As a home buyer/seller or real estate professional, you have the right to know exactly what a typical real estate inspection is. The following information should give you a better understanding of exactly what your inspector should or shouldn't do for you during the course of a home inspection.
A
is an independent visual examination of the physical structure and systems of a house of an apartment, including all sections from the roof down to the foundations. Having a home inspected is akin to giving it a physical check-up. If problems or symptoms are found, the home inspector may recommend further evaluation.
First and foremost, an inspection is a visual survey of those easily accessible areas that an inspector can clearly see. No destructive testing or dismantling is done during the course of an inspection, hence an inspector can only tell a client exactly what was clearly in evidence at the time and date of the inspection. The inspectors eyes are not any better than the buyers, except that the inspector is trained to look for specific tell-tale signs and clues that may lead to the discovery of actual or potential defects or deficiencies.
Inspectors base their inspections on the current industry standards provided to them by their professional societies. These Standards tell what the inspector will and can do, as well as what the inspector will not do. Many inspectors give a copy of the standards to their clients. If your inspector has not given you a copy, ask for one, or go to the American Home Inspector Directory and look for your home inspectors association.
The Industry Standards clearly spell out specific areas in which the inspector must identify various defects and deficiencies, as well as identifying the specific systems, components and items that are being inspected. There are many excluded areas noted in the standards that the inspector does not have to report on, for example; private water and sewer systems, solar systems, security systems, etc.
The inspector is not limited by the standards and if the inspector wishes to include additional inspection services (typically for an extra fee) then he/she may perform as many specific inspection procedures as the client may request. Some of these additional services may include wood-boring insect inspection, radon testing, or a variety of environmental testing, etc.
Most
will not give definitive cost estimates for repairs and replacements since the costs can vary greatly from one contractor to another. Inspectors typically will tell clients to secure three reliable quotes from those contractors performing the type of repairs in question.
Life expectancies are another area that most inspectors try not to get involved in. Every system and component in a building will have a typical life expectancy. Some items and units may well exceed those expected life spans, while others may fail much sooner than anticipated. An inspector may indicate to a client, general life expectancies, but should never give exact time spans for the above noted reasons.
The average time for an inspection on a typical 3-bedroom home usually takes 2 to 4 hours, depending upon the number of bathrooms, kitchens, fireplaces, attics, etc., that have to be inspected. Inspections that take less than two hours typically are considered strictly cursory, "walk-through" inspections and provide the client with less information than a full inspection.
Many inspectors belong to national inspection organizations such as ISHI, ASHI, and NAHI. These national organizations provide guidelines for inspectors to perform their inspections.
All inspectors provide clients with reports. The least desirable type of report would be an oral report, as they do not protect the client, and leave the inspector open for misinterpretation and liability. Written reports are far more desirable, and come in a variety of styles and formats.
The following are some of the more common types of written reports:
1. Checklist with comments
2. Rating System with comments
3. Narrative report with either a checklist or rating system
4. Pure Narrative report
Four key areas of most home/building inspections cover the exterior, the basement or crawlspace areas, the attic or crawlspace areas and the living areas. Inspectors typically will spend sufficient time in all of these areas to visually look for a host of red flags, telltale clues and signs or defects and deficiencies. As the inspector completes a system, major component or area, he/she will then discuss the findings with the clients, noting both the positive and negative features.
The inspected areas of a home/building will consist of all of the major visible and accessible electro-mechanical systems as well as the major visible and accessible structural systems and components of a building as they appeared and functioned at the time and date of the inspection.
Many people decide they don't need a Home Inspection for either a new home or a resale, until something breaks down. No matter if you are buying a brand new home or a pre-existing home, it is important to get one. Yes, it is one more thing to pay for but it will be well worth it in the long run. Some home warranties won't cover items if you didn't get a home inspection, i.e. Air Conditioning repair. If you didn't have the AC checked out, they won't cover anything on the repairs and we all know how expensive that can be.
Your Realtor can give you several companies to select from, don't hesitate to call around and find the right fit for you. You only want to use licensed Home Inspectors and I have found that established and bonded Home Inspectors are a plus. The more knowledgeable and experienced they are, the better your home will be inspected.
Home Inspectors come in to make sure your plumbing is working, faucets, appliances, roof condition; they make sure your gas and wiring is working correctly and grounded properly. They see things, where you as the excited soon to be home owner, would miss. Many times, it is also recommended to get a structural inspection. In this climate, our soil is mostly clay and when it dries it shrinks, wet it expands... sometimes causing a foundation to move. As a result of a moving foundation your home will experience cracked slabs, sheetrock and veneer cracks. You obviously don't want to be stuck with that problem. What a Home Inspector does is give you a more detailed outline of the condition. They evaluate the physical condition: construction, mechanical and structural. They identify items that are in need of repair so that you can have them repaired or replaced. They can also give you a prediction on the life of the major systems.
Because these Inspectors know what to look for you will save yourself heartaches and headaches for the preventative you took before the home closes. Now, one of the things my clients fight me on from time to time is getting new homes inspected. "But they are new!" they say. I say "that's exactly why you need the inspection." Just because it is new doesn't mean it meets everyone's expectations. There are many things that could go wrong in a new home. I had one inspected and the shingles were put on the wrong way....you can't tell me that wouldn't have been a nightmare. Dishwashers have backed up because the hose wasn't installed correctly; A.C.'s not cooling because of poor installation. Microwaves igniting in flames. You name it, I have seen it and it's never pretty.
Appraisals are different from home inspections. Appraisals are for lenders, not for homebuyers. If you are going FHA financing, FHA does not guarantee the condition of your home. If there are problems after closing, FHA cannot and will not give you any money to fix the repairs. In addition, to the many values of getting a home inspection, it is also a wise decision to ask the seller for a Home Warranty. There are many good companies out there that give you a wide range of packages to select from. You will find this information valuable for you to get a good night's sleep and to enjoy your new home, no matter how old or new your home may be.
Both Gal Gabay & Curtis Reddehase are contributors for EditorialToday. The above articles have been edited for relevancy and timeliness. All write-ups, reviews, tips and guides published by EditorialToday.com and its partners or affiliates are for informational purposes only. They should not be used for any legal or any other type of advice. We do not endorse any author, contributor, writer or article posted by our team.
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