Metro Property Inspection's FAQs

The process by which an inspector visually exams the readily accessible systems and components of a home and which describes those systems and components in accordance the ASHI Standards of Practice.

The standard home inspector’s report will cover the condition of the home’s heating system; central air conditioning system (temperature permitting); interior plumbing and electrical systems; the roof, attic and visible insulation; walls, ceilings, floors, windows and doors; the foundation, basement and structural components. At Metro Property Inspections, we include much more than the ASHI minimum standards require. Most inspectors follow the ASHI minimum “representative number” of items to inspect which states “One component per room for multiple similar interior components such as windows, and electric receptacles; one component on each side of the building for multiple similar exterior components”. While we’re not allowed to move furniture or tear things apart, Metro Property Inspections will check all accessible doors, windows, outlets, switches and other types of accessible components. Our goal is to find as may issues as possible to minimize your exposure. Our extra time spent during the inspection will save you money in the future. People often ask why other inspection companies book four inspections a day and we only inspect one or two at the most. The reason is that Metro Property Inspections works for you and makes every effort to provide you as much information as possible.

The American Society of Home Inspectors (ASHI) publishes a Standards of Practice and Code of Ethics that outlines what you should expect to be covered in your home inspection report.

Buying a home could be the largest single investment you will ever make. To minimize unpleasant surprises and unexpected difficulties, you’ll want to learn as much as you can about the newly constructed or existing house before you buy it. A home inspection may identify the need for major repairs or builder oversights, as well as the need for maintenance to keep it in good shape. After the inspection, you will know more about the house, which will allow you to make decisions with confidence.

If you already are a homeowner, a home inspection can identify problems in the making and suggest preventive measures that might help you avoid costly future repairs.

If you are planning to sell your home, a home inspection can give you the opportunity to make repairs that will put the house in better selling condition.

Normally once your offer on a home has been accepted you would contact our office to schedule the inspection. Generally your offer allows from 5-10 days for an inspection. The housing market fluxuates and during the “busy” periods, your agent will often extend the amount of time for the inspection.


Even the most experienced homeowner lacks the knowledge and expertise of a professional home inspector. An inspector is familiar with the elements of home construction, proper installation, maintenance and home safety. He or she knows how the home’s systems and components are intended to function together, as well as why they fail.

Above all, most buyers find it difficult to remain completely objective and unemotional about the house they really want, and this may have an effect on their judgment. For accurate information, it is best to obtain an impartial, third-party opinion by a professional in the field of home inspection.

Metro Property Inspections is owned by Jeff Smith. Mr. Smith personally conducts the property inspections. Mr. Smith is also trained and certified to provide structural inspections and reports. His reports are accepted by FHA/VA and many banks and lending institutions in eastern Nebraska.


As noted above, we will work for YOU. Our clients can rest assure that we do not have any hidden or unethical relationship with any real estate agent or company. We do not pay a fee to have our name included on any “referral” list. Our prices are comparable with other reputable inspection companies in the Omaha and Council Bluffs area. Last, and most important, we treat every inspection as if the purchase was for our son or daughter.

No. A home inspection is not a pass-fail report. The accessible systems and components of the house are visually inspected, tested and operated and the condition of those items is graded as acceptable or not acceptable. If rated not acceptable, the problems are conveyed to the client and recommendations are made.

The typical inspection generally costs from $450 to $550 for an average size 3 bedroom, 2 bathroom house. Larger homes generally cost slightly more.

While there is no requirement that you attend the inspection, if possible it is highly advisable. An average size home takes between 3 and 4 hours to do a thorough inspection. Once completed, we provide a printed report of our findings. We strongly advise, if at all possible that you try to attend, at least, the end of the inspection. While the inspection report conveys the findings, it is much more informative for you to see any problems first hand and be able to ask questions. That way you can better decide if the concern is something you can correct on your own or if you want to ask the seller to make the correction.

No house is perfect. Depending on the problems discovered and your purchase agreement, you generally have three alternatives. One is to purchase the house “as is”, the second is to walk away from the house, and the third most common course is to request that the sellers agree to repair the problems or possibly provide monetary compensation so that you can make the necessary repairs once you’ve taken possession of the home.

You will learn valuable information about the house, even if that information is all positive. Sometimes the problems are minor and other times they can be very extensive and clients decide to not continue with the purchase. It’s comparable to your annual physical exam, are you unhappy if your doctor says you’re in great shape?

The American Society of Home Inspectors (ASHI), founded in 1976, is North America’s oldest and most respected professional society of home inspectors. ASHI’s goals have always been to build customer awareness of the importance of a quality home inspection and enhance the professionalism of home inspectors.


ASHI is an organization of independent, professional home inspectors who are required to make a commitment, from the day they join as ASHI Associates, to conduct inspections in accordance with the ASHI Standards of Practice and Code of Ethics, which prohibits engaging in conflict-of-interest activities that might compromise their objectivity. ASHI Associates work their way to ASHI Certified Inspector status as they meet rigorous requirements, including passing a comprehensive, written technical exam and performing a minimum of 250 professional, fee-paid home inspections conducted in accordance with the ASHI Standards of Practice and Code of Ethics. Mandatory continuing education helps the membership stay current with the latest in technology, materials and professional skills. Many of the inspection companies in the Omaha and Council Bluffs area are ASHI members. Some are Members and some are Certified Members. Be sure to look for an inspector that has several years of experience.