A home inspection is a visual examination of the building and systems of a home, from roof to foundation by an independent party. Like a visit to a primary care physician, when problems or symptoms of problems are found, the inspector may recommend further evaluation or actions by specialists.
“Code” generally relates to new construction and changes made to old construction. Because the code changes continually, older homes may have been built to the than existing code, and still be safe to live in. Thus the inspection does not assure that the home meets the current “code”.
A home inspection will educate you about your potential purchase. The inspection may identify areas that need attention or repair. This will assist in making intelligent decisions before buying the home. For homeowners, an inspection may be used to identify current, and potential problems and to identify preventive measures, which might avoid costly future repairs. If you are planning to sell your home, a presale inspection provides a better understanding of conditions which may be discovered by the buyer's inspector, and provides you an opportunity to make repairs that will make your home more desirable to potential buyers.
Inspection fees for a typical single family home vary by location, size, foundation type and age of the home. The lowest-priced inspector is not necessarily a bargain. The inspector's qualifications, including experience, and training, should be the most important consideration in your selection. See my Price List page for costs.
To some extent, however most buyers find it difficult to remain objective and unemotional about the house they really want, and this may affect their judgment. For the most accurate information about the condition of a home, always obtain an independent third-party opinion from me.
No. A home inspection describes the physical condition of a property and indicates what may need repair or replacement. What you are paying for the home, after adjusting my findings from your appraisal, will determine if the home passes or fails the inspection in your mind.
Yes. As noted, an inspection is a visual examination of the property, and is not comprehensive. A home inspector does not consider many conditions, for example: underground pipes, radon, mold, codes, asbestos or appraised value to mention a few.
For my low fee I cannot guarantee I will find every problem and I cannot pay for items I fail to discover. It is simply beyond the scope of my standard service. I will however return your money if you are unhappy. If you desire a more comprehensive inspection I am available to help you plan your optional inspections. Just ask!
Most option contracts contain a clause making the sale contingent on obtaining an inspection. If yours does not, contact your realtor before signing. Contact me immediately after the contract has been signed. I am aware of the time constraints involved in the contract and hope to be able to accommodate your needs.
Yes, for a full inspection it necessary to have all utilities turned on, including water, gas and electricity. If the home is vacant, contact the listing agent to make sure all utilities are on. If utilities are off, it will limit the inspection, and may cause a return trip charge. It is sometimes effective to tell the listing agent that your inspector charges for return trips. It is the seller's responsibility to have all utilities turned on. If a return trip charge is required, I recommend you present the bill to the seller to be reimbursed.
It is recommended, but not mandatory, that you make time to join the inspector. This allows you to observe the inspection, and ask questions about the condition of the home, how its systems work, and how to maintain them. After you have been with the inspector, you will find the written report easier to understand.
No house is perfect. You need to take the findings and consider them carefully. Sometimes you will need to get more information from specialist (for example a plumber or electrician).
The answer is always value based and sometimes safety based. You should use my findings with your appraisal, and the estimated cost of repairs in order to make a decision. For example, would you pay $60,000 for a $100,000 dollar home that needs $20,000 in repair? (most people probably would). On the other hand, would you pay $100,000 for a $100,000 home that needs $20,000 in repair? (most people probably would not). With this information in hand, you can then decide if you want to attempt further negotiation with the seller, accept the property as is or terminate the contract and consider another home. If there is something unsafe about the home, you will need to determine your own comfort level to make a decision. Safety also can have a "cost of repair" attached to it as well, so also consider this when you determine what to spend your money on.
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