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What Is a Home Inspection?
A home inspector evaluates the structure of the house, and gives feedback about other systems such as the roof, plumbing, electrical system, heating and air conditioning units, insulation, doors, windows and more. The goal of a home inspection is to give the buyer/seller a much better understanding of the physical condition of the structure than would otherwise be known. To achieve this an inspector conducts a visual inspection of the home and its systems.
Are Home Inspections Required?
Home inspections are an extra expense and usually optional, so do you really need one? Probably. Money might be tight for closing, but try to imagine if you are the buyer, moving in and finding out that the air conditioning unit isn't capable of cooling the house, or that portions of the electrical system are substandard, or that the chimney needs immediate repairs. If you are the seller, having a buyer requesting a mountain of repairs be completed prior to closing or they will exercise the option to void the contract & go find another home. Make sure you understand the inspection paragraph in your contract.
What if the Inspection Uncovers Problems?
First, your offer to purchase should have included a detailed statement regarding your rights to a home inspection. The standard contract used by real estate agents may give you the right to back out of a contract if a home inspection uncovers more problems than you are willing to deal with and the seller is not willing to fix them. If it does not, the wording should be added in the form of a contingency.
Don't assume the seller will make every repair you ask for. They may refuse to make any repairs at all. Read your contract carefully before signing it so that you understand the rights and obligations of all parties. Never rely on a verbal agreement--agreements must be in writing to be valid.
Choosing Your Inspector.
Experienced inspectors have seen hundreds, or even thousands, of homes and have the routine down-pat. They know exactly what to look for, including all the little quick-fix tricks.
I have a friend that can do it.
Some people truly do have a friend or family member who can perform an inspection. But even though your brother may have some building experience he may not have the equipment or expertise required to do a thorough evaluation of the home. What if he misses a major problem? Will it create hard feelings within the family?
New construction, no problems?
New construction isn't always problem-free. Anyone can make a mistake or overlook something. In general when a new home is built there are many subcontractors that the builder hires to complete the home.
Finding the right Inspector
Most states in the US offer little or no regulations for the home inspection industry. How do you find a qualified home inspector? Talk to friends who have had an inspection recently. Did their inspector do a good job? You can ask the inspector for references, too, but keep in mind they probably won't give you the names of unhappy clients.
Call 2 or 3 inspectors and interview them if your friends or family can't help you with a good referral. Important questions to ask are; where was the inspector trained? Does he or she attend continuing education classes on a regular basis? Does the inspector belong to a professional organization? If so, what are the requirements for membership? Entry should require more than just an application fee. Does the inspector carry Errors & Omissions insurance? This type of malpractice insurance may come in handy if the inspector overlooks a major problem.
What does the inspection cover?
What systems are covered in the home inspection? Interior (non-cosmetic), foundation, bathrooms, plumbing system, electrical system, heating system, air conditioning, foundation, basement, crawl space, framing, roof, attic, chimney, and kitchen. Ask your inspector what he or she will & will not be inspecting. Please note that FHA & VA financing have required inspections that may not be a part of the normal whole house inspection!
What to expect on inspection day
It's best if you attend the inspection yourself . On the average it takes 2-3 hours to inspect a home. When the buyer arrives the inspector often presents a pre-inspection agreement to be signed followed by payment. A good inspector then gives the client an overview of the inspection process and invites the client to accompany him.
Inspectors should report all defects they find, no matter how minor. Buyers sometimes get excited about minor problems simply because they don't have an understanding of what's really wrong. Going over problems first-hand with the inspector will give you a better grasp of what is and is not an issue.
Below are a few of the local home inspections companies. This is a partial list of available companies and RE/MAX does not guarantee or warrant their work.
The below links are pdf files:
Double check Inspection Services, LLC
More inspection info and phone numbers for changing utilities.
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