THE HOME INSPECTION
Buying a home probably represents the single
largest investment you will ever make. Learning
as much about the condition of the property you
are planning to buy and the need for any major
repairs before the purchase is just a smart way
of protecting yourself and reducing the potential
of problems in the future. Any contract or purchase
offers you sign should contain an inspection clause
making your purchase contingent on the findings
of a professional home inspector.
Within the inspection clause the terms to which
the buyer and seller are obligated should be defined. You
can also add a provision to the inspection clause that
allows you to withdraw when the cost of repairs exceeds
a certain amount. Even though the seller may be willing
to pay for the repair its sometimes more than you want
to take on and your confidence in the house may no longer
be the same, the added clause gives you an out while
protecting your ernest money deposit.
Generally you need to contact an inspector and schedule
the home inspection as soon as possible after you have a
signed contract. The time allowed to conduct the inspection
is usually specified within the inspection clause. You can
find names of inspectors through friends, business associates,
local directories and your real estate agent. The inspection
is an important step and not a place to cut corners. Don’t try
to save money by attempting to do the inspection on your own or by
using a friend or relative who isn’t qualified.
Selecting an inspector should be based on professional
qualifications, experience, standards of practice and ethics.
I would personally recommend inspectors who are members of the
American Society of Home Inspectors (ASHI). ASHI members meet
high educational requirements and follow professional standards
that prevent them from engaging in any conflict of interest
activities that might affect their objectivity, such as using
the inspection to gain repair jobs.
A qualified inspector will be able to perform an objective
home inspection which is a visual examination of the physical
structure and systems of a home, from the roof to the foundation.
The standard inspection report will include an evaluation of the
condition of the roof, heating and cooling systems (as outside
temperature allows), interior plumbing and electrical systems;
the attic, walls, ceilings, floors, windows and doors; the foundation,
basement or crawl space; visible insulation, additional visible
parts of the structure like porches and decks; and other components
that are visible. Most inspectors will check the built-in appliances
and other appliances the sellers are conveying to you.
Remember that the inspection is limited by visibility, inspectors
can’t see behind walls, under carpets or things like in ground plumbing;
they are also prohibited from damaging property. An example of damage
would be pulling up carpet to look underneath or putting a hole in
a wall for exploratory purposes.
The cost of an inspection may vary between inspectors but for the most part the fee is
determined by age, square footage and design. Potentially additional services like wells, septic
systems, or items like a radon test may require an additional fee. The inspection addresses the
current condition of your prospective home and indicates what may be in need of repair or
replacement. Whenever possible you should be present for your inspection, it’s not required but it’s
recommended. If you follow the inspector during the inspection you will have a better understanding
of the house, its condition, how systems work and how they should be maintained. By being there
you can ask questions, gain a better working knowledge of the home and the written report will be
easier to understand since you’ve seen everything first hand.
The price of the inspection is worth ever dollar a good
inspector charges. Small things like flashing around a chimney that
needs to be redone can prevent a leak that leads to ceiling and
moisture damage and becomes a costly repair instead of a minor expense.
Improper drainage around a house can result in foundation damage,
again an inspector will advise you if there are problem areas and what
they would recommend to correct the problem or if there has already
been foundation damage.
Sometimes in the case of things like a
foundation with problems, if significant enough the inspector may
recommend you consult a specialist like a structural engineer before
you proceed. Remember you want to know as much as possible before you
complete the purchase. Finding out after you have bought the house
that you have major unexpected problems that would of shown up in an
inspection can be a much greater expense than hiring a good inspector.
Sometimes an inspection reveals no current problems but even
then the inspector makes you aware that certain things are showing
signs of wear and may need to be fixed in the near future. For
example if an inspection reveals that a roof has no current problems
but appears to be nearing the end of its useful life, then you know
to keep an eye out for problems or signs of leaks starting, additional
you know to start saving money towards a new roof. Items like an aging
roof do not mean that the seller has to replace the roof nor is it
something that changes the terms of your offer. The key
thing here is to remember the phrase "it is performing the function for
which it was intended", in other words it was serviceable at the time
of the inspection.
When an actual problems like an active leak is found, then the
seller has the option to make the repair or it
may be something that means a renegotiation in contract price or terms.
Sellers will sometimes refuse to make a repair because they
feel the request is to minor or that they have already accepted a price
that reflects the homes condition, also high demand for a home can
affect a buyer’s bargaining position.
Most inspectors will break down problems into a category of
minor (less than $500) or major (over $500). If the inspection report
does reveal problems it doesn’t mean that you shouldn’t buy
the house, only that you are aware in advance what to expect. Your
approach to resolution of any problem may come down to financial
capability or willingness to be involved in future repair projects.
Even for people who think they don’t need an inspection because they
are planning on renovations, it would be a mistake to skip calling
in a qualified home inspector. You may be thinking that the
updates you are planning on cover all the problems you notice, you
would be horrified to find out after the purchase that there is
$20,000 worth of structural problems you weren’t qualified to
evaluate and that your emotional love of the house blinded your
decision making process.
With a good thorough inspection you can complete your home purchase with peace of mind and
confidence. If the home gets a clean report be assured that your money has not been wasted; you
will have a much better understanding of the property and the knowledge that you are making a well
informed purchase decision. Often the inspectors report becomes a reference tool that you will refer
to for years after your purchase.
When buying older homes remember the inspection describes the
condition of the home at the time of inspection and not whether it meets current municipal building
codes, again a good inspector will point out items that you may want to change after you buy the
home just to be safer. Frequently in older homes outlets near a water source don’t have a ground
fault outlet that will help prevent accidental shock or decks may only be nailed to the house where
today they would be bolted for increased safety.
Select the house you love and have it professional inspected. No inspection can guarantee that
problems won’t develop down the road but you should do what you can to protect your investment
and to make yourself able to enjoy your new home.
Julie Parrish, REALTOR(r), e-PRO(r) Certified, ABR(r) approved.
