Home Inspection

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Home Inspection

Do I Need A Home Inspector?

The quick answer is YES! Except in the rare situation, such as buying a home from your parents that you have lived in and know intimately. Savvy buyer agents always advise their buyers to have the home inspected by a professional inspector or someone you know is knowledgeable about construction matters and issues involved in residential properties. But that doesn't excuse you from looking carefully over the home before you get to the inspection stage.

How Much Are Professional Inspections?

Remember, the professional inspector will charge you between $250 and $400 or more for each inspection. By keeping a sharp eye out for the following, you may be able to spot some major problems and eliminate a potential property before paying an inspector.

The Homebuyer’s Watch List

When you start visiting homes, watch out for:

Wet, Clammy, Sticky, Smelly Basements
A damp feel to a basement can hint at water seepage caused by improperly graded soil, or an improperly laid foundation.

Cracks In The Basement
A visible crack line in the interior of the basement or on the exterior foundation could point to more-than-normal settling. Or the house may have been built on new landfill, a hill, or an improperly graded site. It could also point to an area prone to earth movement.

Bad Smells
If a house smells bad, it may have a biological problem, like mold growing in the ductwork, or behind vinyl wallpaper. While mold can be scrubbed away with bleach and water, or other cleaners, you may have to rip out ductwork to get at it.

Poorly Fitted Duct Work
Heating and cooling systems can be problematic, especially if the original work was done with poor workmanship. Check the duct lines to see that they fit snugly and securely.

Discolored Spots On Walls And Ceiling
Discoloration could be the result of a water problem, either a leak from the roof, walls, or pipes. Also, beware of a fresh paint job, particularly in the top floor of the house. It may be covering up a problem.

Improperly Fitted Skylights
Now extremely popular, skylights are usually one-piece pre-assembled units that are popped into a hole in the roof. Check for discoloration, peeling paint, or other signs that the skylights were improperly fitted or may be leaking.

Damp Attic
Poor attic ventilation can lead to moisture being trapped in the upper recesses, causing dry rot or condensation. The underside of the roof should never be wet.

Insulation
Does the house have adequate insulation? If not, you could be looking at a fortune in heating and cooling expenses. If the home has insulation, ask about the R factor (the higher the number, the better) and be sure the insulation is facing the correct way.

Sloppy Masonry Work
Has the homeowner tried to patch up the masonry him- or her? It could be a sign of a larger problem. If you're looking at new construction, sloppy masonry and detail work can mean that other work was also done in a slipshod way.

Do-it-yourself Electrical Work
Proper electrical wiring is a must to avoid future problems that could be costly to fix as well as a serious safety concern. If the electrical box is a mess, it could mean trouble for you.

Poorly Graded Landscaping
Does the landscaping slope away from the house (the high point should be against the house)? If so, that’s great! If the landscaping is sloping toward the point where the house connects with the ground, or if the walk around the side of the home is pitched toward the home, it’s a good bet there has been or will be a leaking problem into the basement. Water is a very damaging substance (think about the Grand Canyon), and the constant pressure of water and snow melting toward the house can cause tremendous damage to the foundation.

Fuzzy Windows
If the home has double-paned or thermal-paned windows, and the windows appear to be fuzzy or full of condensation, the seal has been broken. That means, the windows are no longer working properly and will ultimately have to be replaced. And that can be quite a chunk of money.

Another Reason To Get An Inspection

There are thousands of potential hazards when purchasing a home, and most buyers have no idea where to begin to look for problems. That's why it's so important to have the proper inspections completed before the expiration of the inspection clauses.

First, you never know a home unless you've lived in it.

Second, most people aren't particularly familiar with the structure and mechanicals of a house, town house or condo. The roof may look fine to your eyes, but a house inspector may see peeling shingles and notice watermarks from leaks on the ceiling.

Third, a house inspector can be yet another voice helping you to distance your emotions from the purchase of the home.

Finding An Excellent Home Inspector

Once you've received the right to have the home inspected (though the inspection contingency in the sales agreement), you have to hire your home inspector or put together your home inspection team (in the case of multiple inspections, including pest, toxic, and the general home inspection).

What Is The ASHI?

Some of the most qualified home inspectors are members of the American Society of Home Inspectors (ASHI), a nationwide, nonprofit professional association founded in 1976. ASHI only admits as members those home inspectors who have performed at least 750 home inspections according to the ASHI Standards of Practice, or 250 inspections in addition to other licenses and experience. Applicants must also pass a written exam, receive approval on at least three sample inspection reports, and perform a satisfactory home inspection before a peer review committee. In fact, ASHI is now consulting with many states legislatures who are thinking of passing laws to license home inspectors (currently just a handful of states license home inspectors).

Where Can You Find A Good Inspector?

Ask your real estate broker for a list of suggestions. When you call:

Compare Fees

Fees should range from $250 to $500, or more, depending on the size of the home. Ask what's included in the fee and how long the inspection should take. Be prepared to allow at least two hours for a thorough inspection of a moderately sized property.

Compare Telephone Manner

The inspector should be courteous and knowledgeable. Ask for a list of specialized inspectors you might call (for radon, asbestos, electromagnetic power, water quality, pest control, etc.). Ask if the inspector is bonded, licensed, and insured. Ask if the inspector is a member of ASHI or another professional inspection association. Ask for references, and then call them.

Make Sure You’ll Receive A Written Report

You should receive the report either on site (many inspectors now do their reports on hand-held computers that plug into printers in the car) or if you’ll receive it by fax or email that day or within 24 hours. Be clear on when you’ll receive the report, and what kind of report it is. Will it be a checklist only or will the inspector write his or her overall view?

Once you've Found Your Inspector

Have him or her come out before the expiration of the right-to-inspection clause in your contract. You will usually have about five days from the time you sign the contract to have your inspection. Don't wait until the last day in case it's raining or the inspection needs to be rescheduled.

What If The Inspectors Find Something Wrong With The Home I Want To Buy?

It's likely that your home, toxic substance, or pest inspector will find something wrong with the property you want to buy. Remember, that's their job. Once a problem is found, and it might be a small problem or a big problem, you have to ask yourself two questions:

· Is the problem fixable or unfixable?

· At what price is the problem fixable?

Here Are Some Examples Of Unfixable Problems:

· The house sits on a fault line.

· The house is in a flood plain.

· The home's foundation is severely cracked (a major crack is one that is larger than 1/8 inch).

· The local dump has contaminated the house water supply.

· The house is located under electromagnetic power lines.

Almost everything else is fixable, even water in basements.

Is It Affordable Or Smart To Try And Fix Every Problem? Is The House Worth It?

You can fix a leaky roof or replace it entirely, but is the house worth its $100,000 price plus $5,000 for a new roof? What if the house also needs a new furnace and hot water heater? What if it needs upgraded electricity for a dryer? What if the pipes are old and leaking?

If Your Inspectors Find Something Wrong With The House, You Have Three Options:

You can either request the seller correct the deficiencies withdraw from the contract (provided you have the right inspection contingency) or renegotiate the purchase price to reflect the cost of fixing the items marked on the inspection list. If you decide to withdraw from the contract, your Realtor® should notify the seller on your behalf. If you decide to go ahead, but want to renegotiate the purchase price, talk to your Realtor® about what may be customary for your area.

CALL RANDY DURHAM (423) 593-2400

Send mail to randy@randydurham.com with questions, comments or requests for info.

Licensed in TN & GA (423) 664-1900