Tips on Home Inspections
A home inspection is one of the most important things a buyer can do during the home buying process. You wouldn't buy an expensive used car without an inspection. So why do so many buyers want to save money and skip this critical step in the home buying process? Don't make this mistake!
How to find a good inspector.
Talk to your friends and relatives who have purchased a home. Did they like their inspector? If so, call that inspector. Ask your Realtor whether he/she has someone to recommend.
I will recommend only ASHI certified inspectors. I also recommend the toughest inspectors that I have found. You want to discover the problems that a house might have, as early as possible. It's better to skip on the purchase of a house at the end of a home inspection than it is to try to fix the problems after the closing. That's why I insist on the toughest inspector I can find.
What to expect at the home inspection?
A good inspector will give you an unbiased opinion of a home's overall condition and identify any problem areas. They should be inspecting the home's mechanical systems as well as the structure of the house. This will include things like the:
- A/C and the heating
- Plumbing system
- Electrical system
- Windows
- Roof
- Structural defects and deferred maintenance (this is a short list and is not a full list of inspected items)
Usually, they will start on the outside and walk the exterior of the home, checking for problems on the outside of the house. The people I use do the roof next. From there, they go inside and start the inspection in the kitchen, and work their way around the interior.
What to do at the home inspection?
I ask all my buyers to consider following the inspector and asking questions. The inspectors won't mind, and the buyer gets the chance to examine the house in more detail. Usually the buyer will question things as they go along and I think that is great. When the inspection is complete, ask the inspector to go over all the things that they found wrong with the house. If you don't understand what or where something is, then ask them to take you to the defective item. Have them explain why it is broken.
The inspection report.
Some inspectors can deliver the completed inspection report right after the inspection. Others will take a few days to type the report and deliver it to the buyer. The quality of reports can vary, depending on the inspector. A great report is one that will give you a summary, plus a detail on the items inspected with photos. The report will read something like this: "Left rear burner on the stove is inoperative and needs to be repaired/replaced." Or, "Guest bathroom GFCI is inoperative and needs to be repaired/replaced". An OK report will give you a list of things in the house in some order. They might say that the burner is out on the stove but not identify the burner that is defective. Sometimes they will list things like the range and give it a grade of Good, Fair, or Poor. The problem here is that it's hard to understand if the item works but is in poor cosmetic condition, or if the item doesn't work and needs to be repaired/replaced. That is the main reason that I ask buyers to walk with the inspector. The inspector should be telling the buyer as he/she goes along what is wrong with the house. Review the report with your agent so they can help you understand what needs to be fixed and the cosmetic condition in the house.
The home inspection is an easy, and fairly inexpensive thing that every home buyer should have in their list of things to do. Don't make the mistake of skipping this important step in the buying process. We recommend that all of our buyers have the home inspected to protect their interests and to make sure they are aware of the positive and negative things about a home before they go to closing.
If you have any questions, please feel free to contact me or email me directly. You can also call or text me at (407) 421-1052!
Lee
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