Herndon Home Inspections, LLC, a veteran-owned small business, was established to serve the needs of real estate buyers and sellers in the greater Central Virginia area for one reason and one reason only - to provide outstanding customer service! How do we do this?
- By conducting a thorough and comprehensive evaluation of all your home’s major systems and components in a systematic, methodical approach.
- Providing a client de-brief immediately following the inspection – you will know exactly what issues or concerns are most important for your
- Professionally prepared, fact-based written report with photo documentation delivered electronically to you within 24-hours, usually same day.
- Leveraging extensive experience, education and training in residential home construction and home building science to help you understand the true
material condition of your home.
- Provide ease of scheduling, online pre-inspection agreement with electronic signature and highly competitive pricing.
Let us put our experience and knowledge to work for you for all your inspection service needs. Be confident, be sure!
Meet the Owner
George Herndon is a central VA native who grew up in Orange County and now calls Madison, VA home. Following a career in the U.S. Navy, he returned to the central VA area and worked for a locally based defense contracting company. Aside from his former professions he is the consummate home "DIYer" and a highly skilled carpenter. The detail and quality of his work impressed many over the years, prompting him to take on small contract home remodeling and custom carpentry projects, with the majority of his business in the Charlottesville/Albemarle Co. areas. He continued to learn and educate himself on the many facets of residential construction and developed a greater interest in home building science. Coupled with his prior military inspection experience and training, 15 years of professional experience in home remodeling and custom carpentry his transition into home inspections was a natural fit.
George is licensed (#3380001462) and insured in the state of VA to perform residential and light-commercial inspections. He is a member in good standing with the International Certification of Home Inspectors (iNACHI) and holds the designation of Certified Professional Inspector (CPI). He completes continuing education requirements through his membership and affiliation with iNACHI. Additionally, he is certified by the American Association of Radon Scientist and Technologist (AARST) and the National Radon Proficiency Program (NRPP) as a Residential Radon Measurement Provider for Analytical Services. He is certified to perform radon measurement services in VA.
George is a graduate of Old Dominion University ('94) and holds a Master of Business Administration from Averett University ('99).
Buyer Home Inspection
If you are among the majority of real estate buyers today who make a home inspection a contingency as part of the real estate transaction then you are exercising the due diligence necessary to be informed about the home you are purchasing. When it comes to considering who best to inspect your home that determination is clear – a licensed home inspector. A licensed home inspector brings the skills, experience and knowledge necessary to help you understand the true material condition of your home. In a similar manner, a licensed home inspector is like your family physician. While a majority of home inspectors come from backgrounds in the building trades, they are generalist in their professions as home inspectors. A great inspector will not only identify defects in accordance with accepted standards of practice but will document and define the defect(s) (why is it important that my client know this?) and recommend a course of action for further evaluation and correction.
At Herndon Home Inspections we pride ourselves in the ability to educate our clients in all facets of home building science. Our approach to home inspections is deliberate, meaning we conduct inspections in a systematic, methodical process. Whether we are inspecting a relatively new home or a home that is 50+ years of age, less than 1,000 square feet or over 4,000 square feet we do not deviate in the process. We think this produces a more thorough, consistent and accurate assessment of the home. While we welcome your presence at the inspection, we appreciate the ability to move through the process as efficiently as possible giving you amble opportunities at the conclusion to ask questions, and, if necessary, to revisit any system or component for greater clarity.
If you are present, and we hope you are, we will debrief you immediately following the inspection. We will go through photo documentation of any defect(s) discovered during the inspection and will explain its impact related to the overall inspection. Be mindful this is not the entire report. Your complete report including the photos will be prepared and presented to you in a professional, well-organized manner with a summary highlighting the important issues and recommendations for your consideration. Bottom-line, you will know immediately what areas are a concern at the conclusion of the inspection.
Home Inspections start at $350. We base our fee on total heated square footage and the homes age. See our Pricing information.
Seller Pre-sale Inspection
So, you have decided to sell your home and you are wondering, “Is it worth having my home inspected before we list it?” The simple answer is – Yes! Here are seven reason why:
1. Reduce the stress of selling your home. Real estate transactions create their own unique circumstances for both the buyer and seller. As the seller, you are motivated to sell your home as quickly as market conditions allow and with few issues as possible that would otherwise delay or, in some cases, prevent the sale outright for unseen or problems unknown to you.
2. Helps with pricing your home correctly. Knowing the true material condition of your home in advance can significantly mitigate the associated risk and uncertainty in pricing your home. If defects are identified and corrected before listing, you and your agent can confidently price your home for greater negotiating margins as well as not having to accept offers undermined by the prospect that significant defects maybe found after an offer is made.
3. Speed up the sales process. 99.9% of all real estate transactions follow a predictable time-line of events from listing to settlement. With the average transaction taking 45 to 60 days to complete, adding a home inspection after an initial buyer offer can extend the process for several weeks depending on the inspection outcome. If appropriate corrections are made as a result of the pre-sale inspection, then the seller should have great confidence that any decision by the buyer to inspect as a contingency should result in only minor deficiencies noted with little or no loss of time in the overall transaction.
4. Allow you to make repairs. This is simple – when you are dealing directly with contractors for obtaining quotes and performing work you are in control of the outcome. Due diligence on your part to correct defects in advance rather than defer into the sale will go a long way to convey to the buyer that you are presenting your home as functional and safe. Receiving the buyers “punch-list” and estimates for repairs from contractors you don’t know or trust makes you vulnerable at a critical time of the sale.
5. Avoid the need for renegotiation. Unless you are a skilled negotiator you are probably the type that prefers avoiding the hassle of renegotiation. For all of the previous reasons stated, a pre-sale inspection should and can significantly reduce the associated risk of selling your home.
6. Help improve buyer confidence. The buyer’s specific interest in a home is both a huge emotional and financial decision. They want to buy your home with the confidence and knowledge that their expectations will be met long after the sale is complete. Leaving them on the “fence” about having the HVAC serviced (no records?), or not bringing the attic insulation R-value up to standards may leave them on the fence – indefinitely.
7. You make your agent's job much easier. The agent’s involved in the transaction are as motivated as you are to get your house sold. When they are able to focus their energy on details unrelated to delays associated with post-offer inspection issues they can concentrate on other details that need their regular attention, all the while getting you closer to settlement.
Fact-based information about your home puts you in control! Let us use our extensive experience and knowledge to help identify any defects and explain any concerns you may have about getting your home ready to be sold!
Four Point Inspections (Home Owners Policy)
The decision to purchase an older home (50+ years of age or older) can vary greatly from wanting to conduct a complete renovation, for investment as a rental or re-sale or to actually reside in as is. Because of the age, the chances are your lender and or homeowner’s coverage will require the property to undergo an inspection, regardless if you decide to have a standard inspection done or not. These inspections are generally referred to as a “four-point inspection.” While lenders and or insurance providers may differ on inspection requirements a four-point inspection typically includes the major systems of a home; roof, heating/cooling, electrical and plumbing. These systems will be evaluated for function and safety as would be accomplished in a standard inspection but only these systems.
The insurability of an older home often depends upon a thorough evaluation of these systems because of their age. Building codes in general are updated every 3 – 5 years. Building materials and construction methods change over time as well. Unfortunately, older homes are likely to have the residue or remains from products that contained lead or asbestos, have outdated wiring (knob & tube, aluminum, fuse panels), lead plumbing pipes, polybutylene or Quest piping and little to no attic insulation too name a few. The associated cost to replace or repair these major systems can be expensive and claims against them in the event of their failure resulting in home damage (fire, flooding, etc.) can be denied if not vetted through inspection and subsequent repair or replacement.
Herndon Home Inspections will gladly work with your lender or insurance company to meet their respective requirements for an inspection. A four-point inspection should not be confused with a standard home inspection or substituted because of its limited scope and purpose. Please contact us with your specific questions related to this service.
The word “radon” conjures many responses and reactions when it comes to real estate transactions. When it comes to testing for radon, we concern ourselves for the sake of our clients who appreciate and understand that the only way to know what levels exist in their homes is by measuring. No home or building is radon free or immune from its presence. When we measure for radon in your home it will be performed in strict compliance with established EPA protocols, using active devices that have undergone strict calibration procedures in certified labratory facilities and will be performed by operators who have completed the training and certification requirements for radon measurement. The science behind radon and the facts concerning the potential health risk related to radon are indisputable. Some of the basic facts are (EPA sources):
- Radon is the second leading cause of lung cancer in the U.S. today. Radon is classified a Group 1 carcinogen and contributes to over 21,000 deaths per year in the U.S.
- 1 in 15 homes in the U.S. have high levels of radon (above the EPA action level – 4.0 pCi/L).
- Radon is a colorless, odorless radioactive gas. Measurement is the only means to determine what concentration level is present in a home.
- Depending on the radon mitigation system employed radon levels in the home can be improved up to 99%. The reduction can be significant – 50% or higher in the levels.
To understand radon in the home, one must realize that radon gas is everywhere. We are exposed to many different types of radioactive emissions on a daily basis including naturally produced and from man-made technology. In the environment, radon gas contributes to over one-third of all exposure to radioactive substances that we encounter. Radon entry into your home can be primarily attributed to the type of foundation your home is built upon - basement, crawl or slab. Each type creates an interesting dynamic related to the ability of radon gas to enter into a home. High-pressure (positive) from the exterior (earth, air/wind) against a relatively lower internal pressure inside the home especially at the foundation creates the force or "stack-effect" by which radon enters and moves through a home. Cracks in the foundation floor, walls, the type of building materials and methods of construction all contribute to the ability of radon to enter a home. If your home includes living space on the lowest level (basement level) it is all the more important to test for radon. Another contributing factor to radon is geographic. Research over the years has allowed the scientific community and government to map relative concentration levels across the country. Mapping largely identifies with soil types. Permeability of soils and rocks for gases is one of the main parameters for final radon risk classification of building sites. In Virginia, radon mapping is divided across the state into zones; 1, 2 and 3 with 1 representing those counties and localities where radon levels are highest to the lowest in Zone 3. Therefore, the amount of radon in your home will largely be determined by geographic location and home site construction-type. No two homes, new or old, side-by-side will have the same radon levels.
Herndon Home Inspections utilizes active, continuous radon monitors (CRM) to perform radon testing. A short-term test (48 hours) is the normal test period for a real estate transaction. Our devices afford the ability to download and analyze the data immediately following the measurement period, giving you the information you need without having to wait for results from a labratory facility.
Standard fee for a radon test is $150.00. When included with a home inspection - $135.00
Thermal Imagery Testing
By definition a home inspection is a limited-visual inspection, unless of course, the inspector utilizes thermal-imaging technology to aid in detection where the naked eye cannot. Thermal imaging significantly increases the ability of the inspector to evaluate a greater aspect of a home’s building science, specifically in energy efficiency. For example, take the photos below. Normally, you and perhaps another inspector not equipped, would see the ceiling light as it appears in the photo to the left and would have little concern over what is “visually” present. Herndon Home Inspections, however, would not only see what appears but would also see that behind the light fixture there is missing insulation. Missing insulation is a source for heat loss from a conditioned to a non-conditioned space (attic). Additionally, thermal imaging is particularly helpful in identifying hidden moisture problems behind walls, ceilings and under flooring. Homes today constructed with products designed for creating a tighter thermal envelope can have an inverse impact on displacing moisture generated inside the home. Internal moisture problems can often occur and manifest themselves behind walls and other surfaces long before they are visible. Another important benefit in the use of thermal imaging is to identify “hot spots” in electric service panels and wiring distribution. The benefits of thermal imagery in early detection for issues that are hidden is invaluable.
Herndon Home Inspections has made an investment in the use of high quality and highly-sensitive thermal imaging devices as part of our inspection services at no additional cost to our clients. We want you to be able to see what you cannot see.
Naked-eye view Thermal imagery (missing insulation)
Fees are based on total heated sq. ft. and age of the home
500 – 1,000 Sq.Ft. -- $350
1,001 – 1,500 Sq.Ft. -- $375
1,501 – 2,000 Sq.Ft. -- $400
2,001 – 2,500 Sq.Ft. -- $425
2,501 – 3,000 Sq.Ft. -- $450
3,000+ Sq.Ft. (Call for quote)
Homes 50 + Years –- add 10% to base price
Home re-inspection (only corrections from initial inspection) -- $125
Radon Test -- $150 (Performed using active, continuous radon measuring devices. Results available immediately following measurement period)
Radon Test with Home Inspection -- $135
Four-Point Inspection (Home Owners Policy) -- $150
- Roof (Attic optional, add $35), HVAC, Electrical & Plumbing only (please call to schedule). Subject to lender / insurance company requirements.
Payment method: We accept checks (no third parties), cash and major credit cards (3% processing fee included). Reports are released
when payment is received.
Forms & Sample Reports
Contact me by email or phone to request a copy of a pre-inspection agreement and or a sample inspection report (PDF file). A signed, pre-inspection agreement is required by insurance before an inspection can begin. We offer the ability for e-signature to expediate the agreement process online.
Monday - Friday (Morning: 9:00AM - 12:00PM)
(Afternoon: 1:00PM - 4:00PM)
Weekends (surcharge applies) Please call directly to schedule
On average, a typical home inspection takes approximately 3 hours to complete. We block the morning and afternoons for inspection scheduling. We typically arrive one-half hour in advance to begin preliminary set-up and to walk the property. We welcome you to join us!
Call or email us today to set up your inspection. We will need to know the following in order to price your inspection correctly:
- Physical address of the property
- Approximate square footage (heated space), how many levels?
- Approximate age of home?
- Basement, crawl-space or slab foundation?
- Please specify if there is anything you don't want inspected, e.g., you plan to finish the basement for finished living space after you move in.
Qualifications, Education & Experience
Licensed Home Inspector #3380001462
INACHI Member #19011132
15-years experience in home remodeling and custom carpentry
Bachelor of Science
Occupational & Technical Studies
Lieutenant Commander / Surface Warfare Officer Expert in shipboard operations and maintenance management systems.
We support our brave men and women of the Armed Services.
Go Navy, beat Army!
Thank you for visiting Herndon Home Inspections. We look forward to serving your home inspection needs.
Be confident, be sure!