Influenced by the changes in the economic and legal environments over the past 30 years, home inspection reports have changed to accommodate increased consumer expectations, and to provide more extensive information and protection to both inspectors and their clients.

 Development of Standards


Prior to the mid-1970s, inspection reports followed no standard guidelines and, for the most part, there was little or no oversight or licensure. As might be imagined, without minimum standards to follow, the quality of inspection reports varied widely, and the home inspection industry was viewed with some suspicion.

With the founding of the American Society of Home Inspectors (ASHI) in 1976, home inspection guidelines governing inspection report content became available in the form of a Standards of Practice. Over time, a second, larger trade association, the International Association of Certified Home Inspectors (InterNACHI), came into existence, and developed its own standards.

Reports should describe the major home systems, their crucial components, and their operability, especially the ones in which failure can result in dangerous or expensive-to-correct conditions. Defects should be adequately described, and the report should include recommendations.

Reports should also disclaim portion

s of the home not inspected. Since home inspections are visual inspections, the parts of the home hidden behind floor, wall and ceiling coverings should be disclaimed.

Home inspectors are not experts in every system of the home but are trained to recognize conditions that require a specialist inspection.

Home inspections are not technically exhaustive, so the inspector will not disassemble the HVAC to examine the inside, for example.

Standards of Practice are designed to identify both the requirements of a home inspection and the limitations of an inspection.

Checklist and Narrative Reports

In the early years of the home in

spection industry, home inspection reports consisted of a simple checklist, or a one- or two-page narrative report.

Checklist reports are just that; very little is written. The report is a series of boxes with short descriptions after them. Descriptions are often abbreviated, and might consist of only two or three words, such as “peeling paint.” The entire checklist might only be four or five pages long. Today, some inspection legal agreements are almost that long!

Because of the lack of detailed information, checklist reports leave a lot open to interpretation, so that buyers, sellers, agents, contractors, attorneys and judges may each interpret the information differently, depending on their motives.

In the inspection business, phrases that describe conditions found during an inspection are called “narratives.”  Narrative reports use reporting language that more completely describes each condition. Descriptions are not abbreviated.

Both checklist and narrative reports are still in use today, although many jurisdictions are now beginning to ban checklist reports because the limited information they offer has resulted in legal problems.

From the standpoint of liability, narrative reports are widely considered safer, since they provide more information and state it more clearly.

Many liability issues and problems with the inspection process are due to misunderstandings about what was to be included in the report, or about what the report says.

For example, in 2002, an investor bought a 14-unit hotel in California.  The six-page narrative report mentioned that flashing where the second-story concrete walkway met the building was improperly installed, and the condition could result in wood decay. Four years later, the investor paid out almost $100,000 to demolish and replace the entire upper walkway. In some places, it was possible to push a pencil through support beams.

Although the inspector’s report had mentioned the problem, it hadn’t made clear the seriousness of the condition, or the possible consequences of ignoring it. Today, a six-page report would be considered short for a small house.

Development of Reporting Software


Years ago, when computers were expensive to buy and difficult to operate, inspection reports were written by hand. As computers became simpler to operate and more affordable, inspection software began to appear on the market.

Today, using this software, an inspector can chose from a large number of organized narratives that s/he can edit or add to in order to accommodate local conditions, since inspectors in a hot, humid city like Punta Gorda, Florida, are likely to find types of problems different from those found by inspectors in a cold, dry climate, like Salt Lake City, Utah.

Using narrative software and checking boxes in categories that represent the home systems, an inspector can produce a very detailed report in a relatively short time.

Standard disclaimers and other information can be pre-checked to automatically appear in each report.

Narrative Content


Narratives typically consists of three parts:

  1. a description of a condition of concern;
  2. a sentence or paragraph describing how serious the condition is, and the potential ramifications, answering questions such as, “Is it now stable, or will the problem continue?” or “Will it burn down the house?” and “When?”; and
  3. a recommendation. Recommendations may be for specific actions to be taken, or for further evaluation, but they should address problems in such a way that the reader of the report will understand how to proceed.

“Typically,” is a key word here. Some narratives may simply give the ampacity of the main electrical disconnect. There is no need for more than one sentence. Different inspectors would include what they think is necessary.

Report Content


Inspection reports often begin with an informational section which gives general information about the home, such as the client’s name, the square footage, and the year the home was built.

Other information often listed outside the main body of the report, either near the beginning or near the end, are disclaimers, and sometimes a copy of the inspection agreement, and sometimes a copy of the Standards of Practice.

Inspection reports often include a summary report listing major problems to ensure that important issues are not missed by the reader. It’s important that the reader be aware of safety issues or conditions which will be expensive to correct.

Software often gives inspectors the choice of including photographs in the main body of the report, near the narrative that describes them, or photographs may be grouped together toward the beginning or end of the report.


A table of contents is usually provided.

The main body of the report may be broken down into sections according to home systems, such as “ELECTRICAL,” “PLUMBING,” “HEATING,” etc., or it may be broken down by area of the home:  “EXTERIOR,” “INTERIOR,” “KITCHEN,” “BEDROOMS,” etc.

It often depends on how the inspector likes to work.


At Kelting inspections, we value your trust in us for the last 8 years to provide a home inspection for your clients.


As home inspectors, we do our best to give our client’s the most thorough inspection possible. We will inspect everything that we can visually see. After all, knowledge matters when making a large purchase. But, what does a client do when issues are within walls or flooring? The inspector cannot tear these things down to inspect them so do you just cut your losses when making a home purchase?

Since this obstacle of limitation is very real in buying a home Kelting Home Inspections has invested in Infrared Thermal Imaging. This tool allows us to use infrared lighting to look within the walls of a home and report on any issues, such as mold, that we may observe to be present. This type of imaging can warn the buyer about potential heat loss, air-conditioning leaks, plumbing leaks, issues with circuit breakers, and more. With the knowledge given from this tool, a client can be alerted to potentially serious issues that may appear down the road.

It is important to note that, while Infrared Thermal Imaging provides some great knowledge it is still unable to predict the future. Your inspector will not be able to tell you definite issues that will arise nor the timeline of these issues. They will be able to inform you of concerns they see so that you can adequately plan for future repairs that may be needed on the home.

When hiring Kelting Home Inspections we welcome you to ask your inspector any questions you may have regarding this aspect of our inspection. Our inspectors are trained and willing to help you understand their process of looking at your home. We love to help! Please contact us today to learn more about Infrared Thermal Imaging and other inspection benefits that we offer in our services.


Living in Florida means it is inevitable that at some point you will encounter a tropical storm or a hurricane. Paying attention to the upkeep of the exterior of your home, especially its roof, can help to determine the amount of repairs that would need to be done after a major storm hits. The exterior of our homes is constantly aging due to various weather conditions including extreme heat, rain, and wind. In hurricane regions pay special attention to areas such as carports, awnings, canopies, roof overhangs, lanais, etc. to make sure that their roof is fastened properly and this attachment is not wearing down in its stability.

Another important area to notice is the draining system that is used for the roof on your building. It is imperative that water has a way to come off of the roof, especially after extreme rain, in order to prevent black mold and a leaky roof. This means there must be an ability to drain around any obstacles like chimneys, windows, or doors. This drainage should help the water reach the exterior ground and land at least 3 feet away from the house. In order to do this roofs must be fastened properly, drainage spouts must be sized not only for average rain, but for extreme rainstorms, and 4-6 inch “peel and seal” waterproof strips should cover the joints of the roof.

These regulations are areas that your inspector will examine when you are considering purchasing or selling a home. While the inspector cannot warrant a roof or give a prediction of how or when a leak or other problems may develop, they are able to point out areas of concern that could potentially lead to problems in the future. The knowledge of these areas can lead to proactive maintenance that can save a lot of money in the long run.


New years often result in new promises, but here at Kelting, we want to re-state our old promise to you that when you work with us you get more than just an inspection. One of the ways that we keep this promise to you is to offer a free Buildfax Report with every inspection that is ordered. Buildfax is the nation’s number one source regarding home history data. It is a resource that professionals have used for years to help them provide thorough services on homes where they are working.

This report will give you the history of the home you are considering for purchase, including: the number of permits opened on the house, the dates of permits, and the total cost of any improvements made on the home. You will also learn why improvements were made, such as improvements made because of natural disaster, fire, or simply because the previous owners were trying to improve their living space.  Our hope is that the knowledge of this information will give you peace of mind as well as an awareness of any potential issues that could arise in the future so that you can make an informed decision on your purchase. While our residential inspection shows you the current condition of a home, a Buildfax report provides the history of the home. These two reports combined can provide ideas as to potential areas of improvement or areas of concern that may arise in the future as well.

At Kelting, we firmly believe in giving our clients as much information as possible when they are working to purchase a home. This thorough information has been, and will continue to be, our staple and promise to you as the years go by. As the saying goes “An investment in knowledge pays the best interest.” – Benjamin Franklin

written by M. Hotchkin, Manager

Kelting Home Inspections & Services, LLC
PO Box 510058
Punta Gorda, FL 33951
(941) 655-8888

Wesley Bulifant, Owner & Inspector
Florida Licensed Home Inspector & Mold Assessor
License HI7956 & MRSA2484


 Copyright. 2018 Wesley Bulifant- Kelting Home Inspections & Services LLC. All Rights Reserved. “It is important to remember that no two inspections are the same. A home inspection is a snapshot in time and reports of the current conditions of the home. Our inspections are all performed in accordance with the InterNACHI Standards of Practice and without any personal interests of any party. An updated inspection should be considered”



When it comes to technology, we all know that as time passes devices become obsolete. For example, when you go to your local cell phone company for a new phone, you ask for one of the latest versions, correct? You would never consider asking for a phone from 1999 because what it offers would not function properly in today’s culture. This same rule applies to many of the core components of your home. While older hardware may have been fine 10 or 20 years ago, as time passes it to becomes obsolete.

For this reason, insurance companies will often require home owners to have a 4-point inspection on any older home that they are wanting to insure. Usually, this requirement is for homes 30 years or older but, depending on the insurance company and other factors the home may have experienced (such as storms), the insurance company may require these on younger homes also.

This inspection differs from a full residential inspection (which is often ordered when a new home is purchased) because it focuses on the plumbing, HVAC, electric, and roof of a home and determines the age and condition of each. It does not look at other areas of the home, such as windows, doors, and walls. An inspector uses significant training, skill, and time to focus on these four things in detail and report their condition to yourself and your insurance company (pictures are included).

When ordering home inspections, it is important to keep in mind that a 4-point inspection is usually for insurance purposes. It communicates to your insurance company either that, while the home and appliances may be dated, they are still in good working condition or proves that there have been significant updates on your home. As a result of updates and care a 4-point inspection can result in saving you significant money on your insurance premium.

Beyond insurance purposes we also have had clients request 4-point inspections specifically for added peace of mind. They understand the detail and work that goes into this extra inspection and report and have found value in the extra knowledge.

We hope that as you prepare to purchase your home and dive into the exciting (and often confusing) world of home inspections this information brings more clarity for what you will need to order. Remember, everything has its expiration date and you want to make sure that the key components of your dream home are not past theirs.

written by M. Hotchkin, Manager

Kelting Home Inspections & Services, LLC
PO Box 510058
Punta Gorda, FL 33951
(941) 655-8888

Wesley Bulifant, Owner & Inspector
Florida Licensed Home Inspector & Mold Assessor
License HI7956 & MRSA2484


 Copyright. 2018 Wesley Bulifant- Kelting Home Inspections & Services LLC. All Rights Reserved. “It is important to remember that no two inspections are the same. A home inspection is a snapshot in time and reports of the current conditions of the home. Our inspections are all performed in accordance with the InterNACHI Standards of Practice and without any personal interests of any party. An updated inspection should be considered”


One thing that can make or break the sale of a home is whether or not a roof is in good condition. The condition of your roof can affect insurance rates, protect or cause issues with mold, and determine whether or not a home is safe should a hurricane arise. At Kelting Home Inspections, one of the main requests that come from our clients is that we pay special attention to the quality and health of the roof on the home that they are considering to purchase.

As a home owner it is important to remember that roof maintenance will be required from time to time. Roofs are water resistant not water proof after all! Here are some basic and simple steps that you can take to monitor your roof situation and make sure that your roof is up to date with care throughout your time in your home:

  1. Watch the Roof Covering
    Every few months go around your home and check the exterior walls and trim for any deterioration that could be developing, especially in areas where there are no gutters or overhang. If your roof is sloped and unsafe to walk on or inaccessible for any reason you can do this using binoculars.
  2. Inspect After Storms
    Storms have the potential to cause significant damage from wind and hail. For this reason we recommend hiring a roofing contractor or home inspector to look over your roof after a significant storm hits your area. Kelting Home Inspections offers roof certification inspections that include a report which our home inspector will gladly review with you should any questions or concerns arise. Not only will this give you peace of mind but it will make you aware of any damage that could cause greater issues in the future if not taken care of immediately.
  3. Thermography
    Kelting Home Inspections has inspectors trained in infrared technology and building science. For this reason we have the ability to check roofing structures with an infrared camera and check for any moisture issues that may be starting in your roof. Moisture issues can lead to mold problems that have the ability to affect your family’s health if not properly cared for in a timely manner. Due to Florida’s high humidity, roofs in the state have a tendency to collect black mold. Should black mold be found on the surface of your roof please note that cleaning off the mold is extremely easy with a conventional sprayer and 50/50 mixture of bleach and water. In the case that mold is detected under the surface by our infrared camera our inspectors will work with you on determining the best next step your family can take to fix the issue.



Did you know that Kelting Home Inspections offers 9 different types of inspections that can be combined in numerous ways? Our hope in offering so many options is that our clients will be provided with the most thorough service and peace of mind possible when moving into their new home. With that said, we understand that all of these options leave most people asking “So which inspections do I actually need?”  When ordering a home inspection here is a simple outline of our 3 most popular inspections to help you sort through what you will need to order:

  1. Residential Inspection: This inspection is recommended whenever you buy a new home. It is our most thorough inspection and will look over the entire property and any foundation that is attached to the main living area (including the garage, patios, etc.). With this inspection, you receive a number of free warranties and a detailed report, complete with pictures. The goal of a residential inspection is to give you a clear understanding of what you are purchasing in your new home.
  1. Wind Mitigation: Most insurance companies will require a wind mitigation for any home that is not brand new. This inspection checks the roof, windows, and doors in order to make sure your home is ready to handle a hurricane. With a “wind mit” you get a filled out report (including pictures) to give to your insurance company for discounts on your insurance. Depending on your situation these discounts could be quite significant!
  1. 4-Point Inspection: Most insurance companies require a 4-point inspection for homes that are 30 years or over. A 4-point checks the 4 main points of a home (roof, plumbing, AC, and electric). With this inspection, you will receive a one-page report (including pictures) to give your insurance company so they can approve your coverage.

The Kelting Team is more than happy to answer any further questions you have regarding these inspections. Please feel free to call our office at 941-655-8888 so that we can assist you in your scheduling needs!


You have found the perfect home for your family. It is the right size, right neighborhood, and filled with potential. Unfortunately, in speaking with your realtor they disclose that there may be a history of lead paint being used in the home.
It is important to note that most homes built before 1940 used lead paint on their walls. While the use of lead paint greatly decreased after this time it was still in use through 1980. For this reason, the Residential Lead-Based Paint Hazard Reduction Act, Title X, requires realtors, sellers, and landlords to disclose any existence of lead-based paint in homes that were built before 1978. We are confident in the realtors that we work with to provide this information to you and protect you as their client.
Kelting Home Inspections offers lead-paint testing in which we take samples of every painted surface in your potential home and send the samples to a lab for testing. Once these samples are returned, you will receive a report directly from the lab that your inspector will go over with you as needed. A risk assessment will be provided to inform you of any specific areas to take note of as well recommendations for action steps to address these hazards. If you are looking at a home that you love but have been informed that lead paint may be present, don’t give up yet. The process of remediation can begin under the guidance of your realtor.
At Kelting Home Inspections, we care that your family has the peace of mind that they are moving into a safe and stable home. Our goal in these inspections is to give you the knowledge you need to make a confident decision as you purchase your dream home. For more information about our lead-paint inspections contact us at 941-655-8888.
The inspectors at Kelting Home Inspections are trained to provide a thorough inspection of your home. We want to ensure you know the true condition of the home you are purchasing or selling. We also include several warranties with our inspections, at no additional cost to the clients.


At Kelting Home Inspections we work daily with the realization that the freedom we have to run this business was not given to us without cost. We are thankful for those in our community who have sacrificed their time with family, their health, and even their lives to give us the freedoms we walk in daily. For this reason, we are excited to honor them through our partnership with Hometown Heroes.

Hometown Heroes is an organization that takes the time to honor those who sacrifice on a regular basis to serve our communities and our country. They describe their mission like this:

“With a servant’s heart, Hometown Heroes and those who partner with us, are committed to giving back to the men and women who serve our country and our communities. We understand that saying, ‘Thank you’, is just the beginning and that actions speak louder than words. Through our words and our actions, we will recognize and honor our Heroes individually and as a community.”

Kelting Inspections is proud to let our client’s know that as part of our partnership with Hometown Heroes we offer veterans and first responders discounts on their home inspections. We hope that in this small way we can show those who have sacrificed for our freedoms how very appreciative we are of their services. To all who have served and continue to serve we say “Thank you!”

Romans 13:7-

Give to everyone what you owe them … if respect, then respect; if honor, then honor.

If you would like to learn more about Hometown Heroes check out their website at



You have an offer on your home and now you are in your inspection period. A home inspector will be hired by the buyers and will need to perform a complete home inspection. As the seller you want to do everything possible to help your home get through the inspection period. We want to offer you assistance as you prepare for this important step in your real estate transaction.

Clear out: A home inspector will need to gain access to all areas of your home. If you have object block the way, then a complete inspection becomes a challenge. Many times, the inspectors are not issued to move items or furniture. If they can’t see because of items blocking their view, then they can’t fully inspect. These are a few suggestions that we can offer.

  • Clear under your sinks
  • Clear access to your electric panel
  • Clear access to your attic entrance
  • Clear your garage as much as possible
  • Give access to your water heater
  • Clear access to your crawl space.
  • Move furniture away from walls. This helps the inspector see behind large objects

Small fix: If an inspector turns on a light switch and the light does not come on then it will be noted in the inspection report. The home inspectors can’t assume it is a blown light bulb. The inspection will simply report that the light did not operate. The seller should take the time to check and replace a few items prior to home inspections.

  • Change light blubs inside and out side of your home. Make sure they are all working.
  • Change batteries in smoke detectors

Paying attention to the details of your home before the inspection will help to make the inspection go much smoother. Offer any assistance to the inspector or be willing to show the inspector how equipment work.

The inspectors at Kelting Home Inspections are trained to provide a thorough inspection of your home. We want to ensure you know the true condition of the home you are purchasing or selling. We also include several warranties with our inspections, at no additional cost to the clients.

Copyright. 2018 Wesley Bulifant- Kelting Home Inspections & Services LLC. All Rights Reserved. “It is important to remember that no two inspections are the same. A home inspection is a snapshot in time and reports of the current conditions of the home. Our inspections are all performed in accordance with the InterNACHI Standards of Practice and without any personal interests of any party. An updated inspection should be considered”

Give clear access to the attic

Clear out your cabinets for clear access to the plumbing

Clear items away from the hot water heater