What is a Home Inspection?

 

The home buying process can be confusing and stressful. Not only do you need to consider things such as price and location, you also have to worry about whether the house itself has any problems that could become costly surprises down the road.

 

The Home Inspection is an unbiased, professional assessment of the condition of the house. It provides you an expert opinion and professional report on the condition of the physical structure and various systems within a house. Giving you peace of mind on what is likely the largest purchase you'll ever make.

 

In order to prepare the report, an inspector must conduct a visual inspection of the house. The inspection process typically takes about 3 hours to complete. This of course may vary, according to the size and condition of the home. We strongly encourage you to accompany the inspector during the inspection. This will give you a chance to ask questions and become familiar with the systems of the home.

 

We will inspect all the structural elements and systems of the home. Items that will typically be included in an inspection are:

 

1. Framing (structure)
2. Roof and attic
3. Foundation
4. Walls
5. Electrical system
6. Plumbing system
7. Heating and air conditioning systems
8. Kitchen
9. Bathrooms

 

Additional items and systems unique to a particular home can also be inspected.

 

When the inspection is complete, we'll tell you of any problems that were discovered and discuss them with you. We will also tell you about any routine maintenance that should be performed, as well as answer any questions you may have. You'll also receive a full written report of the inspection.

 

Our goal is to discover and inform you of anything we find that might affect your purchase decision. We'll tell you about any problems we find, and make repair recommendations. We'll also inform you of what maintenance tasks are required to keep the home and its systems in top condition.

 

New Home Inspection

 

There are good reasons to have a professional inspection performed on the brand new home you are buying.

 

Buying a new house is likely one of, if not the largest purchase decision you'll ever make. The whole process is fraught with emotion and stress. A professional home inspection will substantially reduce the risk for your large investment in a new home. It just makes sense to learn as much as you can about the quality of your new home, before signing off on everything.

 

Building a new home is a tremendously complex endeavor. It involves many people, usually split up into sub-contractor groups, each working on different parts and systems of the house. Even for the best builders, it's nearly impossible to complete this process without missing something. Maybe it's a plumbing fixture that didn't get tested for leaks, maybe it's an electrical box that isn't working, or any one of dozens of minor problems that can easily be overlooked in such a major undertaking. We will find such problems while it is still early enough for you to bring them up with the builder and have them corrected before you sign-off and start moving in.

 

For the relatively small cost, a professional inspection of your new dream home can pay big dividends in peace of mind and getting any problems identified and corrected before they can become an unpleasant surprise.

 

For most people, the purchase of a home is the largest investment they'll ever make. Getting an independent, expert opinion on the operability of the structure and its systems is a no-brainer. But not all home inspectors have the same experience, training, or certifications what's more is there are currently no federal regulations governing home inspectors. Home inspectors are governed only by whatever laws are in place in the state in which the inspection is performed, and these laws vary greatly. So how do you make sure you've hired the right person for the job?

 

When shopping for a home inspector, it's vital that you do your homework and interview each inspector based on the checklist below.

 

1. Do not price shop. When hiring a home inspector, you're basically hiring an advocate with your interests in mind to give you their expert opinion on the homes condition. With that in mind, making sure that you're hiring an inspector with plenty of knowledge and training means not shopping for one by price alone. Training, certifications, and continuing education don't come cheap to the inspectors and therefore, their expertise isn't going to be cheap either. When it comes to home inspections as with most things you get what you pay for.

 

2. Research their credentials. Since there are no national standards for home inspector's, one of the best things you can do to find out about an inspectors qualifications is to ask what associations they belong to. Some associations require minimum training, experience, continuing education and also require the inspector pass certain exams. However, not all associations are created equal. Check out the associations minimum requirements. The best associations require that the inspector pass yearly exams and obtain a specific amount of continuing education credits. Also find out what level of the association the inspector occupies. Some associations have candidate and associate or other levels that basically mean that the inspector has not met the requirements to be a full member. Also ask what certifications the inspector holds and then research them as well.

 

3. Ask for references. An inspector should be happy to provide you with three references from previous clients. Call those clients and ask them about their experience with their inspections.

 

4. Make sure they're insured. A professional inspector should be insured for errors and omissions, commonly called E&O insurance. This means that if the inspector misses something during the inspection, you can file a claim against that insurance for the repairs of the problem. Also, check the inspectors contract for limited liability clauses that limit their responsibility for damages.

 

5. Make your own decision. Some states allow real estate agents and other professionals to make recommendations on what home inspector to hire. Besides the obvious conflict of interest issues, a recommendation does not necessarily guarantee that the inspector is the best choice. Make your own decision based on your research.

 

Ask to see one of their inspection reports. At the conclusion of any inspection, you should receive a report on the inspector's findings. Again, inspectors are going to vary widely. Report styles can range from the minimal checklist to the jargon-filled narrative. Inspection reports can be difficult to understand, so it's important that you check out a sample report. Items marked as fair, poor, or inadequate without any further explanation will not help you understand what the problem is or what exactly to repair. Make sure that the inspector always specifies the exact problem and recommended repairs. The inspector should also indicate an estimated cost of any repairs he or she recommends.

 

Inspection vs Appraisal

 

Do I need a house inspection when my bank is having the house appraised?

 

Yes! A house appraisal is an independent evaluation of the current market value of a house or property. In general, the purpose of an appraisal is to set the current value of a house so that a lender may determine how much it can loan to the buyer. The appraiser looks at similar properties in the area and the prices at which they were sold to set the value of the house.

 

A house inspector conducts a thorough evaluation of the houses major systems and structural integrity. Whereas the appraiser is typically working for the bank, the house inspector is working for you. The house inspector identifies items that need replacement or repair prior to closing, which can save you thousands of dollars.

 

U.S. Department Of Housing And Urban Development (HUD) requires buyers sign a Consumer Notice advising them to get a house inspection in addition to a house appraisal before purchasing a house with a FHA mortgage.

 

Additionally, HUD now allows homebuyers to include the costs of appraisal and inspection in their FHA mortgage.

 

Common Defects

 

No house is perfect. Even the best built and best maintained homes will always have a few items in less than perfect condition. Below are some of the items we most commonly find when inspecting a home:

 

Roofing Problems with roofing material are the single most common defect we find. Usually it doesn't mean the roof needs to be replaced, simply that it is in need of maintenance or repair.

 

Ceiling Stains Caused by past or present leaks, ceiling stains are very common. It can be difficult to tell whether the stains are from leaks still present, or were caused by leaks which have since been repaired.

 

Electrical Hazards Most common in older homes, but often found in newer homes as well. Electrical hazards come in many forms, from ungrounded outlets to wiring done incorrectly by the homeowner.

 

Rotted Wood Caused by being wet for extended periods of time, most commonly found around tubs, showers and toilets inside, or roof eaves and trim outside.

 

Water heater installations Many water heaters are not installed in full compliance with local plumbing code.

 

Gas furnace Most gas furnaces seem to be in need of routine maintenance such as new filters or gas company certification at the least. Many have other issues such as faulty operation or inadequate fire clearance as well.

 

Plumbing defects Plumbing issues commonly found include dripping faucets, leaking fixtures, slow drains etc... Even in brand new homes, it is common to identify minor plumbing defects.