Re-Inspections in Central Arkansas

What a re-inspection actually checks

A re-inspection isn't a second home inspection. It's scoped to the repair list from the earlier report, and David works it line by line against what that report said. Bring the report and whatever the seller sent back: work orders, receipts, contractor notes. A receipt tells you somebody showed up. It doesn't tell you the defect is gone.

What counts as corrected depends on the system. A leak repair gets run under water, then checked again on the cabinet floor and the ceiling below. Sealant smeared over bad flashing is a cover-up, not a repair. Fresh paint over a stain is the same trick when nobody found the source.

Some items can't be verified on the day, and David says so instead of passing them. Power off at a vacant house. A locked crawlspace. Repairs cause new problems too, so whatever turns up goes in the report with the rest.

• Electrical corrections

  Devices tripped, reset, and tested downstream, and the panel cover comes off to confirm a double-tapped or wrong-size breaker was changed.

• Plumbing repairs

  Fixtures run and drains loaded to see if the leak stays gone, plus the trap and the connections behind it.

• Roof and flashing work

  Shingles, flashing, and pipe boots checked for real material, because a bead of caulk reads as a repair from the driveway and doesn't hold.

• HVAC items

  Equipment runs in whatever mode the weather allows, with the condensate drain, the safety switch, and the temperature split checked.

• Structural and crawlspace work

  New piers, jacks, sistered joists, and post repairs, looked at for bearing and for whether the wood is off the dirt.

• Grading and drainage

  Downspout extensions, regraded soil, vapor barrier, standing water. Cheap fixes, often half done.

• Open and new items

  Anything skipped, half finished, or broken while fixing something else is written up as open.