Dunsing Inspections blog

Your Inspector Found Some Issues. Now What?

Jamie Dunsing — Mon, 05 Oct 2026 21:42:18 GMT

An inspection report can feel overwhelming. Learn how to prioritize findings, compare repair proposals, verify contractor credentials, and choose the right next steps before committing to work on your home.

Very few homes have zero issues. The goal of an inspection is not to find a perfect house. It is to help you understand the house you are buying.

Even well-maintained homes usually have a mix of minor defects, deferred maintenance, aging components, safety concerns, and items that deserve further evaluation. You should never expect an inspection report to come back empty.

A home inspection is not a pass-or-fail test. It gives you information so you can make an informed decision about one of the largest purchases of your life.

You reviewed the findings and decided to move forward. Congratulations.

Now you may want to repair, monitor, or further evaluate some of the conditions identified in the report. That leads to another important decision:

Who should do the work?

You chose Dunsing because you wanted experienced professionals, appropriate insurance, specialized credentials, modern inspection technology, and a company that remains available when questions arise after the inspection.

Do not lower those standards when choosing the contractors who will repair or alter your home.

Put the Findings in Perspective

A long inspection report can feel overwhelming, especially for a first-time buyer. But the length of the report does not necessarily tell you whether the house is a good or bad purchase.

Modern inspection reports include photographs, explanations, safety information, maintenance recommendations, and documentation of relatively minor conditions. A detailed report may simply mean your inspector was thorough.

Not every finding needs immediate repair. A loose handrail, an active plumbing leak, an aging furnace, peeling paint, and a damaged outlet cover may all appear in the same report, but they do not carry the same urgency.

Start by grouping the findings into practical categories:

Immediate safety concerns
Conditions causing active damage
Major systems requiring further evaluation
Near-term repairs and maintenance
Longer-term improvements that can be planned and budgeted

Your inspector can explain why an item was reported and how urgently it should be addressed. The inspection report is the starting point, but it is not always the final diagnosis or repair plan.

A home inspection is primarily a visual evaluation of the conditions that were visible and accessible at the time. Inspectors generally do not open walls, dismantle equipment, excavate underground piping, or perform destructive testing.

A qualified contractor or specialist may need to conduct a more focused evaluation before recommending a specific repair.

Compare the Recommendation, Scope, and Price

Once a contractor evaluates an issue, remember that the company recommending the solution may also be paid to perform it.

A roofer who installs roofs may recommend replacement. That recommendation could be completely correct, but it is still reasonable to ask what evidence supports it, whether repair remains an option, and whether another opinion would be helpful.

The same applies to waterproofing companies, foundation contractors, HVAC companies, electricians, plumbers, and other specialists. Their recommendations may naturally reflect the services and products their companies provide.

That does not mean contractors are untrustworthy. Most are legitimate professionals trying to solve real problems. But homeowners should understand the difference between an independent evaluation and a repair recommendation made by the company selling the work.

That is one benefit of your Dunsing inspection. We do not get paid based on which repairs you approve or which contractor you hire. Our role is to document what we observe and help you understand the condition of the property.

Once you understand why a contractor is recommending a particular solution, compare what each proposal actually includes.

Two contractors may appear to be quoting the same repair while proposing different materials, methods, warranties, or levels of work. One roofing estimate may include removal of existing materials, damaged decking, flashing, ventilation, disposal, permits, and a workmanship warranty. Another may include only the new roof covering.

The second estimate may look cheaper because part of the project is hiding between the lines.

A written proposal should clearly identify:

The specific work being performed
Materials and products being installed
Areas being removed, repaired, or replaced
Permit responsibilities and fees
Cleanup and disposal
Expected start and completion dates
Total cost and payment schedule
Workmanship and manufacturer warranties
Items excluded from the proposal
How unexpected conditions and change orders will be handled

Compare the recommendation and the scope, not just the number at the bottom.

Verify Credentials, Insurance, and Permits

There is no single license that qualifies one contractor to perform every type of work. Requirements depend on the trade and where the property is located.

Illinois regulates certain professions at the state level, including roofing contractors and plumbing professionals. Cities and villages may also impose their own licensing, registration, insurance, and permit requirements.

Before hiring someone, ask:

Is a state or local license required?
Is the contractor’s credential active?
Is the credential issued to the company providing the proposal?
Who will actually perform the work?
Will employees or subcontractors be used?
Who will obtain any required permits?

Do not rely only on a license number printed on a truck, proposal, or website. Verify it through the appropriate state license database or local municipality.

You should also ask for a current certificate of insurance. Confirm the legal name of the insured business, policy dates, general liability coverage, and workers’ compensation coverage when applicable. The business listed on the insurance document should match the business providing the proposal.

Insurance matters because repairs do not always go according to plan. A plumbing repair could cause water damage. Roofing work could damage siding or landscaping. A worker could be injured at the property.

The question is not whether the contractor expects something to go wrong. The question is whether appropriate protection exists if it does.

Permit requirements also vary by municipality and project. Ask the local building department whether a permit is required, who must obtain it, what inspections must occur, and whether the permit must be formally closed.

Be cautious when a contractor says permits are unnecessary because “everyone does it this way.” Confirm that with the municipality instead.

Get the Agreement in Writing

A verbal promise is difficult to enforce once work begins. Your contract should identify the contractor’s legal business name, scope of work, materials, total cost, payment schedule, estimated timing, warranties, exclusions, permit responsibilities, and change-order procedures.

Read the agreement before signing. Pay attention to cancellation terms, financing provisions, arbitration clauses, warranty exclusions, responsibility for subcontractors, and language allowing materials or prices to change.

Never sign an agreement containing blank spaces or terms you do not understand.

The Illinois Attorney General provides a Home Repair: Know Your Consumer Rights guide and additional home-repair resources for Illinois homeowners.

Avoid paying the entire project cost before work begins. Payments should correspond with clear milestones, such as material delivery, completion of defined stages, municipal approval, or the final walkthrough.

Before making the final payment, confirm that the agreed work is complete, required inspections occurred, debris was removed, warranty documents were provided, outstanding items were corrected, and lien waivers were supplied when appropriate.

Ask What Happens If the Repair Fails

Contractors often explain what will happen during the project. Homeowners should also ask what happens six months or three years later.

Before signing, determine whether there is a written workmanship warranty, how long it lasts, what it excludes, whether labor is included, whether manufacturer warranties apply, and who responds if the original condition returns.

A warranty is only as useful as the company standing behind it. A long promise from a contractor with no established address, unclear ownership, or limited history may provide less protection than a shorter warranty from an established company.

Ask the same accountability questions you considered when choosing your inspector:

Will the contractor return your call?
Will someone come back to evaluate the concern?
Will the company explain what happened?
Will it take responsibility when corrective work is appropriate?

Pay Attention When Something Does Not Add Up

Strong reviews, personal referrals, and a long local history are meaningful signs of a reputable contractor. They show how a company has treated customers over time and should be part of your decision.

Still, pay attention when the details do not line up. A few of the biggest warning signs are:

The business name on the proposal does not match the license or insurance documents
The contractor avoids questions about permits, provides a vague scope, or keeps important promises verbal
You are pressured to sign immediately or discouraged from getting another opinion
The payment request does not match the work being performed

A deposit can be completely normal, especially when the contractor needs to order materials or reserve significant crew time. The important question is what the deposit covers and whether the amount makes sense for the project.

Make sure the deposit and payment schedule are included in the signed contract. Later payments should correspond with clear milestones, such as materials being delivered, defined work being completed, required inspections passing, and the final walkthrough.

Be cautious when a contractor demands full payment upfront, asks for a large unexplained deposit, requires payment to an individual instead of the contracted company, or expects payments to stay ahead of the work.

A reputable contractor should be comfortable explaining the scope, documents, payment schedule, and who will handle future warranty concerns. Clear answers and consistent paperwork are usually good signs that you are dealing with a professional.

Keep the Documentation

Keep your inspection report, contractor estimates, signed agreements, permits, invoices, lien waivers, photographs, warranty documents, and municipal approvals together.

These records can help with future maintenance, warranty claims, insurance questions, and the eventual sale of the property.

If a contractor uncovers additional damage during the repair, photograph it before the area is closed and request a written explanation of any change in scope.

Call Dunsing for an Independent Viewpoint

If a contractor recommends work that seems broader than what appeared in your inspection report, or you receive conflicting opinions, call Dunsing.

Because we inspected the property, we can connect the contractor’s recommendation back to what we observed, help clarify the likely scope based on the conditions visible at the time, and identify where further evaluation may be appropriate.

We do not profit from the repair itself, so our focus remains on helping you understand the issue and make an informed decision before committing to the work.

Do Not Lower the Bar After the Inspection

You chose Dunsing because you wanted reliable information from experienced professionals before committing to the home.

Carry that same standard into the repair process.

The fastest contractor is not necessarily the best contractor. The lowest estimate is not always the least expensive solution. A repair that must be repeated, corrected, or completed by someone else can cost far more than doing the work properly the first time.

Know who is entering your home.

Know who is altering its systems.

Know what work they have agreed to perform.

And know who will come back if the repair does not hold.

Dunsing Inspections has helped Chicagoland buyers, homeowners, real estate professionals, and commercial property owners make informed property decisions since 1980.

If you have questions about a condition documented in your inspection report, contact Dunsing. Our team can help you understand what was observed and whether further independent evaluation may be appropriate.

Explore our full range of inspection services or request a quote and schedule an inspection.

Insurance Inspections

Jamie Dunsing — Mon, 05 Oct 2026 21:42:17 GMT

Your insurer may request a property inspection even after you have purchased a home. Learn what insurance inspections can cover, why they are requested, and how to prepare for the process.

Why Insurance Inspections Are Necessary After Buying a Property

Buying a home is a monumental achievement, but the process doesn’t end when the keys are in hand. One of the often-overlooked steps after closing is ensuring that your new home meets your insurance company’s requirements. For many homeowners, especially those in states like Florida, insurance inspections are a critical part of this process. However, this requirement is no longer limited to Florida. We’re seeing this become a common request here in Illinois. In this blog, we’ll explore why insurance inspections may be needed after purchasing a home.

What Are Insurance Inspections?

Insurance inspections are evaluations of the property’s condition, conducted to help insurance companies assess risk. These inspections provide detailed information about the major systems and structural elements, allowing insurers to determine eligibility for coverage and potential discounts.

The most common types of insurance inspections include:

General Insurance Inspections: These focus on the major systems, similar to a 4-point inspection (see below), but may also include some of the safety features in a home such as smoke alarms, carbon monoxide alarms and other safety features.
Roof Certifications: Evaluate the condition and age of the roof, especially for older homes or policies requiring detailed roof information.
4-Point Inspections: Focus on the roof, plumbing, electrical, and HVAC systems to assess their condition and remaining lifespan. These are most frequently done in Florida.
Wind Mitigation Inspections: Examine features that enhance the home’s resistance to wind damage, such as impact-resistant windows or reinforced roofing. Also, most frequently done in Florida

Why Are Insurance Inspections Needed After Purchasing a Home?

After purchasing a home, you may find that your insurance provider requires an inspection to finalize or maintain your policy. Here are the key reasons:

Risk Assessment

Insurance companies use insurance inspection reports to evaluate the risk of insuring your home or building. They rely on detailed data about the condition of the home’s systems and structure to determine if it poses an increased risk of claims.

Policy Requirements

Many insurers mandate inspections as part of their underwriting process. For example, homes over a certain age or those located in high-risk areas often require additional inspections.

Discount Eligibility

Save Money! Owners can often secure lower premiums by demonstrating that their home or building has certain safety features, such as updated electrical systems or handicap compliant doors or entryways. Inspections provide the documentation needed to qualify for these savings.

Building Owner Protection

Inspections can reveal potential safety concerns or maintenance issues, giving owners the opportunity to address them before they become costly problems. This ensures not only compliance with insurance policies but also the long-term safety and durability of the home.

Common Scenarios Triggering Insurance Inspections

There are several scenarios where insurance inspections are typically required:

Purchasing an Older Property: Homes or buildings with aging systems or roofs often require inspections to verify their condition.
Renewing or Switching Insurance Policies: Insurance providers may request updated inspections when policies are renewed or transferred to a new company.
Post-Storm Assessments: Following severe weather events, inspections may be necessary to assess potential damage or validate the property’s safety features.

Benefits of Completing Insurance Inspections

While insurance inspections may seem like an additional hassle, they provide numerous benefits for owners:

Compliance with Policy Requirements

Inspections ensure that your property meets the standards set by your insurer, helping you avoid lapses in coverage.

Identification of Potential Issues

These inspections can uncover problems that might not have been apparent during the purchase process, giving you the opportunity to address them proactively.

Savings on Premiums

Wind resistant roofing materials or fire prevention systems can reduce premiums. Many owners recoup the cost of the inspection through reduced premiums.

Peace of Mind

Knowing that your property is insurable and meets safety standards provides reassurance that you’re protected in the event of an incident.

Preparing for an Insurance Inspection

To ensure your inspection goes smoothly, follow these steps:

Understand Your Policy Requirements
- Review your insurance policy or speak with your provider to understand which inspections are needed.
- The insurer may have a special form or scope of work that is required to meet their standards. Inquire with them and provide this information to your inspector.
Hire a Qualified Inspector
- Choose a licensed inspector with experience conducting the specific types of inspections required by your insurer. Dunsing Inspections boasts a team of inspectors who can cover the entire metropolitan area of Chicago.

Conclusion

Insurance inspections may seem like an added step after purchasing a home, but they play a vital role in ensuring your property’s safety and insurability. By understanding the types of inspections required and preparing accordingly, you can secure the coverage you need and potentially save on premiums.

If you’ve recently purchased a home and need an insurance inspection, contact Dunsing Inspections today to get started.

Does a home buyer really need a Mold Inspection?

Jamie Dunsing — Mon, 05 Oct 2026 21:42:15 GMT

Mold concerns often start with moisture or visible warning signs. Explore how a home inspection, specialized mold evaluation, and third-party testing can help you understand what needs further investigation.

As I have discussed on several occasions in past articles, I have seen a lot of changes in the home inspection business over the years. The basic scope of the inspection hasn’t changed in over 40 years. However, the number of “red flags” that we look for and disclose has increased ten-fold.
I want to speak about one red-flag and point out some misunderstandings about mold inspections and testing within the home inspection process.

The Reality Behind Mold Testing Profitability

20+ years ago, I attended a seminar that was specifically targeted at getting home inspectors into the business of mold testing. After 3 full days of teaching the class and explaining the causes and possible effects of mold in homes, the presenter put up a slide (yes, we were still using slides back then) that announced that “Mold is Gold”. This was followed with another slide that told us how we could order our mold testing equipment and supplies (not coincidentally from the presenter’s mold testing company). I was not happy.

“If you can’t dazzle them with brilliance, baffle them with bull****.”
W.C. Fields

I turned to my neighbor in the class and told him that I didn’t feel at all prepared to go out and start doing mold testing. More important, I was not sure how I could explain to a client what the results of the mold tests meant. Sure, I could confirm that there was mold in their attic, basement, kitchen, or bathroom, but in the end, what did we really know about the problem after the mold testing was done? How was I going to explain to my clients the difference between stachybotrys and aspergillus? What are the health effects to my client? How was I going to explain that one mold was worse than another? It wasn’t until a few weeks later that I understood that the class that I attended was a weekend long discussion of the classic W.C. Fields quote, “If you can’t dazzle them with brilliance, baffle them with bull****.”

What Mold Testing Can Tell You

My concern after that early seminar was not whether mold testing could ever be useful. It was whether I had the specialized knowledge to select the right tests and explain the results responsibly. We initially chose not to perform mold testing with our home inspections.

Today, Dunsing Inspections offers mold testing through a third-party specialist. This service measures mold in collected samples and provides information that can help answer specific questions about a property. Contact our office to discuss your concerns and the appropriate testing options.

Testing should have a clear purpose. The U.S. EPA explains that sampling is generally unnecessary when mold growth is already visible, and there are no federal airborne mold concentration limits that establish a universal pass or fail result. A test result also does not determine whether someone will experience health effects. Learn more in the EPA's guidance on mold testing and sampling.

What to Do When Mold Is a Concern

During a home inspection, we look for visible conditions and moisture-related red flags that may warrant further evaluation. A standard home inspection does not replace a specialist's mold evaluation. If you see suspected mold, notice a persistent musty odor, or have a history of water intrusion, tell your inspector so those concerns can be discussed.

Finding and correcting the moisture source remains an important part of addressing mold. Testing may be useful when a specialist recommends it to identify a suspected material, evaluate a specific concern, or assess cleanup. The testing plan should explain what question the samples are intended to answer and how the results will be interpreted.

Use a Qualified Specialist

Dunsing provides access to mold testing through a third-party specialist rather than asking a homebuyer to interpret laboratory results alone. Ask about the scope of the evaluation, sampling methods, interpretation of results, and the current fee before scheduling. If you have health concerns, discuss them with your healthcare provider.

Be thoughtful about potential conflicts of interest when a company both evaluates a mold concern and sells the cleanup. Clear documentation and an explanation of the findings help you make an informed decision.

Conclusion

The home purchase journey has a lot of twists and turns. Don’t be surprised if your inspector recommends a specialist’s review of certain items found during the inspection. Environmental consulting, in particular, requires special knowledge of the various pitfalls that are encountered.

Jamie Dunsing is a 2nd generation home inspector with over 30 years experience inspecting homes. His perspective is one with a pragmatic view of home and building purchasing. Dunsing Inspections’ goal is to give unbiased information to our clients as “Your House Whisperer”.

NAR Settlement: What Home Buyers Should Know

Jamie Dunsing — Mon, 05 Oct 2026 21:42:13 GMT

Changes following the 2024 NAR settlement raised new questions for buyers and real estate professionals. Jamie shares his perspective on buyer representation, compensation, and the potential impact on home inspections.

In 2019, lawsuits were brought against real estate companies like Keller Williams, ReMax, Anywhere Real Estate (owner of Century 21, Coldwell Banker, and Sotheby’s), and the National Association of Realtors (NAR). These lawsuits were settled, and starting August 17, 2024, new contracts and disclosures will be required by real estate agents. Here’s how these changes might impact home purchases, especially in relation to home inspections.

How Will This Affect the Real Estate Industry?

The impact is still uncertain, but a CNN article offers some insights. You can read more about it here: NAR Settlement Set to Hit Real Estate Agents This Week: Here’s How They’re Preparing | CNN Business.

Shift in Payment Responsibility for Commissions

Traditionally, the seller’s agent’s commission has covered the buyer’s agent’s fee. The settlement may now require buyers to pay their agent directly, increasing their upfront costs.

Impact on Buyers: Some buyers might choose to skip using a buyer’s agent or opt for limited-service agents. While this may work for some, most buyers will still want to work with an agent, which means they’ll need additional funds beyond the down payment. To help with these costs, Dunsing Inspections offers “Flex Fund,” which allows inspection fees to be paid at closing instead of upfront.

Other Considerations That May Affect Buyer Decisions:

Increased Awareness of Commissions: Buyers may become more aware of how agent commissions work and who pays them.
Reduction in Buyer Agent Services: As buyers take on more commission costs, some agents might reduce their services to attract cost-conscious clients.
More Direct Negotiations: With fewer buyers using agents, direct negotiations between buyers and sellers could become more common.
Demand for Alternative Real Estate Models: The settlement could increase interest in discount brokerages, flat-fee MLS services, or online platforms that reduce or eliminate traditional agent roles.

How Will This Affect Home Inspectors and Client Interactions?

Greater Emphasis on DIY Home Buying: With changes in agent compensation, more buyers may handle aspects of the home buying process themselves, including property searches, negotiations, and inspections.
Impact on Buyers: Buyers may increasingly turn to third-party services like home inspection companies for advice traditionally provided by buyer’s agents, such as understanding inspection results.

At Dunsing Inspections, we’ve built trusted relationships with our clients for over 40 years, and this will continue. As homebuyers may rely more on inspectors in the absence of a trusted real estate advisor, we expect our role to become even more important. While communication often ends at the driveway after an inspection, we’re prepared to support buyers throughout the entire process, acting as a trusted advisor.

“Dunsing is prepared to support buyers throughout the entire process, acting as a trusted advisor.”

These trends suggest buyers will need to be more informed and involved in the home buying process, potentially relying more on home inspection companies for guidance. Dunsing Inspections is ready to be your home buying consultant. Are you ready to purchase a home? Call us for your home inspection.

Uh-Oh, Honey, I think we just bought a house!

Jamie Dunsing — Mon, 05 Oct 2026 21:42:12 GMT

The final walkthrough deserves as much attention as the earlier steps in your purchase. Use our pre-closing checklist to review repairs, test systems, and spot changes before taking ownership.

Nice Job! You have made the decision to purchase a new home. You have been pre-approved for a mortgage. You have worked with real estate professionals to find the right house, get the inspection, get through attorney’s approval and are waiting to close escrow on the house of your dreams. You are doing this! This is an exciting time. If you are working with a real estate agent, they have probably gone through a checklist of items to ensure that all the I’s are dotted and the T’s crossed. Keep your eye on the ball. It is easy to get excited about decorating your new home, landscaping, and other things that you do when you move in. There is one last thing that you should be diligent with. The final walk through.

As a home inspection company, we periodically get calls from upset homeowners that something is not working or is wrong with their new home. Too often, these problems were not present at the original inspection, but have cropped up during the 45-60 days between the home inspection and closing. We often find that the things that are wrong could have been found prior to closing if the home buyers had simply slowed down and done a thorough walk-through of their property before the closing. Below are some suggestions for performing a thorough walk-through.

Check the Electrical system

Turn on lights in all rooms. Bring along an outlet tester or bring along your cell phone charger to ensure that all the electrical outlets are working. Verify that the security system, doorbells, and garage doors are working.

Run the HVAC system

One of the first things you will use when you move in will be the Heating, ventilation, and air conditioning system (HVAC). Too often, these systems fail unexpectedly. We recommend that if weather permits, you check both heating and air conditioning at the final walk through. Check heat registers (or radiators) to feel heat entering the home. Go to the exterior air conditioning unit and make sure that at least the fan is running. Better yet, listen to determine if the compressor is running. You should feel cool air coming out of the registers inside the home, and very likely warm air blowing out the top or sides of the outdoor unit (the condenser).

Testing the HVAC System Before You Close

Check all of the home’s appliances and other mechanical systems. Is there hot water? Does the dishwasher drain? Does the clothes dryer heat? Most important, is the sump pump working?

All these items are easy to check. Do not be rushed through with the assumption that nothing has changed.

What is that stain?

Look at walls, floors and ceilings for stains that were not present at the inspection or any previous walk-throughs. Stains can indicate water leaks, mold growth, or other issues.

Look closely in the bathrooms

Bathrooms are where a lot of problems start. Since the bulk of a home’s water usage is in the bathrooms, leaks, mold, and other problems often show up there first. Make sure the toilets flush!

Look outside

Take a walk around outside the home. Look for loose siding or trim, damaged, or missing roof shingles, and other mechanical damage from trees, bushes, or other vegetation.

Do I need a reinspection if the homeowner had repairs done?

It depends. In our experience, many of the items that the previous homeowner agreed to repair are not done properly or are not repaired at all. It is always a good idea to get paid invoices from the contractors who performed the work. Ideally, the invoices would include a work order stating specifically what work was done. If you are not sure whether the work was done properly, contact your inspector. They may be able to guide you through what to look for.

You are almost at the finish line!

As noted above, this is not a time to let your guard down. Do not get wrapped up in what color you are going to paint Junior’s bedroom. Do that after the closing. We provide a “Pre-closing checklist” that is helpful in performing your walk through. Use the checklist below during your final walk-through.

Pre-Closing Walk-Through Checklist

Use this checklist to compare the property's condition with your inspection findings and purchase agreement. A final walk-through is a practical check of the home, not a substitute for a professional inspection.

Property: ____________________ Date: __________

☐ Prepare for the visit. Bring your inspection report, agreed repair list, a phone or camera, and something to take notes. Arrange access with your real estate agent and confirm that utilities are on.
☐ Confirm agreed repairs. Compare completed work with the repair agreement. Obtain paid invoices, work descriptions, permits when applicable, and any transferable warranties. Ask your inspector about work you cannot confidently evaluate.
☐ Check for new damage. Walk through every room, closet, basement, and accessible storage area. Look for new stains, leaks, broken fixtures, or damage that appeared after the inspection or moving.
☐ Verify included items. Confirm that appliances, fixtures, and other items included in the purchase agreement remain at the property. Note any unexpected replacements or missing items.
☐ Try normal electrical controls. Turn on lights and check accessible outlets with a plug-in device. Try the doorbell and normal garage-door controls. Do not open electrical panels or touch exposed wiring.
☐ Check plumbing. Run faucets, confirm hot water, flush toilets, and watch for visible leaks beneath sinks and around fixtures. Check that drains empty normally.
☐ Operate included appliances. Use normal controls to check appliances included in the sale. Allow enough time for a dishwasher to complete a cycle when practical, and watch for leaks.
☐ Check heating and cooling. Confirm operation using the thermostat only when weather and manufacturer instructions permit. Avoid running air conditioning in cold weather. Note unusual noises or failure to heat or cool.
☐ Review the sump pump. If present, look for standing water and ask for a safe demonstration of pump operation. Do not reach into the pit or handle electrical connections.
☐ Check doors and windows. Open and close accessible doors and windows. Check locks and look for broken glass, damaged screens, or changes since the inspection.
☐ Walk the exterior. From ground level, look for new storm or moving damage, loose siding, drainage concerns, and damaged steps or railings. Do not climb onto roofs or enter unsafe areas.
☐ Confirm access and handover items. Arrange delivery of keys, remotes, access codes, manuals, and warranty paperwork. Confirm the agreed condition for removal of belongings and debris.
☐ Record unresolved concerns. Photograph and describe problems. Discuss them with your real estate agent and attorney before closing, and contact Dunsing when inspection-related questions need clarification.

Follow-up notes: ______________________________________________

Questions about an inspection finding or completed repair? Call Dunsing Inspections at 847-367-0782.

Does your house suck? (Water, that is!)

Jamie Dunsing — Mon, 05 Oct 2026 21:42:10 GMT

Split-faced block can allow water into a building when construction details and maintenance fall short. Learn what to look for and why moisture concerns may call for a specialized evaluation.

We were unsure about what to title this blog post. The title is a little mis-leading. But you have read this far, so we have your attention. This article deals with split faced block construction in residential homes and condominium buildings. What we have learned in the last 20 years is that this type of construction can cause some major problems with water entry into the home. You need to know what to look out for.

What is split faced block?

Split faced block is a type of masonry construction that is used in residential and commercial construction. In most cases, the walls are constructed in a single wythe style. This means that the wall is one thickness of masonry block. Traditional masonry construction used 2-3 thicknesses (wythes) of brick or block to make up the wall structure. “Solid masonry”, as it is called, had the benefit of mass to prevent water entry. Proper flashings, weep holes and other accessories also help to prevent water entry into the wall cavity. Split faced block has only one wythe of hollow block to prevent water from entering. There is not much room for error.

The problem is that the walls suck, and then do not drain properly.

The single wythe construction method is only part of the problem. Water can be sucked into the walls in certain conditions. While split faced block may be more susceptible to allowing water to enter, more importantly proper ventilation, drainage accessories (flashings, weeps, etc.) are necessary to drain the water out of the wall. Often, these details are omitted. This has resulted in water entry, mold growth, and structural failure of wood supporting structure. While the original design of these buildings is questionable, the actual construction of the walls is the main culprit in most cases.

Home inspectors at Dunsing Inspections, as well as other experienced inspectors and contractors have found that the wood framing inside of some of these buildings may be slowly rotting away. It may simply be a matter of time before structural failure and collapse of a flooring system occurs. Masonry contractor Bob Kelly of Wickright General Contracting has investigated and repaired many of these buildings and has determined that the entire roof or floor structures need to be rebuilt in some cases. His company has had to remove the roof structure and rebuild or replace the supporting roof and floor trusses or rafters. They have a patented accessory for masonry walls that have these types of moisture problems. Still do not believe how much water can be stored in one of these walls? Go here for a short video showing the amount of water that can accumulate in a wall cavity!

or click here to see a video that shows what some homeowners have had to deal with.

Why not seal the walls to prevent water entry?

Sealing the walls was the common “repair” recommendation for many years. We used to recommend it on a frequent basis. This repair method required continual maintenance and reapplication of sealers every 5-7 years. To make matters worse, the sealing job was thousands of dollars, even on a small building. The industry has come to realize that sealing alone is not the answer. We have changed our recommendations along with countless other consultants, inspectors, and contractors.

A visual inspection cannot determine if the walls are allowing water entry to occur or if damage exists in the wall cavity. Moisture absorption testing using a RILEM tube is a commonly accepted method to determine if water entry is likely to occur. However, this testing is beyond the scope of a general home inspection. Go here for a short video showing how a RILEM tube test is performed. RILEM Test video

The best method to determine if there is damage to a roof or wall cavity is to remove interior finished surfaces. Unfortunately, during a real estate transaction, this is usually not practical. A visual inspection, moisture testing, and possibly thermal imaging appear to be the best tools and methods to determine if there is a moisture (mold) problem in your building.

Re-inspections… Worthwhile, or Worthless?

Jamie Dunsing — Mon, 05 Oct 2026 21:42:08 GMT

Seller repairs are complete, but how do you know they addressed the original concern? Explore when a re-inspection is useful, what documentation to request, and the limits of a follow-up visit.

We have had a larger number of requests for re-inspections lately. Re-inspections usually happen when we find a problem during a home inspection and the home purchaser asks the seller to make certain repairs prior to completing the purchase. While not uncommon, this hasn’t been a noticeable part of our business in the past. When we were trying to figure out why there has been sudden uptick in the number of re-inspections, we had a discussion in our office about the various reasons for these requests. Basically, we decided that it has come down to the realization that most people simply don’t feel qualified to determine whether a repair was done properly. They rely on us to verify that the repairs were done properly by the seller of their new property. That’s understandable when the repaired item is of a technical nature, or if it is out of view.

Repairs are rarely done properly…

In past blog posts, we have discussed the large number of people who use our inspection service to “work over” the seller. In most cases, the purchaser is asking the seller for money, or a reduction in the price of the home. Whether or not the purchaser actually makes the repairs is unknown. However, there are some people who ask the seller to make some basic repairs prior to completing the purchase of their new home. That’s when the re-inspection comes into play.

It has been our experience that there is rarely a re-inspection that goes smoothly. The 5 or 10 item list of repairs always seem to have 2 or 3 items that weren’t done properly, or at all. It’s never clear whether the seller intentionally didn’t do the repairs properly, or if it was a simply a misunderstanding of what they had agreed to repair. We would like to think that most of the time there has been a misunderstanding of what was to be repaired, but are sorry to say, in some cases it’s clear that the seller is taking the easiest (and often cheapest) route to performing the repairs.

So, what do we recommend?

From a home inspector’s point of view, re-inspections carry a lot of liability. When we re-inspect something, we are basically accepting that the repair was done properly, and assuring our client of this. In cases where the repairs are concealed, we can’t look through walls to verify that the repair was completed properly. In cases where the repair involves structural repairs, we are not qualified to design, or accept that the repair is “good”. There are a whole host of these types of items that we have to be careful for.
As a result, we have come up with an internal policy that requires us to follow a specific procedure in order to get a successful outcome at a re-inspection. Without going too deep, our policy requires that we get a specific list of items to be re-inspected and get copies of work orders or specifications from the contractor who performed the repair.
By having a specific list and having specific work orders provided by tradesmen, we can verify that the repairs were done properly. Too often, we get a copy of a work order or receipt that says something like “fix toilet leak”. As you can imagine, this is not acceptable to us. We need to know specifically what was done to repair the leak. Did a licensed plumber perform the work? (they should) Did the work involve replacing the wax ring that seals between the toilet and the waste piping? Did the work involve replacing the flush mechanism? The list goes on. We don’t want to take the responsibility to accept work that we cannot verify.

What can I do to protect myself?

Below are some basic guidelines that you can follow to ensure a successful re-inspection:

1. Ask the seller to get a building permit for the repair, if it’s necessary. In most jurisdictions, a permit is required to do any plumbing, electrical, HVAC, roofing, or structural alterations. Simple repairs may not require a permit. In a nearby suburb, the village building department has a very helpful list of what requires a permit. You’d be surprised what requires a permit. Most municipalities have similar requirements.

1. Make sure that the request to the seller has specific language about what needs to be done. Don’t simply ask the seller to “fix the roof”. Make sure to ask that a licensed roofing contractor makes repairs to the leaking roof. The contractor should provide permits, inspection records, appropriate waivers, and an explanation of what work was done. We have first hand knowledge of how being vague can backfire. When Jamie was purchasing his first home back in 1987, he asked the seller to replace the non-functioning dishwasher. Being that this was prior to the start of his home inspection career (1989), he wasn’t specific that they replace the dishwasher with a new dishwasher. He was surprised when he found out that the seller found a used dishwasher to replace the existing one. To make matters worse, when he turned on the dishwasher you couldn’t carry on a conversation in the same room. It was noisy! Not wanting to make waves, he accepted this as “replaced”. Looking back, he was young, naïve and got taken advantage of by someone with more experience. If they’re reading this, they know who they are. Shame on them.

1. If the work is of a particularly technical nature (electric, HVAC, plumbing), you may want to ask the seller for specifications or a specific list of how the work is supposed to be done from their contractor. Structural repairs, in particular, require this. In some cases, an architect may need to draw up the repairs so that a contractor can properly make them.

1. Request that the repairs be done at least 1 week prior to completing the purchase. You don’t want to have to accept a shoddy repair at the last minute because your furniture is on the moving truck and there are 5 guys waiting outside to move your furniture into your new house!

In closing, re-inspections aren’t for every situation. If you are specific about what the repair requires, are specific that the repairs are done by professionals, are specific that the necessary permits were approved by the municipality, then re-inspections probably aren’t necessary. If the repairs were done by the seller or a handyman that they hired, we recommend a re-inspection. We encourage you to be careful of repairs you are asking for during a home inspection. You may not get what you bargained for.

That Lying Cheating Home Inspector

Jamie Dunsing — Mon, 05 Oct 2026 21:42:07 GMT

A contractor's opinion may differ from your inspection report. Learn why follow-up evaluations, qualified repair estimates, and clear communication matter before deciding that your inspector missed the mark.

I read articles in the newspaper from columnist Barry Stone (www.Housedetective.com). Barry is an experienced home inspector and has been at his craft for 31 years. I look forward to reading Barry’s articles every Sunday in my local newspaper. Often, he takes questions from people who need clarification about what their home inspector has told them during their inspection. Barry does not sugar coat. If a home inspector was wrong, he is not afraid to say so. Likewise, he tells his readers that they may be wrong if the situation calls for it. I like Barry’s style and admire him for his straightforward approach.

One of Barry’s recent articles dealt with a client who discovered that their toilet had a “major leak” when a plumber visited the home to make the repair that the home inspector had recommended. The writer (client) claims that the home inspector missed or minimized a problem. Specifically, they stated that, “…we now believe he was incompetent or dishonest”. They asked Barry if it was possible that the home inspector took a “kickback” from the Realtor to help close the deal. In his response, Barry explained that the home inspector could have mis-diagnosed the problem. He further explained that it was possible that the client was negligent by opting to buy the home as is. Since there is not any other information in the article, we are left to wonder who was at fault. I have my suspicions.

“…we now believe he was incompetent or dishonest”

Regarding taking kickbacks, it is doubtful that this would be the case. In my 30+ years of inspecting homes the situation has never presented itself. The real estate professionals and home inspector would be crazy to put their license on the line to take a “kickback” to make a deal go through. Again, I have my suspicions about what happened in this case.

Get that deal to the closing table

In my career as a home inspector there has always been the rush for a home purchaser to sign the contract, get their home inspection, have their attorney review the contract (yes, we use attorneys for real estate transactions in my area), and settle any negotiations all in a very short time. When a home inspector finds problems, there are usually only one of 4 ways to proceed:

Cancel the contract
Have the seller make the repair
Move forward and make the repairs on your own
Take a monetary credit for the cost of the repairs.

Since home inspectors are rarely involved with the negotiations that take place after the inspection is completed, I cannot say which is the most common. However, in taking an educated guess I would say that item 4, taking a credit, is often the solution that is settled on.

The Dangers of Vague Repair Estimates

One of the things that has always struck me as strange is that when defects are found and the purchaser wants to take a monetary credit from the home seller, they rely on word of mouth to obtain pricing for repair of these defects. It is rare that a contractor is consulted to look at the specific item and give a firm price. Most of the time the dollar amount is settled on from somebody’s suggestion that, “I got a guy who can repair that for $100”. This could be dangerous. I suspect this is what happened in the example in Mr. Stone’s column.

Do your due diligence

My advice is that things need to slow down. Take the time to have a contractor to look at the problem. In some cases, is may require that the buyer spend more money to obtain a bona-fide bid. After all, contractors do not work for free. They have been taken advantage of too many times by unscrupulous people having them provide pricing during a real estate transaction, only to lose out when the buyer finds a cheaper price after they move into the home.

Certainly, there are items that can be addressed without a contractor visiting the home, but in most cases, it would help to have the contractor see the problem firsthand. In commercial real estate transactions, this is called the “due diligence” period. While the stakes are different in a home purchase, it is still likely that the purchase is going to be one of the largest you will ever make. SLOW DOWN!

Can we sell you rust proofing for your new car?

In a future (related) blog, I want to explore the recent phenomenon of contractors who upsell their services. This has been going on for some time but seems to be increasing as technicians are given a bonus if they upsell services. More to come…

Got Moisture? We Can Help

Jamie Dunsing — Mon, 05 Oct 2026 21:42:05 GMT

Persistent moisture problems deserve a clear diagnosis before more repair attempts. See how independent investigations can help identify water intrusion in residential and commercial properties and guide the next steps.

Moisture problems in homes and commercial buildings can be more than just a nuisance; they can lead to significant damage if not addressed properly. If you’ve been struggling to find the cause of persistent moisture issues, you’re not alone. Many property owners face challenges when contractors rely on “hit-and-miss” strategies, which can be both costly and ineffective. At Dunsing Inspections, we specialize in identifying the root causes of moisture problems with precision and expertise, saving you time, money, and frustration.

Practical Solutions to Uncommon Problems

We offer a comprehensive range of services to help homeowners and building owners address moisture issues effectively:

Exterior Wall Moisture Testing
Window Inspections and Testing
EIFS/Dryvit Inspections and Investigations
Building Moisture Investigations and Surveys (Residential and Commercial)
Thermal and Infrared Imaging
Insulation and Ventilation Assessments

Why Choose a Moisture Investigation?

If you’ve experienced the frustration of contractors attempting to fix moisture issues without lasting success, it’s time to take a different approach. A building investigation goes beyond a standard inspection to identify the underlying causes of specific problems. Whether it’s a mysterious leak, excessive condensation, or unexplained dampness, our methodical and hands-on approach ensures we find the true source of the problem.

Common Scenarios Where Our Services Are Valuable:

Recurring Water Leaks: A homeowner notices water stains on their ceiling even after roof repairs. Our thorough roof inspection and moisture analysis pinpoint a hidden flashing issue, saving the homeowner from unnecessary roofing replacements.
Persistent Condensation: A commercial building owner sees excessive condensation on windows and walls, leading to concerns about mold growth. Our ventilation and insulation assessment uncovers inadequate airflow and helps implement a cost-effective solution.
Window Failures: A property manager observes drafts and water infiltration around recently installed windows. Our window inspections identify improper installation, ensuring the contractor addresses the real issue.
EIFS/Dryvit Problems: An owner of a home with EIFS wall cladding has been told of the problems associated with EIFS. Our exterior wall moisture testing reveals trapped moisture due to improper drainage, installation or maintenance, preventing further damage to the structure.

What We Do

Our approach combines years of experience with cutting-edge tools and technology to deliver actionable results:

Comprehensive Assessments: We examine every aspect of your property, from the roof to the crawlspaces, using a systematic and thorough process.
State-of-the-Art Tools: Tools like thermal imaging and moisture meters help us detect hidden moisture, insulation gaps, and other issues that might not be visible to the naked eye.
Practical Solutions: We focus on providing clear, actionable advice tailored to your specific situation. Often, our recommendations are more affordable and effective than the trial-and-error approach used by specialty contractors.
Hands-On Investigations: Whether it’s climbing on roofs or crawling into tight spaces, we leave no stone unturned to get to the root of the issue. This commitment ensures we identify problems accurately before recommending any repairs.

What We Don’t Do

Our mission is to provide unbiased, expert advice, and nothing else. Here’s what sets us apart:

We’re Not Contractors: We don’t perform repairs, and we’re not affiliated with any repair contractors. This guarantees our recommendations are solely in your best interest.
No Sales Pitches: We won’t try to sell you additional services or refer you to “our guy.” Our goal is to empower you with the information you need to make informed decisions.
Privacy Promise: We respect your privacy. Your information will never be shared with third-party vendors, alarm companies, or warranty providers. You can trust us to keep your data secure.

How We Can Help

Our services are designed to provide peace of mind for property owners facing moisture challenges. Whether you’re dealing with leaks, drafts, or unexplained dampness, we’re here to solve the puzzle. Call us for a free phone consultation, and let’s discuss how we can help you identify and resolve your moisture issues.

Why Act Now?

Moisture problems rarely resolve themselves. Left unaddressed, they can lead to structural damage, higher energy bills, and health concerns. By taking action today, you can protect your property and avoid costly repairs down the road. Don’t let moisture issues linger, contact us now for practical, expert solutions tailored to your needs.

Got moisture? We can help!

Deck Safety Month: What to Check on Your Deck

Jamie Dunsing — Mon, 05 Oct 2026 21:42:03 GMT

Before the next gathering on your deck, take a closer look at its condition. Explore connections, flashing, railings, and other concerns that make regular deck assessments an important part of maintenance.

Have you looked at your deck lately? Like most people who have a deck attached to their home, you probably take it for granted that the deck withstood the winter just fine and is ready to go for the outdoor entertaining season.

May is deck safety month according to the National American Deck and Railing Association (NADRA). Since 2006, NADRA has declared May “Deck Safety Month®” and encourages homeowners and occupants to do a self-assessment of their deck. They have produced the “Check Your Deck®” consumer checklist that gives guidance to homeowners to check some of the basic items on their deck. The checklist is available at https://www.nadra.org/

“Your roof has a life expectancy. Your windows have a life expectancy. What about your deck?” says Michael Beaudry, executive vice president of NADRA. “Consider the snow fall accumulations from just this past year. These heavy loads cause additional stress on outdoor structures and create a need to evaluate. With more than 60 million decks in the U.S., it is estimated that 30 million decks are past their useful life and need to be replaced or repaired.”

About 25%-35% of the homes that we inspect have a deck attached to them. The decks can range from simple, square boxes, to elaborate, multi-level entertainment areas. These decks cost many thousands of dollars to build and maintain. The fact is that many of the decks we inspect have major deficiencies. These deficiencies range from simple loose guard (hand) rails, to possible problems that could cause the deck to collapse.

“Outdoor structures like decks are exposed to sun, rain, snow and extreme temperature changes over the years. The need to maintain and inspect them is critical for keeping decks strong and safe.”

Every year, there are many deck collapses or other failures that cause injuries to people. Most of these failures are preventable with relatively simple repairs. NADRA has a deck certification class and the American Society of Home Inspectors (ASHI®) has a standard for deck inspections.

Dunsing Inspections does not offer repair services. Contact our office at 847-367-0782 to discuss a deck inspection.