The Home Inspection Guide
Q. WHAT IS A "HOME INSPECTION"?
A home inspection is an objective visual examination of the physical
structure and systems of a home, from the roof to the foundation. The
standard home inspector's report will include an evaluation of 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.
Having a home inspected is like giving it a physical check-up. If
problems or symptoms are found, the inspector will refer you to the
appropriate specialist or tradesperson for further evaluation.
Q. Why do I need a home inspection?
The purchase of a home is probably the largest single investment you
will ever make. You should learn as much as you can about the
condition of the property and the need for any major repairs before
you buy, so that you can minimize unpleasant surprises and difficulties
afterwards.
Of course, a home inspection will also point out the positive aspects of
a home, as well as the maintenance that will be necessary to keep it in
good shape. After the inspection, you will have a much clearer
understanding of the property you are about to purchase, and will be
able to make a confident buying decision.
If you have owned your home for a long time, a home inspection can
identify problems in the making and recommend preventive measures,
which might avoid costly future repairs.
Q. What will it cost?
The inspection fee for a typical one-family house varies geographically,
as does the cost of housing. Similarly, within a given area, the
inspection fee may vary depending upon the size of the house,
particular features of the house, its age, and possible additional
services, such as septic, well, or radon testing. It is a good idea to
check local prices on your own.
However, do not let cost be a factor in deciding whether or not to have
a home inspection, or in the selection of your home inspector. The
knowledge gained from an inspection is well worth the cost, and the
lowest-priced inspector is not necessarily a bargain. The inspector's
qualifications, including his experience, training, and professional
affiliations, should be the most important consideration.
Q. Can't I do it myself?
Even the most experienced homeowner lacks the knowledge and
expertise of a professional home inspector who has inspected
hundreds, perhaps thousands, of homes in his or her career. An
inspector is familiar with all the elements of home construction, their
proper installation, and maintenance. He or she understands how the
home's systems and components are intended to function together, as
well as how and why they fail.
Above all, most buyers find it very difficult to remain completely
objective and unemotional about the house they really want, and this
may affect their judgment. For the most accurate picture, it is best to
obtain an impartial third-party opinion by an expert in the field of
home inspection.
Q. Can a house fail inspection?
No. A professional home inspection is an examination of the current
condition of your prospective home. It is not an appraisal, which
determines market value, or a municipal inspection, which verities
local code compliance. A home inspector, therefore, will not pass or fail
a house, but rather describe its physical condition and indicate what
may need repair or replacement.
Q. How do I find a home inspector?
The best source is a friend, or perhaps a business acquaintance, who
has been satisfied with, and can recommend, a home inspector they
have used. In addition, the names of local inspectors can be found in
the Yellow Pages where many advertise under "Building Inspection
Service" or "Home Inspection Service". Real estate agents are also
generally familiar with the service, and should be able to provide you
with a list of names from which to choose.
Whatever your referral source, be sure to ascertain the home
inspector's professional qualifications, experience, and business ethics
before you make your selection. You can do this by checking with the
local consumer affairs office or Better Business Bureau, as well as by
verifying the inspector's membership in a reputable professional
association.
Since there are no licensing requirements for home inspectors [except
in Texas], you will want to make certain that such an association has a
set of nationally recognized practice standards and a code of ethics.
This provides members with professional inspection guidelines, and
prohibits them from engaging in any conflict of interest activities,
which might compromise their objectivity, such as using the inspection
as a means to obtain home repair contracts.
The association should also have rigorous membership and continuing
education requirements to assure consumers of an inspector's
experience and technical qualifications.
Q. When do I call in the home inspector?
A home inspector is typically called right after the contract or purchase
agreement has been signed, and is often available within a few days.
However, before you sign, be sure that there is an inspection clause in
the contract, making your purchase obligation contingent upon the
findings of a professional home inspection. This clause should specify
the terms to which both the buyer and seller are obligated.
Q. Do I have to be there?
It's not necessary for you to be present for the inspection, but it is
recommended. By following the home inspector around the house, by
observing and asking questions, you will learn a great deal about the
condition of the home, how its systems work, and how to maintain it.
You will also find the written report easier to understand if you've seen
the property first-hand through the inspector's eyes.
Q. What if the report reveals problems?
No house is perfect. If the inspector finds problems, it doesn't
necessarily mean you shouldn't buy the house, only that you will know
in advance what to expect. A seller may be flexible with the purchase
price or contract terms if major problems are found. If your budget is
very tight, or if you don't wish to become involved in future repair
work, this information will be extremely important to you.
Q. What if I find problems after I move into my new home?
A home inspection is not a guarantee that problems won't develop
after you move in. However if you believe that a problem was already
visible at the time of the inspection and should have been mentioned
in the report, your first step should be to call and meet with the
inspector to clarify the situation. Misunderstandings are often resolved
in this manner.
If necessary, you might wish to consult with a local mediation service
to help you settle your disagreement. Though many home inspectors
today carry Errors & Omissions liability insurance, litigation should be
considered a last resort. It is difficult, expensive, and by no means a
sure method of recovery.
Q. If the house proves to be in good condition, did I really need
an inspection?
Definitely. Now you can complete your home purchase with peace of
mind about the condition of the property and all its equipment and
systems. You will also have learned a few things about your new home
from the inspector's report, and will want to keep that information for
future reference. Above all, you can feel assured that you are making
a well-informed purchase decision, and that you will be able to enjoy
your new home the way you want to.
