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Frequently Asked Questions
Q. WHAT IS A "HOME INSPECTION"?
A home inspection 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. A home inspector provides a visual, non-invasive inspection of various structures of a property. They do not drill into walls, move structures, or in any way damage the property to perform tests. The purpose of the inspection is to determine if the components are in working order at the time of the inspection.
Q. WHAT DOES IT INCLUDE?
The standard 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. A typical home inspection includes a visual inspection and operational check of the following:
- Structural Systems - Foundations, floors, walls, etc.
- Electrical Systems - Wiring, main service panels, conductors, switches, receptacles, etc.
- Air Conditioning Systems - Cooling and air handling equipment, controls, and ducting.
- Heating Systems = Equipment, safety controls, distribution systems, chimneys, etc.
- Plumbing Systems - Piping, fixtures, faucets, water heating, fuel storage system, etc.
- Ventilation and Insulation = Attics, basements, walls, floors, foundations, kitchen, bathrooms, etc.
- Roofing - Coverings, flashings, chimneys, etc.
- Exterior - Siding, windows, decks, garage doors, drainage, retaining walls, etc.
- Interior - Partitions, ceilings, floors, doors, windows, built-in appliances, etc.
These optional structure are also checked, though sometimes at an additional charge:
- Hot Tubs
- Outdoor Cooking Equipment
- Security Systems
- Swimming Pools
After the inspection, the inspector will provide a comprehensive report explaining his findings. Sometimes he will suggest further evaluation by a specialist, such as a mold inspector or structural engineer.
Q. WHAT DOESN'T IT INCLUDE?
Value - A home inspector is not a home appraiser, and he can not appraise the value of the property.
Guarantees for the future - An inspector checks the function of the home at the time of the inspection only. Though he may try to report any potential problem areas, there are no guarantees either expressed or implied for future performance. A separate home warranty can be purchased to protect against some future malfunctions, but be sure to read the fine print. Consult with the real estate agent or broker for more information about home warranties.
Q. WHY IS A HOME INSPECTION SO IMPORTANT?
Home Buyers: 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.
Home Sellers: More and more sellers are choosing to have a thorough inspection before or when they first list their home. First and foremost, you should have a home inspection for full disclosure. You will have demonstrated that you did all you could do to reveal any defects within the home. Second, you will save money and hassle by knowing now what your defects are, not after you have already negotiated a price and are faced with costly repairs discovered on the buyers inspection. Defects found before the buyer comes along allow you to shop around for a contractor and not deal with inflated estimates that a buyer will present.
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 also points 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.
If you are already a home owner, a home inspection may be used to identify problems in the making and to learn preventive measures which might avoid costly future repairs. If you are planning to sell your home, you may wish to have an inspection prior to placing your home on the market. This will give you a better understanding of conditions which may be discovered by the buyer's inspector, and an opportunity to make repairs that will put the house in better selling condition.
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 home owner 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 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.
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.
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 verifies 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. WHEN DO I CALL IN THE HOME INSPECTOR?
A home inspector is typically contacted 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 is not necessary for you to be present for the inspection, but it is recommended. 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 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 identifies 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 adjust the purchase price or contract terms if major problems are found. If your budget is tight, or if you don't wish to become involved in future repair work, this information will be extremely important to you.
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 your eyes open as to the condition of the property and all its equipment and systems. 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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