FAQs on Home Inspections
For most people, purchasing a home is the largest investment they will ever make. It is no wonder then that many home buyers employ professionals to inspect the structural and mechanical systems of the home. Sometimes sellers also employ inspectors to alert them to problems with their homes that could arise later in the transaction. Here are some answers to commonly asked questions I receive from clients regarding home inspections.
Q: What is a home inspection?
A: The goal of a home inspection is to give the client a much better understanding of the physical condition of the property at the time of the inspection. To achieve this an inspector conducts a visual inspection of the home and its systems. The inspector can describe any problems discovered, explain how and why they occurred, and even make repair recommendations. However, the inspector should not recommend whether or not the client should purchase the home, comment on its market value, or benefit in any way from the repair or sale of the home.
Here are some of the standard items covered during the inspection: foundation, basement, framing, structure, roof, attic, kitchen, appliances, laundry, bathrooms, plumbing system, electrical system, heating system, and air conditioning system.
Additional items such as garages, pools, fences, etc. may also be inspected.
The inspection company may also offer environmental services such as water testing, radon testing, lead testing, asbestos testing, formaldehyde testing, carbon monoxide testing, and septic inspection.
Q: How long do inspections take?
A: It depends on the type and size of the property. For most condos, an inspection takes 1.5-2 hours. For the typical detached single-family home an inspection takes 3-4 hours.
Pro tip: when possible try and arrange to be the first or second one of the day (performing a thorough inspection is very tiring) or ask how many other inspections will be performed on the same day as yours.
Q: How do you choose a Home Inspector?
A: It is important to screen and qualify an inspector before hiring them. It is well worth the effort to find a seasoned professional. It is a good idea to hire an inspector who performs 250 or more inspections per year and has many years of experience. If you were not reliably referred to the inspector then ask for references from past clients. Also, if you are dealing with an inspection company the reputations of both the company and the inspector who is assigned to your home are important. Request that an experienced inspector be assigned rather than a new one. I am happy to provide recommendations.
Q: Is the inspector covered by errors and omissions insurance and general liability insurance?
A: It is to your advantage that your inspector has this coverage. Do not be afraid to ask for a copy of the policies.
Q: How much does the inspection cost?
A: The cost of the inspection depends on the size and type of home, but a well-established full-time professional inspector is going to be a minimum of a few hundred dollars. Several hundred dollars is a small price to pay to get the best protection you can for perhaps the biggest purchase of your life.
Q: What type of report do you get and when?
A: Upon completion of the inspection the inspector will give you the summary of what was discovered and an opportunity to ask questions. The report will describe what was inspected and the condition of each inspected item. Some inspectors use a checklist type of form with stick responses. Other inspectors simply provide a written description of the conditions found. A modern alternative to these is computer-generated reports. The best of these are generated by advanced home inspection software systems and include comments specific to each home.
The checklist type and the handwritten type are usually delivered to you on-site. The computer-generated reports are also available on-site from a few inspectors who bring a portable computer to the job. Otherwise, the inspector emails the report. You may want to know up-front how long you can expect to wait for it.
Q: Is the inspector affiliated with any organization?
A: There are many local, state, and national organizations that an inspector can join as well as many franchises that an inspector can purchase.
Q: What should I do if I feel something has been missed on the inspection?
A: Before any repairs are made (except emergency repairs), call the inspector or inspection company to discuss the problem. Many times a “trip charge” can be saved by explaining the problem to the inspector who can answer the question over the telephone. This also gives the inspector a chance to promptly handle any problems that may have been overlooked in the inspection.
Q: If, following the home inspection, the seller repairs an item found in the home inspection, may I have the inspector perform a “re-inspection”?
A: Yes, some repairs may not be as straightforward as they might seem. The inspector may be able to help you evaluate the repair, but you should be aware that the re-inspection is not a warranty of the repairs that have been made. Some home inspectors charge a fee for re-inspections.
Q: Why should I have the home inspected?
A: Maybe the most important question for last. Most home-buyers lack the knowledge, skills, and emotional detachment needed to inspect homes themselves. By using the services of a licensed inspector they can gain a better understanding of the condition of the property. If there are items that do not “function as intended”, “adversely affect the habitability of the dwelling”, or “warrant further investigation” buyers can ask the seller to repair the items or walk away from the deal (depending on the terms of the sales contract).
I hope this helps answer some questions you may have about home inspections. As always if you have any additional questions I would be happy to answer them. You can connect with me here.