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Is the home worth buying?
If so which items will be repaired?
Who will repair them?
How can you make sure they are repaired properly?
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Making Your Home Buying Decision |
Do you find home inspections puzzling?
Well, worry no more!
Be a home inspection Know-It-All with the questions and answers below.
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| Your Inspection Expert Can Solve the Puzzle |
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Your Home Inspection: Questions and Answers
Ok, What Is a Home Inspection?
A home inspection is an evaluation of the visible and accessible systems and components of a home (plumbing, heating and cooling, electrical, structure, roof, etc.) and is intended to give the client (buyer, seller, or homeowner) a better understanding of the home's general condition. A home inspection reports issues so that decisions about the purchase can be made. The inspection might uncover serious problems that are expensive to repair that the seller might not be aware of. It is not an appraisal of the property's value; nor does it address the cost of repairs. It does not guarantee that the home complies with local building codes or protect a client in the event an item inspected fails in the future. [Note: Warranties can be purchased to cover many items.] A home inspection should not be considered a "technically exhaustive" evaluation, but rather an evaluation of the property on the day it is inspected, taking into consideration normal wear and tear for the home's age and location. A home inspection can also include, for extra fees, Radon gas testing, water testing, energy audits, pest inspections, pool inspections, etc. Home inspections might be used by a seller before listing the property to see if there are any hidden problems, and also by homeowners who want to reduce maintenance and repair costs by catching problems earlier.
The important results to pay attention to in a home inspection are:
1. Major defects such as moving foundations, poorly supported decks, damaged floors, walls, or roof. These are items are usually more expensive to fix, perhaps costing more than 2% of the purchase price to repair.
2. Things that could lead to major defects - a roof flashing leak that could get bigger, damaged downspouts that could cause backup and water intrusion, or a support beam that was not tied in to the structure properly.
3. Safety hazards, such as an exposed electrical wiring, lack of GFCI (Ground Fault Circuit Interrupters) in kitchens and bathrooms, lack of safety railing on decks more than 30 inches off the ground, etc.
Your inspector will advise you about what to do about these problems. Further evaluation might be recommended by a licensed or certified professional that specializes in the problem. For example, your inspector might recommend a licensed structural engineer to evaluate if the foundation has shifted or a basement wall is leaning.
Home Inspections are only done by a buyer after they sign a contract, right?
This is not true! Inspections during construction might catch errors before they are more difficult and expensive to repair. Regular inspections might catch maintenance problems before they cause damage. A seller might get an inspection before listing the home for sale, to find and fix errors beforehand. Disclosing these items might impress a prospective buyer. Fixing all of the items might lead to a smooth closing. Buyers often ask for an inspection to determine the condition of the home they want to purchase.
Why should I get a home inspection?
Your new home has dozens of systems and over 10,000 parts - from heating and cooling to ventilation and appliances. When these systems and appliances work well together, your home is more comfortable, efficient, and durable. But a small problem might create other issues, growing into something that is expensive and difficult to repair. Just like a computer analyzer can find problems in a used car, an inspection might uncover expensive issues with a home. A home is far more complicated.
Why should I use a professional inspector?
Saving a few hundred dollars on a home inspection might risk a lot more money. Advanced training and lots of experience can keep inspectors up to date on many potential problems. Even if you know someone with construction experience, a professional inspector can usually find many more issues. An inspection report prepared by a professional inspector might also be better respected when negotiating the sale.
What does a home inspection cost?
Most inspection firms charge about the same. Fees are based on size, age, and various other aspects of the home. They usually start around $300. But there is something much more important than the fee, the qualifications of your inspector. Are they nationally certified? Do they have the proper licenses?
How fast can I book an inspection?
This will depend upon schedule, of course, but Your Inspection Expert can book and perform your inspection usually within 3-5 days. The average time nationally for inspection firms is 5-7 days.
How flexible are you on changing the inspection time?
We will do everything possible to accommodate your changes in schedule. Most firms put their clients at the end of the line if they reschedule. We will try to meet your schedule within 48 hours.
How long does the inspection take?
This depends upon the size and condition of the home. Most homes can be inspected in half a day. If the home is large or has more problems it might take longer.
Do all homes require a home inspection?
Yes and No. Although not required by law in most states, we believe a home inspection is worth the cost. A home is one of the largest investments we make.
Should I be at the inspection?
It's a great idea for you to be present during the inspection - whether you are buyer, seller, or homeowner. With you there, the inspector can show you what is found, and point out helpful maintenance and improvement tips. But if you can't be there, it is not a problem since the report you receive will be very detailed and you are welcome to contact the inspector to ask questions.
What if there is a problem with the inspection?
Sometimes the inspector cannot perform the inspection the way you might want. Inspectors must follow the state laws, insurance regulations, and ethics requirements. For example, insurance regulations might not allow the inspector to test plug in appliances like a counter top microwave. Read the inspection agreement carefully so you understand what is covered and what is not covered in the inspection. If there is a problem with the inspection or the report, you should contact the inspector within 24 hours.
Can the inspector come back to the home to answer questions?
Yes. But remember that this is over and above what the inspector estimated for time. The inspector might charge a small extra fee.
Should the seller attend the home inspection that has been ordered by the buyer?
The seller will be welcome at the inspection (it is still their home) although they should understand that the inspector is working for the buyer and whatever is found should be explained to the buyer.
Can a house fail a home inspection?
No. The person hiring the inspector decides what to do about each of the issues. For example, if the buyer arranges an inspection, the buyer decides if the home has too many issue. The inspector does not determine value of the home, or cost of repairs. The inspector has no connection with any government agencies that might condemn the building. The report is confidential.
What is included in the inspection?
The following list is not exhaustive. Not all of these may be in the inspection you get, but the inspector will be following a standardized checklist for the home:
Driveway
Site drainage and grading
Landscape (as it relates to the home)
Retaining walls
Roofing, flashings, chimneys, and attic
Eaves, soffits, and fascias
Walls, doors, windows
Patios, walkways, porches, decks
Entry Steps, handrails
Masonry
Foundation, basement, and crawlspaces
Kitchen built in appliances (dishwasher, range/oven/cooktop/hoods, microwave, disposal, trash compactor)
Ceilings, walls, floors
Kitchen counters, floors, and cabinets
Windows
Interior doors and hardware
Plumbing systems and fixtures
Electrical system, panels, entrance conductors
Electrical grounding, GFCI, outlets
Smoke (fire) detectors
Ventilation systems and insulation
Heating equipment and controls
Ducts and distribution systems
Fireplaces
Air Conditioning and controls
Safety items such as means of egress, TPRV valves, railings, etc.
Garage, garage walls, floor, and door operation
Optional inspection items:
Radon Gas Test
Water Quality Test
Termite Inspection (performed by a separate company)
Gas Line Leak Test (performed by the gas company)
Sprinkler System Test
Swimming Pool and Spa Inspection
Mold Screening (performed by a separate company)
Septic System Inspection (performed by a separate company)
Alarm System (performed by a separate company)
What is not included in the inspection?
Home inspectors do not inspect everything completely because it would cost about $2000 and take several days. It would also require opening up the floors, walls and ceilings to inspect everything. To keep the cost affordable, the states and inspection associations have designed a set of ethics that inspectors should follow. A professional inspector has a general knowledge of how a home should function, and can recommend further inspection by a specialist if needed. Inspectors have to follow state laws, insurance regulations, safety rules, and ethics. For example they are not supposed to:
-Turn on any systems or utilities if they were off at the time of the inspection.
-Move furniture
-Break through a sealed access door
-Walk the roof if unsafe.
-Crawl or climb anywhere that is not safe.
-Test portable or plug in appliances.
-Test satellite or alarm systems.
For example, sometimes the weather makes it unsafe to inspect the roof. Some roofs - such as slate and tile, should not be walked on. We always try to inspect in other ways. Perhaps the roof might be inspected from a ladder and upper story windows with binoculars and a camera zoom lens, or maybe inspecting the attic and ceilings for water stains might uncover the same issues.
Should I have my house tested for Radon? According to the EPA, the answer is a definite yes.
What exactly is Radon? Radon is a colorless, odorless, tasteless radioactive gas that's formed during the natural breakdown of uranium in soil, rock, and water. Radon can seep into your home through cracks and holes in the foundation. The EPA says on their web site that radon is the second leading cause of lung cancer, behind cigarettes. The only way to know if the home has radon is to test. See our radon information page.
Should new homes be inspected?
Yes! We have not found a perfect home yet. Finding issues earlier can save money. To reduce repair costs, we recommend multiple inspections during construction. It costs less to repair items before they are sealed up. That is a benefit to the homeowner and the builder.
What if the home has been sitting vacant for a while?
We find more issues in these homes from frozen water pipes and pests.
I am having a home built. The builder assures me he will inspect everything. Should I have an independent inspector make periodic inspections?
Absolutely yes! Even the best of builders will make mistakes. We recommend 4-6 interim inspections. These inspections can help the builder. They can reduce construction costs by catching problems earlier when they cost less to fix. Having a home inspected during construction can reduce expensive callbacks and improve the quality of the work.
What is the Pre-Inspection Agreement?
Professionals put it in wiriting. A written agreement helps avoid misunderstandings by clearly stating what is included. Read this carefully and ask questions.
What kind of report will I get following the inspection?
Inspectors are supposed to provide a written report. This can range from a handwritten checklist that is only a few pages long to a professionally produced computer report with 30-50 pages of photographs with detailed explanations of each issue found. Find out what kind of report you will get before hiring your inspector. We like computer generated reports because they are more detailed and much easier to understand. They can also be sent more quickly by email.
The report can be used as a checklist for getting repair estimates, and a guide for the repairs to be made correctly. The seller can use the report to make repairs and improvements before listing the home for sale, making it more valuable and easier to sell. The seller can also use the report as a marketing tool for prospective buyers. The report can also be used as a "punch list" during construction and for maintenance.
What if I think the inspector missed something?
Inspectors are human, and yes, they do miss items. Current inspection reporting software is designed to greatly reduce this. The report cannot be generated until each inspection item is processed. Inspection training includes learning how to be thorough. If something is missed call the inspector and discuss it. It may warrant the inspector returning to view something that you found. Remember the inspection does not cover everything.
What if the inspector recommends follow up by a licensed engineer, contractor, electrician, etc.?
Inspection ethics and laws sometimes require the inspector to refer to another licensed professional. The inspector is like a general doctor. If the doctor discovers what appears to be cancer, the patient must be referred to a specialist who has the training and licensing to deal with that specific problem. Likewise, the inspector checks a broad list of issues. But if an issue is found that is outside of what the inspector's license covers, a specialist should be contacted.
What about warranties?
Some inspectors provide no protection. Some provide a money back guarantee. Some realtors offer home protection warranties. We provide a money back guarantee if you are not satisfied, and if we made an error, and if you contact us within 24 hours of the report being received.
What if my report comes back with nothing really defective in the home? Should I ask for my money back?
No, don't ask for your money back. You just received great news! Now you can complete your home purchase with peace of mind about the condition of the property and all its equipment and systems. You will have valuable information about your new home from the inspector's report, and will want to keep that information for future reference. Most importantly, you can feel assured that you are making a well-informed decision.
What if the inspection reveals serious defects?
If the inspection reveals serious defects in the home then pat yourself on the back for getting an inspection. You now have a decision to make. If you are the buyer, you have the option to decide if the home is worth buying. If you are the seller, it was better to find out sooner than later. It is a good idea to compare costs versus benefits when making this decision. Talk to your agent. There are always options. Be glad you found out about these problems as soon as you did.
Can I ask my home inspector to perform the repairs?
It is a conflict of interest for an inspector to perform repairs on your home. That might motivate a dishonest inspector to mislead the customer into unnecessary work. This would not be ethical. It is also illegal in most states.
Does the seller have to make the repairs?
That is negotiable. Ask your agent about this. Real estate agents are trained to deal with this.
After the home inspection and consulting with the seller on the repairs, can I re-employ the inspector to come re-inspect the home to make sure everything got fixed?
Yes, and that is a good idea. You will feel better knowing that all of the issues were taken care of properly. .
What if I find problems after I move into my new home?
A home inspection is not a guarantee that problems won't develop after you move in. However, if you believe that a problem was visible at the time of the inspection and should have been mentioned in the report, your first step should be to call the inspector. An honest inspector would appreciate the opportunity to discuss your concerns. If the issue is not resolved with a phone call, we like to go back to reinspect the item in question. One way to protect yourself between the inspection and the move-in is to conduct a final walk through on closing day and use both the inspection report AND the Walk through Checklist we provide you to make sure everything is as it should be.
Enjoy your well inspected new home!
Your Inspection Expert, Inc.
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About Your Home Inspection
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| Your Home is Your Investment - Keep the Value High with a Home Inspection! |
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Over the years Your Inspection Expert has collected tips, tricks, and articles that can be very helpful to the homeowner. We all know that preventative maintenance will save us money - often lots of money - but sometimes we don't know where to begin. You can start here by browsing some of these downloadable newsletters by Ben Gromiko and others.
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