Home Inspections
Home Inspections for Buyers
Duration and Presence: The inspection usually lasts two to three hours, and it's recommended for the buyer to be present to receive a firsthand explanation of the findings and ask questions.
Examination of Home Components: A good inspector will examine various home components, including:
- Exterior: Exterior walls, foundation, grading, garage or carport, and roof.
- Interior: Plumbing, electrical systems, HVAC, water heater, kitchen appliances, laundry room, fire safety features, bathrooms, and other interior components.
Reporting Findings: The inspector should produce a detailed report covering their findings. This report typically includes:
- Whether each problem is classified as a safety issue, major defect, or minor defect.
- Recommendations on which items need replacement, repair, or servicing.
- Identification of items that are currently acceptable but should be closely monitored.
- Recommendations for routine maintenance that should be performed, especially helpful for first-time homebuyers.
Importance of Being Present: Seeing the problems in person during the inspection can help buyers better understand the findings, rather than relying solely on photos in the report.
Limitations of Inspection: While inspectors strive to cover as much as possible, it's impossible to check every detail. Some areas may not be accessible or visible, and specialized problems like termite damage or asbestos may require additional inspections.
Exterior Inspection
Exterior Walls: The inspector will inspect the exterior walls for any signs of damage or deterioration, such as damaged or missing siding, cracks, or issues with the foundation. They'll also note if there's excessive soil contact with the bottom of the house, which can attract wood-destroying insects. However, it's important to note that while the inspector may identify potential issues, a pest inspector may be needed to assess actual damage from pests like termites.
Foundation: Although the foundation may not be directly visible, the inspector will look for secondary evidence of foundation issues, such as cracks or settling, which could indicate underlying problems.
Grading: The inspector will evaluate the grading around the house to ensure that it slopes away from the structure as it should. Proper grading helps prevent water from pooling around the foundation, which could lead to water damage inside the home. If grading issues are identified, the inspector may recommend solutions such as adjusting the slope of the yard or installing a drainage system.
Garage or Carport: If the property has a garage or carport, the inspector will test the garage door for proper opening and closing functionality. They'll also inspect the garage framing if visible and check for proper ventilation to prevent carbon monoxide poisoning. Additionally, if the water heater is located in the garage, the inspector will ensure it's installed at a safe height to minimize the risk of explosion from gasoline fumes mixing with the heater's flame.
Roof: The inspector will thoroughly examine the roof for any signs of damage or improper installation that could allow water to enter the home. This includes checking for loose, missing, or improperly secured shingles, as well as inspecting the condition of the gutters and any areas of cracked or damaged mastic around vents.
Interior Inspection
During the exterior inspection, the home inspector will thoroughly assess the outside of the structure. Here’s what they’ll typically cover:
Plumbing: The inspector will inspect all faucets and showers, looking for visible leaks and testing the water pressure. They'll also identify the type of pipes present in the home, recommending further inspection if the pipes are old or showing signs of deterioration. Additionally, the inspector will locate the main water shutoff valve for the home.
Electrical: The inspector will identify the type of wiring present in the home and test all outlets. They'll ensure that functional ground fault circuit interrupters (GFCIs) are installed in areas like bathrooms, kitchens, garages, and outdoors for safety. The electrical panel will be checked for any safety issues, and outlets will be inspected to ensure they do not pose a fire hazard.
Heating, Ventilation, and Air Conditioning (HVAC): The inspector will assess the HVAC system, estimating the age of the furnace and air conditioner and determining if they function properly. They may recommend repairs or maintenance if necessary. Additionally, the inspector will evaluate the age and condition of the home's ducting, insulation, and presence of any asbestos insulation.
Water Heater: The inspector will identify the age and condition of the water heater, ensuring it's properly installed and secured. They'll provide an assessment of its current condition and an estimate of its remaining lifespan.
Kitchen Appliances: While not always part of the inspection, the inspector may check kitchen appliances to ensure they are in working order. It's essential to clarify which appliances are included in the inspection and which ones you may need to test yourself.
Laundry Room: The inspector will ensure that the laundry room is properly vented, reducing the risk of fire hazards associated with poorly maintained dryer-exhaust systems.
Fire Safety: If the home has an attached garage, the inspector will verify that the wall separating the garage from the living space has the proper fire rating and hasn't been compromised. They'll also test the home's smoke detectors for functionality.
Bathrooms: The inspector will check for visible leaks, ensure toilets are properly secured, and assess ventilation. Inadequate ventilation can lead to mold and mildew issues, as well as damage to wood cabinets over time.
Not Covered in a Home Inspection
Inside Walls: Inspectors won't cut open drywall or insulation to inspect inside walls for issues such as hidden water damage or structural problems.
Inside Pipes or Sewer Lines: Inspectors do not inspect the inside of pipes or sewer lines, which could have issues like corrosion, blockages, or leaks.
Inside Chimneys: While inspectors may visually inspect the exterior of chimneys, they typically do not assess the interior of chimneys for issues such as creosote buildup or damage to flue liners.
Behind Electrical Panels: Inspectors do not remove electrical panels to inspect behind them, so issues hidden from view may not be identified.
Specialized Problems: Home inspectors are generalists and may not have expertise in specialized areas such as termite damage, site contamination, mold, asbestos, or engineering problems. They may recommend hiring additional experts for further evaluation if they suspect such issues.
Pests, Radon, Lead: While some inspectors may offer radon testing as an add-on service, issues like pests, radon, and lead are not typically covered in a standard home inspection unless specifically requested.
Problems without Visual Cues: Some issues, such as pests, radon, and lead, may not have visible cues and may only become apparent after the inspection.
After the Inspection
Walk Away: If the issues identified in the inspection are significant or too expensive to address, and your purchase contract includes an inspection contingency, you have the option to walk away from the purchase without penalty. This allows you to avoid buying a property with major problems that you're not willing or able to fix.
Negotiate with the Seller: If the problems are manageable but still need attention, you can negotiate with the seller. You can request that they make the necessary repairs before the sale closes, reduce the purchase price to account for the cost of repairs, or provide you with a cash credit at closing. This negotiation allows you to address the issues while still proceeding with the purchase.
Plan for Repairs: If the property is being sold as-is or the seller is unwilling to address the issues, you'll need to plan for repairs yourself. You can obtain estimates for the necessary repairs and create a plan to address them in order of priority and affordability once you own the property. This approach allows you to take ownership of the property while being prepared to address its issues over time.
How to Hire a Home Inspector
Seek Recommendations: Ask your real estate agent, family, and friends for recommendations. You can also search online, but be sure to check ratings and reviews.
Check Professional Associations: Use the Find An Inspector tools provided by professional organizations like the American Society of Home Inspectors (ASHI) or the International Association of Certified Home Inspectors (InterNACHI). These associations have certification programs and ethical standards for their members.
Research State Regulations: Understand your state's regulations regarding home inspection. You can find information about regulations on the ASHI website.
Ask Questions: Before hiring an inspector, ask them about their inspection process, scheduling availability, report delivery timeline, expertise, references, coverage of the inspection, duration, attendance policy, and cost. Ensure that the inspector has experience with residential home inspections.
Review Cost: Home inspections typically range from $300 to $500, depending on the size of the property. Larger homes may incur higher inspection costs. Compare prices and services offered by different inspectors or inspection companies before making a decision.
Consider Specialty Inspections: Depending on your needs, you may require specialty inspections for mold, pests, radon, or lead. Some inspectors offer these additional services, so inquire about their experience and certifications for such inspections.
Payment: Be prepared to pay for the inspection upfront or at the time of the inspection. Ensure that you understand the payment terms and any additional fees for specialty inspections.
Benefits to Home Inspections
Identifying Immediate and Future Problems: A thorough inspection can reveal urgent repair needs as well as potential future issues, allowing buyers to plan and budget for maintenance and repairs in advance.
Saving Money: Addressing problems early can save buyers money in the long run by preventing larger, more costly issues from arising. Buyers can negotiate with sellers to address pressing repairs or plan for future expenses.
Negotiating Power: Armed with the inspection report, buyers may have negotiating power to request repairs or a lower selling price. They also have the option to back out of the contract if they are unsatisfied with the inspection findings.
Drawbacks to Home Inspections
However, there are some drawbacks to consider:
Time-Consuming Process: Home inspections take time, from scheduling the inspection to waiting for the report. This may be challenging for buyers who are in a rush to find and move into a new home.
Uncertainty of Seller Acceptance: There is no guarantee that the seller will accept the buyer's offer, even after investing time and money into a home inspection. This uncertainty can be stressful for buyers.
Upfront Cost: Buyers are responsible for paying the upfront cost of the home inspection, which can range from $250 to $400 on average. While this may seem minor compared to the overall cost of a home, it adds to the expenses associated with the home buying process.
Tips To Prepare For Your Property Inspection
Identify Major Issues: Look for any significant problems in your property beforehand, such as structural issues, electrical or plumbing problems, or infestations. Addressing these early can prevent deal-breakers during the inspection.
Consult Your Real Estate Agent: Seek guidance from your trusted real estate agent, who can provide valuable insights into the property's condition and the inspection process.
Create a Checklist: Make a detailed checklist of all the property features and their condition. This will help you stay organized and prioritize repairs or maintenance tasks.
Address Minor Issues: Don't overlook minor issues like outdated appliances or minor exterior maintenance. While they may not significantly affect the property's value, addressing them can enhance its appeal to potential buyers.
Clean the Property: Ensure the property is clean and well-maintained before the inspection. A clean environment makes a positive impression on inspectors and buyers.
Declutter: Remove any clutter to provide easy access to attics, basements, and electrical panels. This allows inspectors to thoroughly examine these areas.
Ensure Operational Condition: Verify that all utilities are turned on, including gas, water, and electricity. Provide remote controls for equipment like lights and HVAC systems to facilitate inspection.
Allow Sufficient Time: Property inspections can take several hours, depending on the property's size. Allow the inspector and potential buyer ample time to conduct a thorough examination without feeling rushed.
Give Privacy: It's best to leave the property during the inspection to give the inspector and buyer privacy. This allows them to focus on the inspection without distractions.
Be Honest and Transparent: Disclose all known issues with the property upfront. Attempting to hide problems can damage trust and credibility, potentially jeopardizing the sale.
Tips for Getting the Most out of a Home Inspection
Be Present: Attend the home inspection and ask questions. Your knowledge of the property can help guide the inspector and ensure thoroughness.
Choose Your Inspector: Find an impartial, third-party home inspector you trust. Research reputable inspectors online or through professional associations like homeinspector.org and nachi.org.
Ask Questions: Don't hesitate to ask your inspector about any concerns or unclear findings during the inspection process.
Request Pictures: Have the inspector photograph any potential issues for your records. Infrared and thermal imaging can provide additional insights into hidden problems.
Conduct Your Own Pre-Inspection: Before the official inspection, inspect the property yourself for any visible issues such as water damage, electrical issues, or drainage problems.
Inspect the Roof: Pay close attention to the condition of the roof, including the age of the shingles and signs of water intrusion around chimneys, vents, and skylights.
Beware of Cosmetic Fixes: Look out for cosmetic cover-ups that may hide underlying problems, such as partially patched floors or freshly painted walls.
Test GFCIs: Ensure that Ground Fault Circuit Interrupter (GFCI) outlets are functioning properly, especially in areas with moisture like kitchens and bathrooms.
Check the Attic: Inspect the attic for proper ventilation and signs of moisture or mold, particularly around improperly vented bathroom fans.
Test Plumbing Fixtures: Check for water pressure issues and test bathtub and shower pans for leaks. Inspect the water main and shutoff points for any concerns.
Evaluate Furnace and Water Heater: Determine the age and condition of the furnace and water heater, as replacing them can be costly.
Examine the Basement: Look for cracks, signs of repairs, and water issues in the basement, as these can indicate potential foundation problems.
Home Inspection Tips For Sellers
Remove Clutter: Clear out clutter to allow inspectors easy access to all areas of your home, including under sinks and around mechanical equipment.
Empty Appliances: Ensure appliances like the washing machine, dryer, dishwasher, and stove are empty and ready to be tested during the inspection.
Provide Attic Access: If your home has an attic, make sure there is easy access for the inspector by providing a ladder and removing any obstacles in the way.
Get Away: Leave the premises before the inspectors arrive to allow them to work more efficiently and comfortably without distractions.
Unlock All Doors: Unlock all doors, including gates, garage doors, sheds, and crawl spaces, to ensure inspectors can access every area of your property.
Disclose Known Flaws: Be transparent about any known issues or flaws in your home to avoid surprising buyers during the inspection.
Documentation of Maintenance: Keep documentation of recent repairs and inspections to provide the inspector with relevant information about the property's maintenance history.
Check Light Bulbs: Ensure all light bulbs are working to avoid potential issues being flagged during the inspection.
Limit the Inspector's Work: Take steps to make the inspector's job easier by removing obstacles and ensuring a neat and accessible home.