Home Inspection Tips

Home inspection is an important part of the buying process which can potentially save you money or stop you from buying a house that will fall apart in a few years.

What is a home inspection?

This is an opportunity to hire an expert to walk through the home and examine the structure of the home, appliances, systems, etc. This inspector will prepare a report that outlines the home’s major components, its current condition, what needs to be repaired immediately, and what will require maintenance after you move in. It is your right as a buyer to have a home inspector come in and check out the house. If you aren’t satisfied with the home’s current condition, you can request that the seller either address the repairs or lower the price on the home (basically a credit toward the cost of the repairs at closing). This report can also help you decide what repairs, improvements, and upgrades you want to make in your new home.

Finding a home inspector

Your realtor might have a few suggestions for inspectors, but you can also research inspectors on your own or ask others for recommendations. Make sure you inspectors for references. Then contact those people and find out whether they were satisfied with the inspector’s job. Different states have different requirements for licensing, so make sure they meet the requirements for your state.

Before hiring an inspector, ask for a sample report so you can see what they are looking at. Some reports are over 100 pages long and others are checkboxes with some notes. A longer inspection may not necessarily be better, but if an inspection is vague or confusing, you may want to avoid them. You can ask the inspector what is included in the inspection and what isn’t and bring up any specific concerns you may have.

The average cost for a home inspection is between $350-600 nationwide, depending on the home’s location and size. You should budget for additional inspections in case there are problems or issues that warrant further investigation (think mold, asbestos, or un-permitted additions).

Choose an inspector early in your home-buying process so that you can schedule your inspection as soon as a seller accepts your offer. Your home purchase contract should include an inspection contingency that gives you a certain time frame to complete the inspection. It could be just a few days, but it could be longer than a week depending on the market at your time of purchase. You may negotiate with the seller for more time to complete additional inspections if you find something that needs further attention.

How to prepare for a home inspection

You should have a list of the areas of the home you want to get checked before the inspector arrives. Here’s an outline of things that should be included on your list:

• Foundation (cracks, poor grading, and framing)
• Roof
• Rain gutters
• Attic space
• Doors
• Windows and walls (check for leaks)
• Ceilings
• Floors
• Electrical (panels, light switches, and power outlets) (check for wrong wiring outlets, exposed groundings, and absent switch plates)
• Thermostats and heating, cooling, and ventilation system (loose connections or improperly working)
• Plumbing fixtures, faucets, and water heater (including wrong piping, leakages, etc.)
• Drainage system (problems that may lead to structural problems in the future)
• Stairs, steps, and railings
• Walkways and driveways
• Garage
• Basement
• Appliances
• Porches and balconies
• Exterior paint

Inspectors are chiefly concerned with a home’s physical components and what is included in a home inspection can vary. Not everything is included, here are some examples of things that might be left out:

• Trees and landscaping
• Lawn sprinklers
• Sewer line
• Swimming pool equipment
• Fireplace and chimney
• Odors
• Internet service
• Floors covered by carpet
• Mice, rats, etc.
• Termites/carpenter ants
• Roof or outdoor hardscape covered by snow

If the home still has the seller’s belongings, it is also more difficult for the inspector to check everything. They will also be covered by their contract to limit their liability to the fee you paid if they miss a key element. That means the most you’ll get out of their mistake is probably a refund. If it’s a costly issue, you might have to hire an attorney to work out a settlement or file a lawsuit against the inspector.  

After the inspection

If the inspection leads to finding a list of major problems or a longer list of minor issues than you expected, you might want to reconsider your decision to purchase that home. A timely home inspection can let you get to the cause of problems and repair them before it’s completely damaged. If you have any questions, ask the inspector. They typically won’t estimate the repair cost or how long the appliances/systems will last, so you might need to get bids from other contractors to figure out a price.

There are some occasions where sellers only accept non-contingent offers, meaning that the buyer agrees to buy without inspections. Home inspection is one of the most valuable purchases you will ever make. They help ensure that you’re making a good investment and that you’re not going to be in danger or making costly repairs down the road that you did not anticipate.

If you are buying a new home, you may think getting an inspection is not as valuable. Regardless whether you’re buying a new or used home, there will be some issues that may be hidden from the builder or homeowner. You want to be sure to get an expert opinion on things like wiring, plumbing, and structure just to be sure. Many builders will hire their home inspectors when the new homeowners arrive at the site to look for potential problems. But their inspection might not be beneficial for you. Sure, the builders are the one paying for them, but that means that the inspector might be partial to them and they might ignore some important aspects.

Happy hunting! If you need help with a mortgage loan to find your perfect new house, we can help! Call or text us at 954-559-4644 for a free consultation.