Using a typical 2500sf 1-story home as an example, what are some of you guy’s processes and time spent to actually do the regular work and add on the IR checks of walls, ceilings etc.
Do you also check interior walls for plumbing leaks?
Do you report where the furniture was located?
How much additional report time is typical for just the IR findings?
My time is about 30 min. Depending on what I find.
This is for the entire building envelope and for some parts of the exterior,
depending on the conditions.
I do not report on the location of furniture, but try to work around it
and use the moisture meter in certain areas.
Report time is just a few minutes.
Does your time include getting the envelope within range for minimum required delta t’s?
Chuck
I can do that while I do my regular inspection. And then do the
IR scan at the end.
I don’t pull out my IR camera unless I’m getting paid for this optional service. When I first started doing IR inspections, I was giving my clients freebie IR inspections, just so I can become more familiar with the camera and my findings. But now that I’m experienced and I got the word out on these inspections, I now charge at least $150.00 to even think of bringing my camera into a home.
I do offer my IR services on finished areas of a basement and I’m getting many clients who want the scan done. Most HI clients do not want the IR report though. They simply want to see what it looks like behind the finished walls and ceilings.
I’ve been getting quite busy on full IR inspections and those inspections take me approximately 1 to 2 hours on-site scanning, and 1-2 hours completing the IR report and emailing to my clients.
I on the other hand will never do a Home Inspection with out using my IR Cam.
I purchased my camera first to reduce MY liability. $5k is the minimum starting price for a lawyer when you get in a skirmish (personal experience). If I keep out of one complaint, the camera will have more than paid for itself!
When I get my next $20k camera, I will still keep and use my current camera as a “throw away”.
I market “after the fact”.
I introduce the technology and if there is a problem I find with IR, I report it verbally. If they want an IR Report, that’s another $150 - $300. Issues that will obviously require a followup inspection, I charge up front. It keeps from billing and billing (prevents apparent “nickel-and-dime”). The total cost is realized up front. It insures in advance that a followup inspection will be done.
I got a follow up IR Inspection request yesterday where the client informed me the builder was bucking against my Inspection Report findings till he was provided with the IR report. He just shut up and made the repairs.
That brings us to reason #2. I used to find all this stuff before IR, but because there was no visual I was often questioned. When builders see me pull in the driveway for an inspection they know they will not be chasing down ghosts. I have received referrals from Builders to Realtors because of this. Electricians that called me on the table disputing overloaded wall circuits, refuting my call because I was “just a home inspector” , have been fired when the IR Report, along with backup instrumentation testing was produced. The builder made a point to call the Realtor and tell her this so she would not tend to steer away from showing his houses.
How often do you run into the seller that is griping about the heating or cooling costs during the inspection? Here in California we have to create the large temp difference due to the more mild climate. It is a tad easier in the “winter” but can be a pain in the summer in a home with no AC.
Chuck
A condition where thermal equilibrium exists is just an impossible condition. You just can’t go there!
You can get a Delta T when the sun goes down! Thermal Inversion must be determined and testing performed at that time. This is not always convenient and you may only have a 45 minute widow of opportunity.
Understanding this is what training is about.
Training makes these things possible.
David, your post #6 is excellent.
Excellent post David.
Like Dave, I use the camera (FLIR SD) on every inspection. Here is my basic proceedure for an inspection.
Arrive and do exterior and roof (usually before client arrives). Go in and to the kitchen. Start furnace or A/C (depedning on season) if there is insufficient Delta T between exterior and interior. Turn on stove hood, bathroom vent fans and dryer (set to air fluff) so as to create a negative pressure condition. Test and document appliance serial numbers.
Grab regular / UV flashlight, Protimeter moisture meter and camera out of bag. Turn on all water (sinks, tubs, showers, flush each toilet twice).
Go into attic, if there is one (if not, skip to #4). Inspect (regular) and document with pictures. Check with IR and document, as well as taking regular pictures (down the ridge, showing rafters) that match my regular visual camera pictures that I always take to document the attic. Turn off water flow.
Starting on the top floor, scan all exterior wall surfaces, around windows and ceiling. If any anomolies are seen, check with moisture meter and document (both regular and IR pictures). With the negative air pressure, window leaks can be seen.
Do the same thing with interior walls, but not with such detail (just looking for pipe leaks, drain leaks, etc).
Go around and test every accessible receptacle and switch. When I come to bathrooms, do bathroom inspections. When I come to windows, operate them. General inspection.
If fireplace, check it out.
More tool bag to basement. Scan walls / foundation. Find and document water / gas shut-offs.
Furnace inspection (if there is also an attic furnace, I do the attic furnace wat the same time as the attic inspection). Tag gas valves. Water heater inspection. Use IR camera to check for duct leaks.
Electrical panel inspection is last. Use IR camera to check breakers.
Final run trough with client. Go home and write report. Include IR pictures with report. If I take and IR picture, I will always have a regular picture to go with it.
I agree with David. I use the camera, every time, because I am covering my butt, and therefore my client’s butt. I charge more for my inspections than the average fees. Average 2,500 SF in this area, $325 - $350. Me, $425.
Hope this helps;
Will,
Raise your fees. I get much for a three-bedroom without IR.
But you are above average, Erol. 
Do you price by SF or some other means?
I have had a hard time upselling the IR surveys with a home inspection. Everyone is trying to save money and do not want to pay an additional fee.
How are you all presenting the IR survey? We mention it over the phone and have info on our website. Any suggestions would be much appreciated.
I am going to start having customers sign a release for stating they have read about the benifits of IR technology and have chose to decline the service and will not hold us liable for any defects outside of a visual home inspection. I am hoping after reading about the benifits of IR on the release form, they will reconsider before signing the form and decide to go ahead with the service.
You have already covered this in your inspection agreement, why be redundant?
Would that mean that you are responsible for latent defects if you’re contracted to do infrared?
If you contracted this way with me, I would assume that if I paid you to do infrared scanning, I could now assume that you are covering all potential latent defects (which still may not be apparent at the time of home inspection).
Mathew,
I will not do an inspection without an IR scan. But that is just me.
When people ask me if they can save some money and have me do the
inspection without the thermal imaging service, this is my reply:
“If you have hidden moisture in your walls or ceilings that can cause mold
and decay, is it OK with you if I do not report it?” “If you have other issues
that the IR camera can reveal, such as electrical hot spots, duct leaks,
missing insulation, etc… is it OK with you if I do not report it?”
They always say NO.
Then I tell them that if they want me to leave my IR camera at home,
then that is the very tool that will help me locate some of the very serious
issues that they do no want me to omit.
I tell them that what they do not realize is that if I find one single item
that needs repair because I used the IR camera to locate it, the entire
inspection cost will be paid for because you can have that item repaired
before you buy the house. The IR camera pays for itself and gives
the client the extra peace of mind.
There are some clients who only think about saving a nickel. That is not
the ones who want to buy the IR scan, most of the time. So you will
always have some who only want the lowest price, but expect you to
find everything… without paying anymore for that level of service.
If they have any doubt, I tell them check around and look at all the other
fees and they will see I charge about $150 more than most and there is
a reason for that. People expect to pay more for something better. They
respect that. It takes me 4-7 hours to do an inspection without any help
and I want the client to be with me all the way through so we can talk.
If people feel like you are desperate, then they really doubt your service
is superior because your trying too hard to sell it.
I also tell people that if their inspection does not work out well, they will
probably be hiring me to gather evidence when they sue their inspector.
I tell people that Realtors don’t like me, except when they want an inspection
for themselves or their relatives. I am better than my competition and
when I talk, they can feel it.
Are you the best? Tell em about it. As Nick says, it is about synergy.
The sum total of all your benefits, experience, technology, independent
attitude, service, report, promptness, training, and skills. Spend time
talking to your client about their concerns and what they are interested
in, not just your resume. If your phone call is over within 5 min, your
not communicating much.
The average cost of an inspection in this area is $250 - $350.
My average cost is about $500 (always with an IR scan).
If I only do 12 inspections a month, I am still making as much as those
who are doing 20-24 a month at a lower price, many more hours,
fuel expense, etc…
Just some tips. Hope this helps.
David,
I don’t have this in my inspection agreement. I am going to have this in a seperate binder with info on thermal imaging and thermal and digital side by side photos.
After they review the binder with the information, limitations and photos and still decide NOT to get a IR survey. I will have them sign a release form stating they read the information on the benifits of IR technology and nevertheless have directed the inspector not to perfor an IR survey of the home.
I am not so much concerned from a liability standpoint. The information I present them with will explain the limitations of the camera and so will I personally.
My main objective is to have them read a page or two on the benifits of IR technology, see some photos and decide…"Wow! it’s worth the extra $100 and decide to get an IR survey.
Thanks for the info John…looking forward to your Orlando class.
Hey Matt,
This is something that I have posted on before…
Offering ITI services as part of a normal home inspection or as a separate service is a business decision that will have to be made by each individual business owner. Both have their Pros and Cons. I’d like to talk a little about what has been working for me in my business.
I offer separate “add-on” ITI services as well as “stand-alone” services. The most popular is my “Limited General ITI Scan”, which is an add-on to a standard home inspection. I market this service by utilizing what I like to call the “coolness factor.” Let’s face it, most people do not know what an IR camera is much less what ITI technology can accomplish when properly used. Explaining the the camera or the technology on the phone or in person without the aid of the camera can sometimes be difficult. Most people just want to know “how much does it cost?” and “what is it going to do for me?”
So, I try not to go into too much detail over the phone. When I’m talking to someone on the phone that is scheduling an inspection, I briefly explain the service and then ASK them if it would be OK if I bring the camera to the inspection and give a short five minute presentation before we begin the inspection. I inform them of the fee for the service, but do not push it on them, and suggest they hold off on making the decision to add the service until after the presentation.
This is where the “coolness factor” comes into play! At the beginning of the inspection I go over the normal stuff like Pre-Inspection Agreements, general process, etc. Then, I pull out the camera and give my short presentation. I let them see the camera in action. I’ll show them an image of an interior wall, then place my hand on the wall for a few seconds. I step back and re-scan the wall. You will be amazed at the responses I receive from my clients and everyone in the room. They see the “glowing” hand print on the image and say “wow” that is cool.
Once they see the camera in action, I have them sold! Most people will see the value in using the camera and will not hesitate to purchase the add-on service on the spot. I currently average about 300 inspections a year, which is about 25 inspections a month. I’m averaging about 40% close rate per month. That’s an average of 10 people who purchase the Limited General ITI Scan.
25 x 40% = 10 x 99.00 = 990.00
Try it…it works!!
Kevin
PS…I have since raised the General ITI Scan fee to 129.00, and I usually get a lot of takers. Hope it works for you 
Most inspections lately have been from people who have plenty of money buying in nice areas. They’re the only calls I’m getting. The average couple with three kids type deals are gone.