Agents are not allowed to inspect homes.
Sellers are required to disclose if they know anything negative about the home.
But what if the seller's don't know something?
It's a buyer's responsibility to ensure the that condition of the home is satisfactory to them.
Types of HOME INSPECTIONSProfessional Inspection:
Most home inspections are done by professionals. A professional home
inspector has tools and methods for looking at a home from top to bottom
and left to right. Obviously, a professional inspector can not find
every problem, but they can find more than the average person. A
home inspector is typically at a home for 3 to 4 hours and then reviews
their findings with the buyer when they are through inspecting the
home. 98% of home inspections are paid for by the buyer. Some
sellers choose to have their home inspected prior to selling so they can
address the problems before they scare a buyer away. The cost of a
home inspection depends on the size of the home. Most inspections are
between $200 and $400 for the basic inspection. Termite, radon, mold
and other tests are usually an additional cost. A good inspector is not
affiliated with any repair company. Inspectors who are affiliated with
repair companies could be biased in their findings and may "inflate" a
problem to try to get additional business on repairs. Professional inspectors will
tell buyers if there is an issue that they need a licensed contractor
to look into further. I would be happy to recommend a few local
inspectors. It's important to understand that I am not affiliated with
any of these inspectors. I require any inspector I refer to be
completely honest with my buyers, even if that means losing the sale.
I'd rather have a buyer back out of a sale versus having them buy a
lemon and blaming me for it.
Trade Specific Inspectors:
Some inspections are done by a licensed contractor in a specific
industry, like a plumber or electrician. If a home buyer only has a
concern in one category of the home, they could consider paying a
contractor in that industry to check into it for them. Most
contractors are happy for this type of business because it's a chance
for them to get more business if they find a problem. So, contractors will usually be very thorough
when they look into the problem area. Because of this, be aware that some contractors may also "inflate" a problem in order to generate more business from the repairs. The cost for these inspections vary
between $45 to $150.
Self Inspection:
Some buyers are quite capable as a "do it yourself" inspector. Someone
who has a good working knowledge of all the home's mechanical and
cosmetic components could feel comfortable in tackling the home
inspection on their own. Typically, a self inspection reveals fewer
problems because most people don't have the same tools or methods that a
professional uses. These don't usually cost the buyer any money unless
they buy special things, like tall ladders, to be able to inspect the
home. A self inspector is usually very thorough because they have to
live with any problems they miss.
Friend/Family As Inspector:
Some buyers have a trusted friend or family member inspect a home.
Perhaps this friend or family member is the type that could do a Self
Inspection. Even though these friends and family members have good
intentions, they usually don't spend as much time in a home as a
professional or self inspector. These inspections usually reveal the
least amount of problems. Sometimes these types of inspections produce inaccurate information.
What is a buyer's home inspection?
It is a visual inspection of the structure and
components of a home to find items that are not performing
correctly or
items that are unsafe. If a problem or a symptom of a problem is
found
the home inspector will include a description of the problem in a
written report
and may recommend further evaluation. Before you close, you need to
consider whether or not repairs are needed now and who's going to pay
for them.
Why is a home inspection important?
Emotion often affects the buyer and makes
it hard to imagine any problems with their new home. A buyer
needs a home
inspection to find out all the problems possible with the home
before
moving in. Once your inspection is performed, do not wait on the
agent to assist you. Review the inspection and make a list of items you
think the seller should address and present them to the agent in a
timely manner. While the inspection is not meant to be a tool for
re-negotiations, many times it becomes one. Don't let your brother or
uncle or a friend do it. You are not saving any money by letting a
friend look. Even if he is a contractor, it does not mean that he is a
good inspector. You need a qualified unbias inspection so when the
inspector does find problems, they won't be easily minimized by the
other parties because your uncle or friend did the inspection.
What if the report reveals problems?
All homes (even new construction) have problems. Every
problem
has a solution. Solutions vary from a simple fix of the
component to
adjusting
the purchase price. If the inspector recommends further
inspection by a qualified person, this means that you need to get an
opinion by a qualified person before your inspection time period runs
out on your real estate contract.
What does a home inspection include?
A home inspector's report will review the condition of
the home's
heating system, central air conditioning system (temperature
permitting),
interior plumbing and electrical systems; the roof, attic, and
visible
insulation; walls, ceilings, floors, windows and doors; the
foundation,
basement, and visible structure. Many inspectors will also offer
additional
services not included in a typical home inspection, such as
mold, radon testing, water testing, thermal imagery and heat/air loss
inspections typically known as energy audits without the diagnostics.
What should I NOT expect from a home inspection?
- A home inspection is not protection against future
failures. Stuff happens! Components like air conditioners and heat systems
can and will break down. A home inspection attempts to reveal the condition of
the component at the time the component was inspected. For protection
from future failure you may want to consider a home warranty.
- A home inspection is not an appraisal that determines
the value of a home. Nor will a home inspector tell you if you should
buy this home or what to pay for this home.
- A home inspection is not a code inspection, which
verifies local building code compliance. A home inspector will not pass
or fail a house. Homes built before code revisions are not obligated
to comply with the code for homes built today. Home inspectors will
report findings when it comes to safety concerns that may be in the
current code such as ungrounded outlets above sinks. A home inspector
thinks "Safety" not "Code" when performing a home inspection.
Should I attend the home inspection?
It is often helpful to be there so the home inspector can explain in person
and answer any questions you may have. This is an excellent way to learn
about your new home even if no problems are found. But be sure to give
the home inspector time and space to concentrate and focus so he can do the
best job possible for you.
What is a Home Warranty?
A home warranty does protect you against components that fail in the
future. You may have to pay a deductible (service call fee) when you
have a problem.
If you choose to have a warranty, be sure and qualify coverage of your
problem over the phone with the warranty company before they send a
repairman.
If you do not, you may find out that your problem is not covered and you
still must pay the deductible or trip service fee. If you have a home
inspection and you know
your furnace or another major component is old, you may be better off
to buy a warranty before you purchase. We recommend you look closely
at what is NOT covered in warranty company policies as you compare
prices.
Some inspectors offer a 90 day warranty and some agents a year warranty. Are they the same?
No they are different. The 90 day warranty will cover certain
items for up to 90 days after the inspection is performed. It is a
limited warranty they may help you with certain items that fail shortly
after a home inspection. The annual warranty is much more comprehensive
and while it does cover more, be sure and read what is covered and what
is the deductible etc.
