Home Inspections 101
As a homebuyer, it will be up to you to request and pay for the inspection of your new home. Not only is it wise to have an inspection completed, but it's generally required by the lender. The purchase of a home represents such a large investment that it would be silly to not have it inspected.
Start thinking about whom you can trust to make the inspection, how thorough and detailed the inspection should be. Once you get the report it's important to be aware of your level of tolerance for shortcomings versus the repairs you want the seller to make or the amount you estimate the repairs will take to make the house acceptable to you as the buyer. Unless you are buying a new home, keep in mind that some "wear and tear" is perfectly normal.
Requesting the services of a home inspector is not an area to “go cheap on expense”. The high priced inspector is not necessarily the best, but certainly the lowest priced inspector is not usually the best choice either. Check the qualifications and experience of the inspector. Ask for recommendations of the most qualified, experienced, reliable company available. Get referrals from friends who have purchased a home in the past two years. Make sure the home inspection company you select is licensed.
Go through the house with the inspector. Ask questions and have them explain any parts that appear vague to you or represent information with which you are not familiar. Take advantage of this unique opportunity to learn about the structural condition and operating systems of your new home. If the house is relatively new, don’t assume that there are no hidden problems and or that you don't need a thourough inspection. Nothing could be further from the truth! Even newly constructed homes that pass the mandated code inspections are not guaranteed to be free of defects.
Sellers obviously want an inspection that overlooks some flaws and attributes weaknesses to “normal wear and tear”. But as the buyer, you should insist on a thorough, honest report on every part of the house you intend to purchase, making sure that nothing is overlooked. The report should includeing major structural components such as a foundation, framing, siding, roofing, windows, doors, garage doors and openers, insulation, chimneys; the condition and adequacy of all mechanical systems such as water, water treatment, waste, electrical, hot water and heating/air conditioning equipment; all distribution systems, and security systems as well. If the house was built before the early 70’s you can be sure that there are remnants of lead paint in the house. Your home inspector should check for signs of such paint and inform you of any potential risks associated with it. In some cases, you may need a radon test, termite report, or a check of the house for asbestos; you will probably need a different specialist to perform each of these tasks.
Some blemishes are truly cosmetic. Most houses settle over the years and small cracks appear in walls. Overlook decorating schemes that you find unattractive or not to your taste; paint and wallpaper can transform the house into your personal castle. Other blemishes are not cosmetic and should not “come with the territory”. They are not “wear and tear” but rather potentially costly repair problems you should know about when negotiating the final sale price for the house. Make sure all windows operate easily. Check the fit of the doors as well as the condition of each floor and countertop space. Check all the bathrooms with the same care. Look at the tub surround and wall tile. Is there any evidence of current or past water damage? When you are in the attic and basement look for discoloration due to water penetration. If you see something you question, ask the inspector and if the analysis indicates a problem, make sure it gets into the report.
Be sure that you fully understand the electrical capacity of the house before closing. If you want to add air conditioning or other high amp equipment you will want to know if these will require upgrading the electrical service in the house.
During the inspection, we suggest that you carry a notebook with questions you have about the house. Leave space for notes you will want to take as the inspector goes through the process and explains what is observed. Be prepared for a large learning experience, but one that will pay huge dividends in understanding your new house and planning for your future enjoyment of it.