends mitigation in homes that test 4.0 or higher. The EPA also recommends that homes tested between 2.0 and 3.9 strongly consider mitigation. Radon mitigation systems can decrease radon in the home by up to 99%.​

  • How much will my mitigation system cost?

    • We offer free no obligation radon mitigation bids to give you an exact price for a system. The homes we work in vary greatly, making it difficult to give a definitive price without seeing the home. However, a typical radon system costs between $1100 to $2100. If your home already has a passive pipe installed by the builders the price will be around $850 which includes the cost of the post-test.​

  • How long will my mitigation take to be completed?

    • Most mitigations can be completed within 6 hours.​

  • Does my mitigation include a post-test?​​

    • Yes! All our mitigations include a post-test to ensure the home is under the EPA action level. We guarantee our system will bring your home's radon levels under a 4.0 average.​

  • What areas does Reliable offer Radon Mitigation systems.

    • Mitigations systems are available for installation across DE, PA and MD. Some restrictions may apply based on area and the property structure.

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  • I want to get a radon Mitigation System Installed in my property. How do I get started and what is the process to have the system installed?

    1. Test your home and identify what the average Radon level is in your home.

    2. Contact our office to schedule your free, no obligation bid visit with our Radon Mitigation Technician. This appointment takes roughly 20 to 30 minutes in length in which the Technician will be able to determine cost, scope of the work, materials needed for the inspection, placement of the system and answer any questions or concerns you may have.

    3. You'll receive a written copy of the bid for your system within 1 business day.

    4. When you are ready to schedule your mitigation installation, we ask that you contact our office via phone or email and provide a signed copy of the bid. At this time you'll be asked to make a deposit equal to 50% of the cost of the mitigation system. You'll also schedule the pick up day for your post test at this time.

    5. After your post test has been completed, your final payment for the remaining 50% will be due. Once your payment is received in full, your Post-Mitigation results will be sent to your email.

  • How effective are Radon Mitigation Systems at reducing Radon levels in my home?

    • All Radon Mitigation systems are designed to reduce radon levels to below the EPA action level of 4.0 pCi/L though we often see a reduction in levels well below that.

  • What does a Radon Mitigation System look like?

    • The Radon system consists of a round radon fan that measures around a foot in width and height. The fan and its couplings will be either white or gray.  This fan will be attached to a 3-inch white PVC pipe that will run up the home above the eave of the roof, as is state regulation.

    • Fans should not be placed within the home unless there is a passive system, in which case the fan may be placed in the attic. Inside the home, the system will simply consist of PVC pipe running into your sump pit or directly through your slab. A u tube(manometer) will be placed on the pipe for measuring the fan pressure. 

WDI Inspection Questions

  • How long does a WDI inspection take?

    • A termite or Wood Destroying Insect inspection takes 30 min with a home inspection. Without a home inspection please allow 1 hour for the WDI inspection.

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  • Do I need to be there for my WDI inspection?

    • No, but if you're unable to attend the WDI inspection, payment will be due one business day prior to the inspection.

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  • I'm using a an FHA/VA loan, do I have to get a WDI inspection in Delaware? In Pennsylvania? In Maryland?

    • In most cases, yes you will need to have  a WDI inspection performed. We highly encourage you to double check what inspections are required for your loan with your agent or mortgage company. Please also inform out office upon booking a WDI if you are using an FHA/VA loan. This does not effect the cost but the WDI's for these loans have their own procedure that must be followed regarding non-permanent structures on the property. We can also issue you itemized invoices for your WDI to present to your lender.

  • My house is new, why would I need this?​

  • Insects find new wood tasty too. Also, if you're builder didn't treat your home for Wood destroying insects you may be vulnerable.

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  • Is this part of a standard home inspection?

    • No, this is a separate service that you can get with or without a home inspection.  Home inspections do not automatically come with a WDI inspection. Please let our office know upon booking if you'd like to add on a WDI inspection. The WDI is delivered to you the same day via email along with the home inspection.

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New Construction Questions

  • What type of New Construction Inspections are there?

    • Reliable Home Inspection offers three different home inspection services for New Construction properties: Pre-Drywall Inspections, Final Inspections before Settlement and 11 Month/ 1 year Warranty/ Builder's warranty Inspections. 

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  • When should I have the New Construction Inspections for my Home performed?

    • The exact timing for each inspection can vary builder to builder, but the general rule of thumb is:

      • Pre-Drywall Inspection: The pre-drywall inspection should be done after the close- in inspection from the government inspector and before the insulation and drywall is installed. Ideally, this will be one to two days prior to your walkthrough with the builder. This inspection is anywhere from 1.5 to 3 hours in length depending on the size of the home.

      • Final Inspection: The final inspection should be done close to you taking possession (closing) on the home.  All systems and appliances should be installed and working.  The paper covering over flooring should be removed and the home should look completely finished. Ideally, this will also be one to two days prior to your walkthrough with the builder. This inspection is anywhere from 2.5 to 4 hours in length depending on the size of your home. Your roof will also be walked and inspected at this stage of the inspection process.

      • Warranty Inspection: The warranty inspection should be performed 10 to 11 months after settlement but before your Warranty with the builder is up. This allows enough time for you to submit findings to the builder to be repaired before your one year warranty is up. This inspection is roughly 2 to 4 hours in length depending on the size of your home. This is another full top to bottom inspection of your home and property.

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  • Do I need to tell my builder that I've scheduled a home inspection?

    • It is important that the builder is made aware that you are going to have an outside independent inspector for a 2 part inspection series, pre-drywall inspection and finish product inspection. We will need permission from the builder to be on site.  Some builders do require insurance certificates and we can provide documents with 48  hours notice. Please contact your builder regarding your Home Inspections as soon or even before you schedule. Our office is also happy to send them an emailed notice of inspection and cc you on it if you have a main point of contact there. 

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  • Do you send the Home Inspection report to my builder?

    • We only send the report directly to our clients and potentially their realtor if they choose to add them onto the contact list. We do NOT send a copy of the report to your builder as they are not our client. Nor do we correspond to the builder outside of Notice of Inspections or providing any required documents. Of course, once you receive the report, you are welcome to share it with your builder and our inspectors are happy to speak with them should they express any questions or concerns to you.

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  • I want to get multiple inspections for my New Construction Home. Do you offer any bundles or discounts.

    • We proudly offer both package bundles and individual discounts for New Construction Inspections. Please call or email our office to learn more and receive a personalized locked-in estimate sent to you for your new home. Don't forget to ask about our Referral Program too to learn how your can earn gift cards rewards when your friend or family member books an inspection.

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  • Can I attend the inspection? Do I have to attend the inspection?

    • We highly encourage attending the inspection if you're able to attend. That being said, please check with your builder on if they allow buyers to be there for inspections. Every builder has their own policy. If you aren't able to attend due to work or travel, that's not a problem. We'll send you your Home Inspection Agreement and Invoice ahead of time to be pair prior to the inspection. Your report will be emailed to you the day of the inspection and the inspector is happy to speak with you regarding any questions or concerns.​

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  • Can I have Radon Testing performed for a New Construction home?

    • You can and should have your new home inspected for Radon Test . New Homes can have elevated Radon gas too. In most cases, you'll need to schedule this for after settlement within 30 days. That way we can ensure closed house conditions for accurate test results. Check with your builder to see if they have a particular time frame you need to adhere to for Radon testing.

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  • When can I schedule my inspections?

    • In order to set a date for your inspection, we will need the builder to have given you the date of their inspection so we have a realistic timeframe. That being said, it's never to early to start the process. Give our office a call at 302-993-9100 and we'll be happy to go through the process step by step, provide quotes for each inspection and send you a written estimate. We can also submit any required documents to the builder at this time.​

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Mold Testing Questions

  • What is Mold Testing?

    • The Mold Test is also known as a Mold Quality Assessment. Our certified Mold technician will come out to your home for roughly a 1 hour appointment and work with you to determine where the air samples should be taken in your home. The base mold package includes three samples (one outside, two interior) and additional samples may be added on for an extra fee.

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  • Can I have a Mold Test performed as part of my home inspection?​

    • Mold tests are available with a Home Inspection for an additional fee or as a Standalone service.​ We offer Mold testing in DE, PA and MD.

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  • How long will it take to receive my report?

    • Turnaround time to roughly three to five business days starting the day after the sample is taken. ​

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Water Quality Test Questions

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  • How long does it take to receive my results?​

    • Test results for water analysis can typically be expected within three to five business days starting the day after the water is drawn. Please note that payment is due in full before the appointment to draw the water. Some substances (VOCs) may take up to two weeks to complete. 

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  • Where is the water sample taken?

    • The water sample is generally taken from a kitchen or bathroom tap. The sampling location will be noted on the report. If you have an R/O filter (reverse Osmosis), you must inform our office prior to the date of the Sampling appointment so we may notify the technician.​

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Lead Inspection Questions

Commercial Property Inspections

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  • How long does it take to receive my results?​

    • Your lead report can be expected within one business day of the inspection. 

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  • Where do you offer Lead Testing?

    • We are only certified to complete Lead testing in Delaware Only. We do NOT offer Lead Inspections in PA or MD.​

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  • What types of Commercial Properties does Reliable Home Inspection Service inspect?

    • Multifamily

    • Office

    • Industrial

    • Retail

    • Hotels / Hospitality

    • Mixed Use

    • Land

    • Special Purpose

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  • How long does it take to receive my Report?​

    • Commercial reports are sent out within one business day of the inspection, and typically the same day as the appointment. The report will by emailed directly to you and your realtor (should you choose to provide their information.)

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  • Where do you offer Commercial Inspections?

    • Commercial Property inspections are available in Delaware, Pennsylvania and Maryland. For a more in depth breakdown of locations, please see areas served under the General Home Inspection Section above.​

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  • What is the cost of a Commercial Inspection?

    • The cost of a commercial inspection various from property depending on a number of factors including age, size, and layout. We recommend calling our office at 302-993-9100 or emailing us at info@reliablehomeinspectionservice.com with details about the property and we'll be able to send you a quote within one business day.

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  • How do I schedule a Commercial Inspection?

    • Commercial inspections (including Duplexes and Triplexes) cannot be booked online. Please contact our office to begin the bidding and scheduling process.

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  • What is included in a Commercial Inspection?

    • We inspect the framing, roof and attic, foundation, walls, electrical system, plumbing system, heating and air conditioning systems, kitchen, bathrooms.  We can also inspect additional items and systems unique to your property.  We carry many ladders, not just one or none.  If we can safely evaluate your roof by walking it, we walk the roof.  We also have licensed Drone pilots on staff that can also complete roof inspections via Drone. Not every inspection company gets in the crawl space or even has tall enough ladders to get on the roof. Other companies don't even walk on the roof or will just shine a light in the crawl space. If you call around to other companies for pricing, ask if they get in the crawl space and on the roof.

      • What's not included​ in a Commercial Inspection?

        • Process equipment

        • Americans with Disability Act compliance

        • Low voltage equipment including fire alarms

        • Sprinkler systems

        • Elevators

        • Medical Equipment

        • Equipment related to the care/treatment of animals

        • If gas fired package units exist on site, they can be operated, but will not be disassembled. 

        • Split units and package units that are electric will be operated but not disassembled.

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  • Can I add on addition services to my Commercial Inspection

    • Most Environmental Services can be added onto your Commercial Inspection for an additional fee. Turnaround time varies from service to service.

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