If you can detect the attic opening, chances are you can gain access.

For whatever reason, some homeowners make accessing the attic more difficult than it ought to be. The most common method, which probably isn’t deliberate, is covering it with the same ceiling texture that many other homeowners can’t wait to get rid of. But whether or not the attic is sealed, you still need to access it.

Several hazards can exist in the attic. And without a thorough inspection, your report can’t be complete. Here are just a few things that you might find at the top of the steps:

#1: Wiring Hazards

It’s commonplace for electrical wiring to run through attic space. But unless you can see it, you can’t report on whether or not it poses a threat to the safety of your client. Wiring might be unsecured, and there might also be an outlet or two that repair or regular GCFI testing.

Beyond the wiring are potential hazards of electric appliances. If there’s a roof leak and it drips into a ventilation fan, how would you ever know? And what about plumbing vents. It’s not unheard of for one to terminate inside the attic instead of passing through the roof.

#2: Condensation Problems

Improper insulation can create a lot of problems, not the least of which is condensation in the attic. In extreme cases, so much water collects that it can mimic a roof leak. Water can also damage the home’s framing, which can cause your client a lot of heartache down the road.

Condensation can also ruin insulation. Once it’s wet, the fluffy fiberglass blankets and loose-blown materials stay wet long-term, and can never regain their fluff or insulating capacity.

The insulation might be right on track, but you won’t know until you get there.

#3: Subpar Insulation

Insulation isn’t good indefinitely, not unless it’s the expanding foam variety that fills the whole cavity and then hardens. For just about everything else, it’s got a shelf life because of the attic environment.

Insulation can settle over time, and it’s a magnet for debris. And if there have been varmints overhead, they’ve probably nested, had babies and left a mess behind. Insulation might be flattened, shredded, or deemed a health hazard.

#4: Mold Hazards

Where there’s dripping water or even heavy humidity in the attic, mold can’t be far behind. It’s the perfect environment for it. Poor ventilation often exacerbates humidity, and poor ventilation is also important for mold to grow.

Mold in the attic doesn’t stay there. It filters down into the house, where it can affect everyone in the family. It might not be the treacherous back mold, but any variety can trigger a severe allergic reaction.

#5: Air Leaks

Although attics need ventilation, it has to be the right kind. There’s a difference between a strategic vent and an ordinary air leak. One helps the home breathe and stay healthy. The other can wreak all sorts of havoc.

In colder climates, air leaks allow frost to build up inside the attic. Once the weather starts to turn and the frost begins to melt, water can rot the framework and sheathing, and it can also encourage mold growth.

Attics aren’t meant to be permanently sealed, no matter what a builder or homeowner tells you. If you’re prohibited from entering the attic, there’s not much that you can do about it. But you can note it in your report to cover your own back.

Where possible, take the additional measures and enter a sealed up attic space. Your inspection report can’t be complete without it, and your client will probably thank you in the long run.

Assurance and protection is what an inspection warranty offers, and some plans cost the inspector nothing.

Homebuyers have learned to be skeptical about nearly everyone involved in the process. They distrust some real estate agents, believing that commissions trump loyalty. And many of them distrust home inspectors, too, because so much hinges on the inspection report. That’s an unfortunate situation for both you and prospective customers, but it’s also one that you can help overcome by using one fairly simple technique: Offer a home inspection warranty.

Warranties behave like insurance for home buyers. And where you’re in competition against other inspectors in the area, it could b the edge that you need to bring in more business.

Why a Warranty Matters

No two home inspection warranty programs are the same, but they all have some similarities. First and foremost, you can’t know when any home system might break down. If it looks perfect, it could break the day of closing. And if it looks like it’s seen better days, it might still be in service several years from now.

A warranty protects you against claims in the event that a system breaks down within a certain period after buying the house. And it protects buyers, because if a system does fail, the repairs or replacement are covered.

What a Warranty Typically Covers

No warranty offers comprehensive protection. That’s what home owner’s insurance is for. But with a warranty, your customers can find the help that they need if some of the more common, and more expensive, systems give out one they move in.

Common items covered include:

Covered items will vary, and different home inspection warranty providers might offer different levels of protection.

With an inspection warranty, you might even save the sale of a house.

How Coverage Typically Works

A home inspection warranty depends on one main thing: Anything that is found to be defective during the inspection will need replacement or repair before the warranty will cover it. Inman explains that after repair or replacement, a home inspection warranty will kick in, but not before. That makes sense, because otherwise a warranty program couldn’t stay in business for long. Imagine if a $50 plan was purchased knowing that the central heating system required replacement.

Plans also differ in how they are offered to the customer. In some cases, the customer purchases the plan at the time of closing. For such a small cost, it’s usually worth it. And in some situations, the cost of the plan is paid for by the inspector as a benefit. Check with several different warranty companies to find the one that you feel most comfortable with.

A home warranty is a promise that you’ve done the best job that you can, and that your report is as accurate as you can produce. For your customers, it’s a reason to breathe a little easier. No house is perfect. But imagined problems can keep even a seasoned buyer up late at night.

If you’re a new inspector, a warranty might be an even greater edge. Maybe a customer isn’t exactly comfortable with your level of experience. But then with the offer of a warranty, you might win them over. It’s a win / win situation for you, the customer and everyone else involved in the sale of a house.

The true measure of your competition is a lot smaller than you think.

Here’s how Steve answered his concern:

The Number of Inspectors Doesn’t Reveal Their Success

Steve explained that when he started in the industry in the early 90s, he was met with loads of competition. But he wanted a home inspection career, so he kept working harder.

Finding home inspectors and finding successful ones are two different things. You can determine how many are licensed in your area, but that doesn’t tell you how much work they get or how successful they are.

Some inspectors don’t want to work full time. They take on home inspecting as a side business, or prefer to work occasionally. Some inspectors don’t do a good job. No matter how nice his truck happens to be, the real proof is in how he works and the reports that he prepares. A much smaller percentage of inspectors licensed to work have a thriving business, and that’s your true competition base.

Identify what makes you different and better than competitors, and focus on expanding that.

Find What Makes Your Business Special

When he was just starting out, Steve made a point of presenting himself like a professional. He dressed in nice work clothes, business casual with a collared shirt and khakis. And he paid attention to him communication skills.

His advice to prospective students was to look and act like a proficient inspector, and real estate agents will notice. You don’t need expensive clothing, just nicer looking work clothes. Speak clearly and professionally, be polite and do everything in your power to impress agents with professionalism, not arrogance.

You might think that all inspectors present themselves that way. But he explains that most of them do not. That’s another reason to let go of worries about competition. Your real competition is the much smaller group of real pros, not the rest of the industry who isn’t successful.

Other Things Inspectors Can Do

You might see photos of inspectors using a clipboard, but almost no one does that today. Technology means that you can carry around a tablet computer, take photos, fill out your report as you go and offer customers a quick turn around. Use hard copies, and you’ll work a lot harder.

Although home inspecting has a low startup cost, some things don’t come cheap. One of those is the inspection reporting computer software, which works hand in hand with your tablet or laptop. Steve explains that you shouldn’t skimp on that, since it’s the tangible result of your work and good software makes better reports.

Additionally, think about joining a local chapter of one of the major national home inspecting associations, such as ASHI. If your state has its own association, join that, too. Association meetings are where you’ll meet other inspectors, network, and learn more about how they do business. Look at their websites, check out their sample reports, and you’ll get some good ideas about how to keep yourself on the competitive edge.

Competition isn’t a bad thing in home inspections. That might sound unbelievable, but it’s true. If you compare apples to apples, the largest percentage of inspectors in your area is more of an orange.

Some of them don’t want a high volume job. Some don’t make the effort, and lose referrals as a result. The smallest percentage that’s left is a group of successful inspectors. Those good apples are your real competition, and there’s plenty of work to go around.

What a home inspection costs buyers on the front end is nothing compared to what it might save them.

You know that your work is important. But do you know how much money a home inspection could save your customers? Aside from the largest amount, which is the sale price of a rotten old house, there are lots of potential costs that heeding an inspection report could avoid.

Here are a few of the most costly home defects that an inspection can identify. If the buyer heeds your word, you could help give her the foundation to negotiate a better sale price, arrange for repairs and avoid a major problem later, or walk away to find a better house with fewer lurking problems.

Roof Damage

The average lifespan of a typical asphalt shingled roof is somewhere between 15 and 30 years. It all depends on the climate and weather extremes, says Bob Vila. In a mild climate that’s not prone to severe weather, shingles could stick around for a while. But roof damage is rarely cheap to repair.

Missing shingles, obvious impact damage and especially evidence of leaks inside the attic are warning signs that the roof is under a lot of stress. The average cost of a roof replacement is between $4,602 and $8,766, according to Home Advisor. That’s a hefty price, so a buyer might renegotiate a better price for the house or opt to walk away. Left unrepaired, the buyer would ultimately pay for a new roof plus any further damage that emerged from leaks.

Electrical Wiring Issues

Electrical problems are nothing to mess around with. Some homes need a little update to meet local code. And some need a major overhaul to the tune of a total house rewiring job. Old wiring that’s in safe condition isn’t a defect. But old wiring might also fail to support all of the electricity demand that comes with modern life.

Signs of electrical wiring degradation or fire hazards call for a pro ASAP. Angie’s List says the typical cost to rewire a whole house could cost between $3,500 and $8,000, says Cost Helper, and that’s for an average house with no access issues. But the cost of not rewiring could be ultimate if there’s a fire in the future.

Maybe those are just superficial mildew stains. Then again, maybe they’re not.

Plumbing Leaks

A leaky pipe isn’t especially difficult to spot or repair, and it’s not a terribly expensive job. The problems arise where a leak has existed for a long time. Water can rot a subfloor and framing members in no time flat. That takes a small problem and turns it into a major one.

If the pipe is easy to access, repairing it might cost the homeowner as little as $50 to $250, according to Cost Helper, depending on what’s involved. For hard-to-reach pipes, such as those in a crawlspace or inside a wall, the price goes up steeply. If a plumbing leak is ignored, however, the costs could go as high as several thousand dollars or more, depending on the extent of the damage and cleanup requirements.

HVAC Problems

If there are problems with the HVAC unit, there’s at least a firm limit on how much the buyer would have to pay in the worst case scenario. That’s the cost of a new unit, which can be as high as $8,000 for a dual system heat pump, says Cost Helper. But sometimes repairs can save a unit and get a lot more life from it.

Neglected repairs account for a lot of untimely HVAC replacements. The average unit lasts about 16 years, according to This Old house, and that’s with proper maintenance. If the unit is on its last legs, replacement is the most likely option. If it’s just got an issue or two, a few hundred dollars and a service call could save a lot of money.

The important thing about a home inspection is that it gives your customer options. If a buyer knows that the HVAC unit is making a weird noise, she can talk with the seller and perhaps negotiate a better deal to offset the cost of replacement. Or maybe the cost of repair isn’t a major concern, but getting it done ASAP could save thousands in the long run.

Of course, the most dramatic scenario is where your customer learns that a house is riddled with costly defects and she elects to walk away from the sale. But however you look at it, home inspections can save buyers money both now and years from now.

While other inspectors are sitting at home or in the office, you could be on the road to earning more.

Probably the last thing that you want to do is a home inspection when it’s pouring down rain. But the Orange County Register in California proposes a different idea. Home inspections in the rain might be a great idea for home buyers, sellers and people who are fine where they are.

As a home inspector, this idea translates to more potential business and a broader swath for your marketing efforts.

Foul Weather Home Inspections are Great for Everybody

Regardless of whether a house is being sold or not, a home inspection during a rain shower is a good idea. For homeowners, an inspection can unearth leaks and other problems that stay hidden, such as attic leaks and wet basements. This lets your client focus on repairs that preserve the integrity of the home.

For sellers, the same applies but for a slightly different reason. Although buyers will have an inspection, a pre-sale inspection works as a heads up before the house hits the market. That way, repairs can be made as needed to help make the house more marketable. And then of course buyers really need an inspection to alert them to problems that might not show up when the weather is fine.

When the weather is dry, a walk through might not be as revealing as it should.

Why Inspecting in the Rain is a Good Idea

Roof leaks and flooded basements are only part of what you might find when you inspect a home during foul weather. Standing water in the yard might signal a clogged drain, says the Orange County Register. Gutters that don’t drain and water that stands around the foundation are more clues that the house needs some attention.

Leaks around a natural gas HVAC system or water heater could indicate a leaky vent pipe seal. Other places to watch for leaks are around doors and windows, where seals might fail. And while a flooded basement is clear and convincing evidence of something that’s amiss, whether it’s a bad grade around the foundation or something else, a damp basement might only reveal itself while it’s raining.

Your Marketing Efforts Might Reap Bigger Rewards

Most inspectors are always in search of new ways to grow their business. You can continue handing out business cards and networking with real estate agents to market for buyer home inspections. But focusing on whole communities could add a nice bump up in business. That’s especially true in areas where there’s not a tremendous amount of rainfall and leaks are tougher to find.

Marketing to a broader pool of potential clients makes you more valuable to the whole community where you work. The more you offer, the more people will need your home inspection services. And the more people who hire you for an inspection, the bigger your reputation as an industry leader will grow.

Bad weather might make you want to stay home and wish for better weather. There’s nothing especially fun about inspecting a house in the rain. But the added business might be more than fun; it might be downright profitable.