Home Inspection Q & A

What is a “Home Inspection?”
A home inspection is an objective visual analysis of a home’s structure and systems. An inspection will determine the areas of a home that may need attention, items that are beyond their useful life or are unsafe. Inspections will include areas of the home’s interior and exterior from the roof to the foundation and the exterior drainage and retaining walls. If problems or symptoms are found the inspector may recommend further evaluation. A home inspection is a visual inspection to determine problems or conditions that exist at the time of the inspection. A home inspection is not a warranty. A warranty can be obtained separately.

Why is a home inspection 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 any possible problems 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 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.

Why do I need a home inspection?
The purchase of a home is one of the largest investments you will make. It is important that you know as much as possible about this purchase. A home inspector is trained to be able to evaluate the home in detail and give you a report that will allow you to make a good decision about purchasing the home. An inspection report will describe the home in detail and will highlight the areas that are concerns. Home inspections are a good idea even if you are already a homeowner. We all get physical checkups - why not give your home a checkup. Many homeowners are living in homes that have serious problems that if identified early can save considerable repair costs. Water leaks can cause serious and costly problems but if they are caught early can be repaired at little cost.  Home sellers will want an inspection to find problems that a buyers inspection would have found. The seller can then make the repairs prior to the home going on the market.
What to look for in a home inspector?

Home Inspection Training:
Have they gone through any extensive training in home inspection. There are several training companies that provide hands-on training. Also, you may ask what other related experience the inspector has. Many inspectors have been in the building trades for several years and have considerable knowledge of home construction.

Association Membership:
Is the inspector a member of a professional Home Inspection organization. Inspectors that are affiliated with professional organizations are serious about what they do, and they know about new developments in their fields. They are continually informed about changes in the building codes and city requirements.

There are several professional organizations that provide support for the Home Inspectors. It is important that the inspectors belong to an association and abide by a standards of practice and code of ethics that require professionalism in the industry.

Liability Insurance:
Does the inspector carry Professional Liability Insurance (Errors and Omissions Insurance). Make sure you ask for a copy of their liability insurance policy. An inspector without insurance my not be able to pay a claim.

What does a typical home inspection include?
The home inspector's report will review the condition of the home's heating system, plumbing, electrical system and central air conditioning system (temperature permitting), as well as the roof, attic, visible insulation, walls, ceilings, floors, windows, doors, foundation, basement, landscaping, and visible structure.

What should I NOT expect from a home inspection?

  • A home inspection is not protection against future failures. Stuff happens! Components like Air Conditioners and Heat Systems can and will break down. A home inspection tells you the condition of the component at the time the component was inspected. For protection from future failure you may want to consider a home warranty.
  • A home inspection is not an appraisal that determines the value of a home. Nor will a home inspector tell you if you should buy this home or what to pay for this home.
  • A home inspection is not a code inspection, which verifies local building code compliance. A home inspector will not pass or fail a house. Homes built before code revisions are not obligated to comply with the code for homes built today. Home inspectors will report findings when it comes to safety concerns that may be in the current code such as ungrounded outlets above sinks. A home inspector thinks "Safety" not "Code" when performing a home inspection.


What will a typical home inspection cost?
Each home inspection company has their own pricing structure. Inspection fees vary based on the area of the country and the type of home or building, the size of the home and the features of the home. The cost of the inspection should not be a consideration for hiring an inspector. A good inspection that informs you of all the potential problems in a home is worth the money. A bargain inspector may give you an inferior report. Generally, you get what you pay for and there is no reason to take chances on such a large investment. Once you have purchased the home it may be very costly to repair problems that were omitted from an inferior inspection report.

Can I do an inspection myself?
Most home buyers will look at a home that they want to purchase and look for reasons to purchase the home. The prospective home buyer is not able to look at the home with the unbiased critical eye that a home inspector will. Even a home buyer with construction experience does not have the knowledge and experience that a home inspector has. A good inspector is trained and experienced in finding the clues in a home that indicate problems. These clues are sometimes very subtle and hard to find. Most inspectors have performed hundreds of inspections and they are familiar with problems with certain building materials or building styles.

When purchasing a home, when should I call for a home inspection?
When purchasing a home you will want to have the home inspected within a few days after the purchase agreement is signed. You will want to make sure you have a clause in your purchase agreement that allows you to have an inspection and that you have the right to terminate the agreement if you find the home in unsatisfactory condition. This clause should specify the terms to which both the buyer and seller are obligated.

Should I be there during the inspection?
It is recommended that you are present at the inspection. Most inspectors will allow you to be there and ask questions after the inspection is completed. Most inspectors will point out the areas that are potential problems. This is important because you will be able to see for yourself the extent of problems that is sometimes hard for an inspector to convey in a report. Most inspectors will also show you how the heating system works and show you what things will need to be maintained in order to keep the home in good condition.

What if the inspection report reveals problems?
Almost all homes will show problems. Even new construction homes will have problems noted on an inspection report. This is why we recommend an inspection even for new construction. Your inspector will be able to identify major problems that will be costly. Minor problems are to be expected and can be repaired after closing. Major problems may require a negotiation between you and the seller as to how to fix the problems. A seller may adjust the purchase price or contract terms if major problems are found. If the problems are costly you will be able to make your decision about purchasing the home with the proper knowledge about the future cost of that home