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 will also point 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, and will
be able to make a confident buying decision. If you have owned
your home for a long time, a home inspection can identify problems
in the making and recommend preventive measures, which might avoid
costly future repairs. In addition, home sellers may opt for
having an inspection prior to placing the home on the market to
gain a better understanding of conditions which the buyer’s
inspector may point out. This provides an opportunity to make
repairs that will put the house in better selling condition.
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 or well 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.
Even the most experienced homeowner 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 all the 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 picture, it is best to
obtain an impartial third party opinion by an expert in the field
of home 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 verities 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.
The best source is a friend, or perhaps a business acquaintance,
who has been satisfied with, and can recommend, a home inspector
they have used. In addition, the names of local inspectors can be
found in the Yellow Pages where many advertise under “Building
Inspection Service” or “Home Inspection Service”. Real estate
agents are also generally familiar with the service and should be
able to provide you with a list of names from which to choose.
Whatever your referral source, be sure to ascertain the home
inspector’s professional qualifications, experience, and business
ethics before you make your selection. You can do this by checking
with the local consumer affairs office or Better Business Bureau,
as well as by verifying the inspector’s membership in a reputable
professional association.
A home inspector is typically called 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.
It’s not necessary for you to be present for the inspection, but
it is recommended. By following the home inspector around the
house, by observing and asking questions, you will learn a great
deal about the condition of the home, how it's 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.
No house is perfect. If the inspector finds 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 be flexible with the
purchase price or contract terms if major problems are found. If
your budget is very tight, or if you don’t wish to become involved
in future repair work, this information will be extremely
important to you.
A home inspection is not a guarantee that problems won’t develop
after you move in. However, if you believe that a problem was
already visible at the time of the inspection and should have been
mentioned in the report, your first step should be to call and
meet with the inspector to clarify the situation.
Misunderstandings are often resolved in this manner. If necessary,
you might wish to consult with a local mediation service to help
you settle your disagreement. Though many home inspectors today
carry Errors and Omissions Liability Insurance, litigation should
be considered a last resort. It is difficult, expensive and by no
means a sure method of recovery.
Definitely. Now you can complete your home purchase with peace of
mind about the condition of the property and all its equipment and
systems. You will also have learned a few things about your new
home from the inspector’s report and will want to keep that
information for future reference. Above all, you can feel assured
that you are making a well-informed purchase decision and that you
will be able to enjoy your new home the way you want.
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