Integrating IR service during normal HI

[Bruce A. King]

Using a typical 2500sf 1-story home as an example, what are some of you guy's processes and time spent to actually do the regular work and add on the IR checks of walls, ceilings etc.

Do you also check interior walls for plumbing leaks?
Do you report where the furniture was located?

How much additional report time is typical for just the IR findings?

[John McKenna]

My time is about 30 min. Depending on what I find.

This is for the entire building envelope and for some parts of the exterior,
depending on the conditions.

I do not report on the location of furniture, but try to work around it
and use the moisture meter in certain areas.

Report time is just a few minutes.

[Chuck Lambert]

Originally Posted by jmckenna1

My time is about 30 min. Depending on what I find.

This is for the entire building envelope and for some parts of the exterior,
depending on the conditions.

I do not report on the location of furniture, but try to work around it
and use the moisture meter in certain areas.

Report time is just a few minutes.

Does your time include getting the envelope within range for minimum required delta t's?

Chuck

[John McKenna]

Originally Posted by Chuck Lambert

Does your time include getting the envelope within range for minimum required delta t's?

Chuck

I can do that while I do my regular inspection. And then do the
IR scan at the end.

[David P. Valley]

I don't pull out my IR camera unless I'm getting paid for this optional service. When I first started doing IR inspections, I was giving my clients freebie IR inspections, just so I can become more familiar with the camera and my findings. But now that I'm experienced and I got the word out on these inspections, I now charge at least $150.00 to even think of bringing my camera into a home.

I do offer my IR services on finished areas of a basement and I'm getting many clients who want the scan done. Most HI clients do not want the IR report though. They simply want to see what it looks like behind the finished walls and ceilings.

I've been getting quite busy on full IR inspections and those inspections take me approximately 1 to 2 hours on-site scanning, and 1-2 hours completing the IR report and emailing to my clients.

[David A. Andersen]

I on the other hand will never do a Home Inspection with out using my IR Cam.

I purchased my camera first to reduce MY liability. $5k is the minimum starting price for a lawyer when you get in a skirmish (personal experience). If I keep out of one complaint, the camera will have more than paid for itself!

When I get my next $20k camera, I will still keep and use my current camera as a "throw away".

I market "after the fact".
I introduce the technology and if there is a problem I find with IR, I report it verbally. If they want an IR Report, that's another $150 - $300. Issues that will obviously require a followup inspection, I charge up front. It keeps from billing and billing (prevents apparent "nickel-and-dime"). The total cost is realized up front. It insures in advance that a followup inspection will be done.

I got a follow up IR Inspection request yesterday where the client informed me the builder was bucking against my Inspection Report findings till he was provided with the IR report. He just shut up and made the repairs.

That brings us to reason #2. I used to find all this stuff before IR, but because there was no visual I was often questioned. When builders see me pull in the driveway for an inspection they know they will not be chasing down ghosts. I have received referrals from Builders to Realtors because of this. Electricians that called me on the table disputing overloaded wall circuits, refuting my call because I was "just a home inspector" , have been fired when the IR Report, along with backup instrumentation testing was produced. The builder made a point to call the Realtor and tell her this so she would not tend to steer away from showing his houses.

[Chuck Lambert]

How often do you run into the seller that is griping about the heating or cooling costs during the inspection? Here in California we have to create the large temp difference due to the more mild climate. It is a tad easier in the "winter" but can be a pain in the summer in a home with no AC.

Chuck

[David A. Andersen]

but can be a pain in the summer in a home with no AC.

A condition where thermal equilibrium exists is just an impossible condition. You just can't go there!

You can get a Delta T when the sun goes down! Thermal Inversion must be determined and testing performed at that time. This is not always convenient and you may only have a 45 minute widow of opportunity.

Understanding this is what training is about.
Training makes these things possible.

[Nick Gromicko]

David, your post #6 is excellent.

[John McKenna]

Excellent post David.

[William J. Decker]

Like Dave, I use the camera (FLIR SD) on every inspection. Here is my basic proceedure for an inspection.

1) Arrive and do exterior and roof (usually before client arrives). Go in and to the kitchen. Start furnace or A/C (depedning on season) if there is insufficient Delta T between exterior and interior. Turn on stove hood, bathroom vent fans and dryer (set to air fluff) so as to create a negative pressure condition. Test and document appliance serial numbers.

2) Grab regular / UV flashlight, Protimeter moisture meter and camera out of bag. Turn on all water (sinks, tubs, showers, flush each toilet twice).

3) Go into attic, if there is one (if not, skip to #4). Inspect (regular) and document with pictures. Check with IR and document, as well as taking regular pictures (down the ridge, showing rafters) that match my regular visual camera pictures that I always take to document the attic. Turn off water flow.

4) Starting on the top floor, scan all exterior wall surfaces, around windows and ceiling. If any anomolies are seen, check with moisture meter and document (both regular and IR pictures). With the negative air pressure, window leaks can be seen.

5) Do the same thing with interior walls, but not with such detail (just looking for pipe leaks, drain leaks, etc).

6) Go around and test every accessible receptacle and switch. When I come to bathrooms, do bathroom inspections. When I come to windows, operate them. General inspection.

7) If fireplace, check it out.

More tool bag to basement. Scan walls / foundation. Find and document water / gas shut-offs.

9) Furnace inspection (if there is also an attic furnace, I do the attic furnace wat the same time as the attic inspection). Tag gas valves. Water heater inspection. Use IR camera to check for duct leaks.

10) Electrical panel inspection is last. Use IR camera to check breakers.

Final run trough with client. Go home and write report. Include IR pictures with report. If I take and IR picture, I will always have a regular picture to go with it.

I agree with David. I use the camera, every time, because I am covering my butt, and therefore my client's butt. I charge more for my inspections than the average fees. Average 2,500 SF in this area, $325 - $350. Me, $425.

Hope this helps;

[Erol Kartal]

Will,

Raise your fees. I get much for a three-bedroom without IR.

[William J. Decker]

Originally Posted by ekartal

Will,

Raise your fees. I get much for a three-bedroom without IR.

But you are above average, Erol.

Do you price by SF or some other means?

[Mathew Hawley]

I have had a hard time upselling the IR surveys with a home inspection. Everyone is trying to save money and do not want to pay an additional fee.

How are you all presenting the IR survey? We mention it over the phone and have info on our website. Any suggestions would be much appreciated.

I am going to start having customers sign a release for stating they have read about the benifits of IR technology and have chose to decline the service and will not hold us liable for any defects outside of a visual home inspection. I am hoping after reading about the benifits of IR on the release form, they will reconsider before signing the form and decide to go ahead with the service.

[David A. Andersen]

I am going to start having customers sign a release for stating they have read about the benifits of IR technology and have chose to decline the service and will not hold us liable for any defects outside of a visual home inspection.

You have already covered this in your inspection agreement, why be redundant?

Would that mean that you are responsible for latent defects if you're contracted to do infrared?

If you contracted this way with me, I would assume that if I paid you to do infrared scanning, I could now assume that you are covering all potential latent defects (which still may not be apparent at the time of home inspection).