Our Main Goal
Licensed Inspectors
Our Customers Say...
Roofs and
Your Report
About Realtors
Pre-Closing Checklist
Defect Photos
Mold/Moisture Concerns
Historical/Older Homes
What is Grandfathered?
What is an FHA Home Inspector?
Fun Stuff
Contact Us

Jerry Lozier


PO Box 10541
Yakima, WA 98909

Home inspection schools - Inspection Training Associates
Home Inspections
Manufactured Homes

HOMINSPECTION.COM Member - Free, Unbiased Home Inspection Information

Lozier Home Inspections, LLC.

CMI Logo

Washington State Licensed Home Inspector #208

WSDA Licensed Structural Pest Inspector # 71382

Washington Home Inspector Standards of Practice




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 (http://www.nachi.org/) 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 and ethics.
WA State CMI’s Click here: http://certifiedmasterinspector.org/certified-master-inspectors-in-washington-state

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: Go HERE:
      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!!

Click HERE to see letter from WSDA on Structural Pest Inspections vs Home Inspections

Yakima Fire Alarm Soap bottle outlet

What Our Customers Are Saying:

open quote Jerry, you certainly have my business. All my clients think you do a superb job (Realtor) close quote

open quote 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) close quote

open quote 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) close quote

open quote 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) close quote

open quote 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) close quote

open quote Jerry, you are always a pleasure to work with … (Realtor) close quote


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 the following:
  • 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 http://apps.leg.wa.gov/wac/default.aspx?cite=16-228-2005 (i) for State of WA criteria.

Historical/Older Homes

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'
UPGRADES: 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" (See Grandfathering)

burnt neutrals over filled j-box

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.

Report Information

Are the reports a ‘handwritten’ binder type check-off list (which can be very hard to read and understand) or are they computer generated with pictures? (Remember the adage: a picture is worth a thousand words!) Does the report look professional and have links (web-based) to further important information, and does it have explanations and recommendations that you can read and understand. If you do not have access to a computer, I will print out and hand deliver or mail to you if need be.

Here is an example of a substandard ‘handwritten’ binder type check-off list report. You will never get a report like this from us!
Here is
sample of our report.
Note: You will need Adobe Acrobat Reader to view these examples.

Pre-Inspection Contract

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.

burnt neutrals over filled j-box


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 out for.

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 to you!)
  • 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.


return to top of page

© 2007, 2013 Lozier Home Inspections, LLC.
Site maintained by
Page revised 07/17/2015

Lozier Home Inspections, LLC.
Serving Central WA, the Yakima Valley and Ellensburg
Phone: 509-594-9984
Email Us