PO Box 10541
Our Main Goal
The main goal of Jerry Lozier Home Inspections is to inspect your home to
the very highest professional and ethical standards in our industry.
I will not only provide you with a quality, accurate report with pictures,
I will also advise you and make recommendations on how to maintain your investment,
and answer your questions before, during and after the inspection for as
long as you own your home. This important main goal especially
includes your family and guest’s safety and their peace of mind. Thus
we will also discuss with you home
safety and make recommendations on how to keep your home a safe place.
Jerry Lozier is a Licensed Washington State Home Inspector,
Certified Master Inspector ®, WSDA licensed Structural Pest Inspector (SPI) and NACHI-certified Professional Inspector.
Letting us save you unnecessary heartaches is some of the
smartest money you can invest.
What is a Certified Master Inspector ®
Certified Master Inspector® is a board certified home inspector,
based on their experience and ethics, certified by the largest and arguably the
finest home inspector organization
in America (and the world).
This certification is available to any home inspector who is a member of any
home inspector association, and who is willing to meet or exceed the strict criteria
WA State CMI’s Click here:
Is A Home Inspector Licensed and State Compliant?
As of September 1, 2009 home inspectors must be licensed in the State of WA and all
inspectors in the state will have to comply with the
WA State Standards of Practice.
That being said, a limited number of Inspectors do have until Sept 1, 2010 to become licensed.
However, they cannot advertise themselves as licensed.
The state of Washington provides a list of Licensed Inspectors:
select License Type: Licensed Home Inspector
type in last name of inspector in the NAME: box
(or type in city in the CITY: box)
For your protection it is our recommendation you choose a licensed home
inspector from the DOL list to do your inspection!!
to see letter from WSDA on Structural Pest Inspections vs Home Inspections
What Our Customers Are Saying:
||Jerry, you certainly have my business. All my clients
think you do a superb job (Realtor)
||Thank you, Jerry. When you get the chance, would you please
drop by some extra cards at the office for me?
I will be recommending you to all of my colleagues, and would like to
pass them out. Many inspectors tend to be what I like to call “Doomsday Prophets”,
but you were very thorough and realistic about the conditions of the home.
I am very pleased with the manner in which the inspection was performed. (Realtor)
||Thank you so much for doing such a fast great job
with the inspection…We appreciate the work you put
into the inspection and saved us a lot of heartache in
the long run… I was wondering if you are willing to do
an inspection on the next house… (R.J. - client)
||The report was extremely thorough and professional,
the pictures helped greatly in persuading the owners
to clean up under the house… My experience with
your work is wonderful and I would quickly refer you
to anyone who asks (C.F. - client)
||Just wanted you to know I received the report and am
grateful at how detailed you have been in your report.
I just wanted you to know that I really appreciate you
doing a thorough report ( M.C. - client)
||Jerry, you are always a pleasure to work with …
How much do you charge????
This is usually the very first thing I am asked from a prospective client…
In Home Inspections one size DOES NOT fit all…All inspections are not the same!!
Many determining factors should come into play; usually it boils down to inspectors
own individual effort, diligence, determination and integrity.
Thus, if you are looking
for the cheapest, and low price is your only criteria , the chances are excellent you
will get a sub-par inspection and report…(a "Quick and Dirty" Inspection)
When selecting a home inspector and the inspection, please consider
- In most cases, a thorough home inspection could take a total time of as much of 4-6 hours,
depending on the age, size, and features of the house.
(2 - 4 hours or more on site and 2 - 4 hours publishing the report.) If the
inspector is doing multiple inspections daily, there could be some significant
cutting of corners. (All about $$??) (Ask potential inspectors about the total time of inspection)
- Current average base price here in Central Washington
(Yakima, Cle Elum, Ellensburg, Lower Valley) is about $350 to $375 for a newer (less than 5 years old), up to
than 1500’ home,
(price increases with size as well as age of home and features you want inspected).
Caveat Emptor: An ad offering an inspection in a total of 1½ hours or less, especially
combined with considerably below average fees simply tells you that chances
are you will be purchasing a sub par inspection at best. Please
call or email me for a custom price quote.
Roofs and Crawlspaces
Do you walk roofs and enter crawlspaces?
At Jerry Lozier Home Inspections we walk roofs that are accessible and safe to do so.
Some roofs, especially tile, wood shingle and shake, can be damaged if walked on. So, we are cautious
as to whether we walk on them. They will be inspected from the eaves on a ladder, and/or from upper floor windows if applicable.
Weather is also a criterion…damp or frosty can be hazardous, at minimum we examine from the eaves on a ladder.
Examination with binoculars from the street is our last resort.
Crawlspace examine is vital,
and the majority of the issues I find with the home are crawlspace related, especially older homes.
Lack of ventilation, high moisture and condensation, rot and pest issues, standing water, bare ground, plumbing leaks, HVAC ductwork in the dirt,
and inadequate clearances are just a few of the issues we discover. Yes it is dirty, lots of cobwebs
and sometimes very tight fits, but if I can get through the access opening I will inspect as much as
physically possible. See
for State of WA criteria.
Older homes (50+ years) are inspected within the context of the time period during which they were built.
- This means the inspection will not be reporting on an older or historical home as if it should meet
modern standards. However we do look for system and function defects and safety
issues just as in a modern home. By noting to you these concerns or issues, the report provides
you, the client, with the information you need to make an informed decision on whether, for example,
are you willing to live with the possible increased risk of a part of the home which might pose a
hazard or be dangerous for you and your family.
- Our inspection is not a "Code" inspection per se; however current building standards
are our guide for safety recommendations. The recommendations provided are meant to increase safety,
function and/or performance, not necessarily to determine the home's 'code-ness'
Although some of these (upgrades) may not or were not available when structure
was built (or pre- existing, non-conforming) many building practices/standards have
changed over the years for safety reasons.
- Therefore we note when these safety items are absent or substandard and
WE DO RECOMMEND SAFETY CONCERNS BE BROUGHT UP TO CURRENT STANDARDS for "Safety Enhancement"
(GFCI's; Smoke detectors; CO Monitors; Plumbing S-traps; Seismic strapping and bracing, etc).
- Again, although these UPGRADES may not have been required or even available when home was built
we recommend them for your family and guests "increased and enhanced safety"
What is 'Grandfathered'…?
"Grandfathered" is a term used by some folks to say that a particular item or area in the home is 'exempt'
from repair or upgrading because it has been that way for a long time, and was (possibly) ok when it was built or added…
Here are some thoughts concerning 'Grandfathering'
- There's really is no such official term "grandfathered"; what folks are
referring to is properly called ' (pre) existing, non conforming' and a local municipal
inspector or AHJ (Authority Having Jurisdiction) is the only one who can really make that
determination if an item in a home actually falls under that criteria. In other words
'Something is there or not there and it does not comply (or need to comply) with current standards.'
Again the AHJ is the one to determine this.
- All "Grandfathered" really means is that no one is going to "force" them to
change it, repair it, or replace it. This may or may not be true, however
the real issue is; only you can choose what level of safety or risk you need.
An example would be: People with young children who could fall thru the balusters of a railing that has an
8 inch gap in an overhead deck or a stairway should choose to ensure it is changed to a
safer gap (current standards require 4" or less) but probably no one is going to force
that change except maybe you.
Whether it is 'grandfathered or not' is not the real issue,
your families SAFETY IS.
- Over the years, since whatever item/issue was "installed"; our knowledge has
without a doubt increased considerably concerning safety, function or performance
in the home. I believe that you should be as safe in your home as possible. Also
along with taking care (maintenance) of your home is vital to the longevity of the
structure and its components. Therefore: I will recommend (upgrades) that they
didn't have or install years ago simply to enhance your safety and help you take
care of your home. What's most important to me is that you and your family are as
safe as possible in your home. Again… only you can choose what level of risk you
want to live with and expose your family to.
- Bottom line: As home inspectors, we don't deal with grandfathering (though we hear the term often);
we also don't "enforce" codes or declare that something is "illegal".
That is also the AHJ's responsibility. What we do is find and report on safety concerns
and on the performance and function of the home. If folks want to argue about 'a grandfathered item',
they need to do it with a local municipal inspector or AHJ.
What is an FHA Inspector/Appraiser?
Jerry Lozier is a board Certified Master Inspector®, and is licensed (#208),
insured and qualified in WA State to do (ALL) home inspections and pest inspections,
and does many independent home inspections for WSDA, FHA and VA buyers each year.
- FHA mortgages require a home appraisal; they do not require a home inspection.
Many borrowers confuse the two and mistakenly assume that an FHA appraisal is a home inspection and
guarantees that the house is in good condition. There is nothing farther from the truth.
- FHA does not perform home inspections and there is a big difference between independent
Home Inspectors and an FHA Appraisal
- As a home buyer you can choose the WA State licensed inspector of your choice.
Do not let anyone tell you that you have to choose one of their 'special' inspectors to perform your inspection.
- The FHA appraisal process will note property deficiencies that are readily observable and
found not in compliance with HUD's minimum property requirements/ standards
(Handbook 4905.1 REV-1 and Handbook 4910.1). However,
these deficiencies will not be the same (or as extensive) as those items noted in an
independent home inspection report.
- Appraisals are for lenders; it provides an estimate of a property's market value,
to ensure that the mortgage loan amount is not more than the value of the property.
Appraisers note readily visible property deficiencies that affect the homes value.
That is NOT a home inspection.
- Home inspections are for buyers.
That's why it is so important for you, the buyer, to get an independent home inspection.
Ask a licensed and qualified home inspector to thoroughly examine the physical condition of your future home
and give you the information you need to make a wise decision.
Very Important: Does your inspector get his pre-inspection contract into
your hands at least several hours
(or days) before your inspection so you can read it thoroughly and understand
it before you sign… including
any inspection exclusions and limitations stated in that contract,
so there are no surprises the day
of the inspection? We email or fax our contract to you when we first
verify date and time, address, fees and
other inspection info with you prior to your actual inspection. This is
usually 1-3 days prior to inspection. Same
day emergency inspections can happen, we will get the contract in your
hands at beginning of inspection.
Long Distance Inspections
We regularly do inspections for folks that are anywhere from 100 to 3000
miles away from the home they are purchasing here in South Central Washington
State or maybe they just can't make it to the inspection!!
Here's how it works…
Say you live in Denver and have an accepted offer contingent on a Home Inspection
here in the Yakima, Tri-Cities or Ellensburg area:
- We are contacted by you or your Realtor via phone (or email)
- The particulars on the home are provided to us: Is the home occupied?
If not are all the utilities on and pilots lit (very important to do a
complete inspection)… Address; single, multi/ split level; square footage;
approximate age; crawlspace, slab or basement; attached garage; and are
there detached outbuildings you want inspected. We quote you a fee and
we setup day and time when we can do the inspection. (We will need to coordinate
with your (local) agent to open the home on the inspection day)
- We send you an email so you can confirm the fee, and other particulars
including day and time, along with our pre-inspection contract and paperwork
for your credit card.
- You fill out the paperwork and either fax or scan and email back to us
or to your agent to bring to the inspection when he opens the home.
- All the above can happen in less than a day if necessary.
- We do your complete home and pest inspection and your report with photo
documentation. You (and your agent?) receive the report via email by the
evening of the inspection day.
- We can and prefer to go over your report line by line if necessary.
- You now have the information you need to make an informed decision.
Real simple, real smooth.
Absolutely, the overwhelming vast majority of Real Estate Agents I work with
are top notch Professionals. They truly look out for their client’s best interests
and they want full disclosure and the best, most thorough, accurate and ‘readable’ inspection and
report for their client they can find.
You should be aware that a very small minority
want to ‘steer’ their clients away
from a thorough inspection and the best inspectors. Here are some tactics to watch
They will say something like the following:
- All Inspections are the same (They are absolutely NOT the same!!!)
- Cheaper is better (Not if thoroughness and accuracy are important
- That inspector is too picky or takes too long (What safety item or issue do you
want to NOT know about?)
- Some inspectors understate issues; some overstate issues
and/or present their findings in an 'alarmist fashion' or call out non-existent issues.
At Jerry Lozier Home Inspections we try very hard to present our findings in a Fair and
Reasonable and Accurate manner without the extremes.
- That inspector is a ‘deal killer’ (Truth is, the home is the real
deal killer… blaming the inspector is like blaming a doctor for diagnosing cancer!) We realize that often further negotiations get bogged down due to certain expectations and/or other reasons, sometimes that can't be helped. However, blaming the inspector is unrealistic in most cases.
- We only use this inspector or we won’t let that inspector do any of
our inspections (Really? Find out why. Do they recommend the best and most thorough?
Call their inspector and also get a copy of one of their recent reports. How soon do they
get you the copy, is their report thorough, and can you read and understand it?)
You need to know…All Realtors all have a vested interest in the sale of the home
(they make their commission if and when the home closes) and it is the practice
of a few to give out a list of inspectors or to give out three cards (to meet the
letter of the law to lessen their liability). But they secretly manipulate the process
by that list or the three cards being home inspectors who they know will be soft
or let issues slide and won't be a threat to their commission…
Thankfully for consumers the overwhelming majority of Real Estate Agents are
not like this. Again the majority have great integrity and only want the
very best, most accurate and thorough inspection possible for their clients.