WHY SHOULD I DO A HOME INSPECTION? Never not do a home inspection! Even if it is a brand new home you should probably have a second set of eyes look at it. Preferably it should be a certified home inspector, not Uncle Joe, or a friend of the family. A home inspector does inspecting day in and day out. They go to school and know the business. I am always amazed at the little things they pick up.
The reason you do a home inspection is because the purchase of a home is the largest investment you make. You need to know the condition of the home and all the hidden things that you can not see. A home inspector knows what to look for and has special tools to help find problems or items that need correcting. One inspector pointed out a basement wall that was curved in. Visually the buyer or I could not see it, but the inspector saw it right away. You should learn as much as you can about the condition of the property and the need for any major repairs before you complete the purchase, so that you can minimize surprises and large repair costs after you buy the house.
A home inspection also points out the good things about a house, as well as the maintenance that will be necessary to keep it in good shape. The inspector will walk around and tell you what you need to do in the future to keep the home in good repair. They usually give you a written inspection report that you can refer back to.
If you are already a home owner, and thinking of selling a home inspection may be used to identify problems that are going to pop up when a prospective buyer does one. The better condition your home is the more money that you will get for it. But just because you did a home inspection doesn't mean the buyer will not do one. His inspector still may find a few more items to fix. But by having a home inspection available to prospective home buyers will be a bonus. Buyer may make a higher initial offer. The small investment can make a difference in thousands of dollars!
WHAT DOES THE INSPECTION INVOLVE? A home inspection is an visual examination of the structure and systems of a home, from the roof to the basement. As of now home inspectors are not required to be licensed and their liability is usually limited to the price of the inspection. Remember that the inspector is a not a specialist in any one area. He usually has a building or contractor background. If problems or symptoms are found, the inspector may recommend further evaluation by a licensed contractor or a specialist, such as a well inspector, mold test, or foundation inspector.
The standard home inspector's report will review the condition of the home's heating system, central air conditioning system, interior plumbing and electrical systems; the roof, attic, and visible insulation; walls, ceilings, floors, windows and doors; the foundation, and visible structure. They have a tester for plugs, they will run the furnace, and the a/c. They will open and shut doors. They will look for signs of mold and water drips, and water damage.
The inspection fee for a typical one-family house varies by inspector and is usually based on the square footage of the home. The $300 or $400 that a home inspection costs is always worth it. It can save you thousands in repairs.
A home inspector does not pass or fail a house, but rather describe its physical condition and indicate what may need repair or replacement. They usually classify the repairs(deficiencies) as major or minor.
DO I NEED MORE THAN A HOME INSPECTION ? Remember a home inspection is usually just a visual examination. To get more indepth services or tests you have to pay extra. Some of the tests you may need are are a mold test, a radon test, a termite inspection, a well and Septic test (if there is a well and septic system), and a water test. These are all over and above the initail home inspection. There is an extra fee for each one of them. I recommend you get all of them because of the legal liability if I don't recommend you to get them. It is up to you to make the decision whether to get them.
If there are any problems that the inspector says you need to get a specialist. Such as a heating/cooling contractor, or basement contractor. Then you should do so.
BUT I KNOW A LOT ABOUT HOUSES - get a home inspection anyway. Even the most experienced home owner lacks the knowledge and expertise of a professional home inspector. I have a builder buddy who went thru a home with his friend. He pointed out a few things. But when the inspector went thru he found a list of 15 items that needed repair. To the builder it was nothing. He was used to fixing them. But to the home buyer he could not do any of them. We ended up having a whole roof put on and a new furnace put in before the closing. An inspector is familiar with the many 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. Many of the building inspectors are certified home inspectors and have taken tests to become certified. An experienced inspector has seen many properties and can see signs of defects that most of us will miss. They are also trained on local and national building codes. What you may see as a "new" electrical box, an inspector will see if it was improperly wired according to code.
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 information, it is best to obtain an impartial third-party opinion by an expert in the field of home inspection.
WHERE CAN 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. Ask your Realtor for names of 2 or 3 and call one of them. I would prefer you to chose your own home inspector. When you call the home inspector ask the what their qualifications are and what they had to do to become a home inspector. The names of local inspectors can be found by searching the ASHI® online database, or go to Google online, "Michigan Home inspectors", or in the Yellow Pages where many advertise under "Building Inspection Service" or "Home Inspection Service".
WHEN DO I HIRE THE HOME INSPECTOR ? A home inspector is typically contacted right after the contract or purchase agreement has been signed. Your purchase agreement has an inspection clause in it. We usually have 5 days to do our inspections according to the contract. You want to line one up as soon as possible because the general inspector they may be busy or may recommend a further inspection on a particular aspect of the home.
You need to attend the inspection. You will be able to observe the inspector and ask questions directly, as you learn about the condition of the home, how its systems work, and how to maintain it. You and the inspector will walk around the house and the inspector will point things out to you. You will also find the written report easier to understand if you've seen the property first-hand through the inspector's eyes.
WHAT IF THE HOUSE HAS LOTS OF PROBLEMS? Should you not buy the house? It depends on whether it can be fixed and whether the home is then acceptable to you. There are three solutions if the homes has problems. Remember no house is perfect. If the inspector writes up problems, it doesn't necessarily mean you shouldn't buy the house, only that you will know in advance what to expect. Being old does not mean the needs to be replaced. The four main options you have are.
1) Give the seller the list of problems and request that they fix them all. 2) Request the seller fix the major problems and that you will do the little ones 3) Request a reduction in price that would equal what it would cost to get the items repaired. 4) If the home has issues/problems that you do not like or may not be correctable, you have the right to back out of the purchase agreement once you notify the seller of the issues. You have the right to find the house unacceptable ans example would be termites or mold.
Usually what you should do if give the seller the option to fix or reduce the price. Remember the seller has the right not to fix anything and declare the contract null and void after you request repairs.
An addendum to the purchase agreement is written. It should be very specific in what you the buyer wants. Who do you want the work done by, (a licensed contractor), do you want a warranty with it, when is the work to be finished by, is there to be another inspection or test? These are the things that need to be in the addendum. A friend's daughter didn't use me and had an agent that did not get specific in the addendum on what was to happen. Well on the day of closing the deal fell apart and the buyer had to fight to get their money back.
Whether or not the report reveals that the house is in sound condition, it was not a waste of time and money. Now you can complete your home purchase with your eyes open as to the condition of the property. You will also have learned many things about your new home from the inspector's written report, and will want to keep that information for future reference.
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