Home Inspections : Benefits, Coverage & Recommendations

Home inspections are instrumental to the home buying process. While not required, we fervently recommend all buyers obtain a home inspection during their option period. It’s one of the best pre-home buying strategies you can employ to save time and money in the long run. Home inspections ensure nothing is glossed over, hidden, or falls beneath the cracks. It provides an in-depth picture of your future investment.  

What are the benefits to obtaining a home inspection?

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  • Quality, Impartial Reporting. Inspectors examine nearly every facet of the home. Many structural issues are not easily recognized by the common eye, however their expertise will provide you with assurances on the solidity of the home, from the foundation to the attic.

  • Protecting Your Financial Interest. The inspection is paid by the buyer. This means the inspector used is not only your choice, but works for you. Their job is to provide accountable, detailed reports of the condition of the home. Their report is essential in avoiding future inconveniences of uncovered flaws, as well as agony and financial setbacks. The cost of an inspection (on average) typically runs $300-$600. This figure is minuscule compared to the costs of unforeseen issues on major structural items.

  • Ability to Negotiate. Nearly all reports result in a laundry list of “issues”, some more worrisome than others. It’s important to review the results with someone of knowledge, whether that be your Realtor, local electrician/plumber, the inspector, or individual who understands construction. You’ll likely need to weed out the items worth addressing. Once you’ve narrowed down your concerns, if any, your Realtor can address them with the Seller’s agent and begin negotiations on your behalf.

  • Peace of Mind. This can’t be underestimated. Peace of mind is much more clear when you have an actual physical report stating the condition of the home. Minus the rare occurrence, the unknowns have been put to rest and that results in a much more positive, peaceful experience.

What does a home inspection examine?

While it’s important to ask each inspector for the scope of their work, most will cover:

  • Mechanical & Electrical Systems: up to code condition, type of visible wiring, air conditioning & heating, circuit breakers, panels, switches, switch plates, fuses, fans and outlets (including GFI near water sources)

  • Plumbing System: water heater, water softener, water pressure, faucets, showers, toilets, & drains, evidence of damaged or leaky pipes, caulking around tile and water features, and proper water temperature

  • Foundation, Floors, Walls, Driveways & Outdoor Buildings: insulation, cracks, crevices, unevenness, fencing, retaining walls, steps, patios, sidewalks, railings, balconies

  • Basement & Structural Components:  solid foundation, walls, floors, and no signs of water intrusion

  • Garage: solid walls, foundation and flooring, signs of water damage, working garage doors, up to code electrical

  • Attic & Crawl Spaces (including signs of water damage)

  • General Roof Condition (may refer you to a specialist): condition of shingles, patches/repair work, clear vents, downspouts and gutters

  • Exterior Surfaces: siding, ground material, condition of paint, properly working lights & electrical outlets

  • Fireplaces & Furnaces (may refer you to a specialist for interior scope)

  • Appliances & Ventilation: proper function of stove, dishwasher, refrigerator, microwave, washer and dryer

  • Windows, Doors, Knobs, Weather Stripping

  • Safety Features: alarms, fire sprinklers, condition of stairs, hand/guardrails, carbon monoxide & smoke detectors

What does a home inspection not cover?

Home inspections typically do not cover the following items (or will charge extra for them). However, the buyer can hire additional specialists, at similar fees, to perform examinations of the property.

  • Swimming Pools

  • Pest Control (such as termites)

  • Asbestos

  • Radon Gas

  • Lead Paint (often found in homes built before 1978)

  • Toxic Mold

  • Septic Tanks

  • Inside walls, pipes or sewer lines

How does your realtor help?

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  • Buyer’s Agent. Once the report has been returned and examined, a Buyer’s agent can help address major issues by submitting an Amendment to the Contract requesting repairs, concessions and/or changes to the contract price. It’s likely negotiations will result, but your agent will work in your very best interest to protect you both physically and financially. Should the Seller not be willing to negotiate or make any repairs and the timing still align within your option period (and it should), you have the option to terminate the contract and receive your earnest money back. Should you come to terms with the Seller and agree on a price reduction and/or number of repairs, your agent will relay information to the lender and title company, collect repair receipts, photos of completed work and help you with the final walk-through.

  • Seller’s Agent. To the contrary, a Seller’s agent will represent the best interest of their client, the Seller. This means they will equally negotiate on their client’s behalf and try to get them the very best deal, whether that be limiting the scope of repairs, limiting or eliminating a price reduction all-together, helping the Seller coordinate with insurance companies and repairmen if needed, and so on. He/She will relay contract changes to necessary title agents and forward confirmation of repairs, receipts, etc. to the Buyer’s agent.

Do you have any recommendations?

  • Ask for referrals from your Broker/Realtor, family & friends.  

  • Hire someone who is certified, belongs to ASHI (professional association of inspectors), is knowledgeable, accountable, experienced, detailed and has good reviews.

  • If possible, request that your agent be present for the last portion of the inspection to review the report and get clarification on items needed. Buyers are also welcome to join should they like.

  • Have inspections performed on older homes, as well as new construction/new builds. Builders are required to pass City inspections at critical points of construction including foundation, framing, wiring, plumbing and electrical. Those fees are usually paid for by the builder. It is, however, the buyer’s prerogative to have their own inspector out for an additional inspection before closing.

  • Allow for sufficient time for repairs to be made. When drafting an amendment for repairs, request a licensed professional handle all repairs. Ask for receipts of work completed and be certain to perform your walk-through prior to closing to ensure everything is perfect.

    All opinions are our own. Images obtain from Unspash

Morgan RhodesComment