Here's What You Need to Know About Home Inspections
One of the most crucial steps in the purchase process is the home inspection and the often resulting request for repair. A satisfactory inspection or fixes / compensation is often a contingency of the purchase contract. So, what’s involved with home inspections and what do you need to know?
HERE’S SOME OF THE INSPECTIONS BUYERS DO
GENERAL HOME INSPECTION
This is essential and should be done in all instances. I even recommend doing it if your plan is to knock down the existing dwelling and rebuild.
A general home inspection is exactly that - general. Think of it as similar to when you go to your primary care physician.
Typically most home inspectors investigate the major systems and components such as the roof, foundation, HVAC, electrical, and plumbing (except for the sewer lines). They do not check permits or speculate on what can be added on to, removed or remodeled. They are inspecting what is there. Some inspectors provide links to estimators to determine what some repairs cost. The results range from decent to wildly inaccurate because the costs of labor differ so much depending on where you are located. But still useful as a starting point.
Here’s what you need to know about home inspectors:
They are not going to the the property you are buying to tell you everything is perfect. No homes are - even new construction. Think of the general home inspection as when you go to your doctor for your annual physical. You are most likely going to be told some combination of lowering your blood pressure or cholesterol, losing weight, eating healthier, or exercising more. And that’s even if you feel great. Same with home inspectors. They will always “call out” a lot of stuff much of which is either manageable or easily fixed.
Most home inspectors charge around $500 +/- but as with everything else these days, prices have gone up. Larger homes may cost more. If you are working with an agent, they most likely can recommend inspectors they trust. Or you can research your own choice by a quick Google search. What you should not do is hire the least expensive inspector on the internet. That person may be great (or not). The best inspectors are usually pretty busy and charge whatever the going rate is.
You should get a written report from the inspector. While there is not one standard form that all inspectors use, the most popular ones will list the major and minor issues up front followed by a comprehensive review of the entire house. There will be pictures to display what is being spoken about in many instances. Ask for an example of a report they’ve done and determine if you find it useful. While there will be technical language, you should be able to understand the bulk of it.
For liability reasons, most inspectors err on the side of being overly cautious in their assessments. So, if a component - let’s say a water heater or furnace is technically near its end of life but functioning, they will point out the useful life of that component as a precaution. The best inspectors only inspect and do not do repairs. So whether a home needs a new roof or furnace, the inspector does not benefit by recommending that and then doing the work. To continue the doctor analogies, chances are that your family doctor does not recommend a surgery and then do the operation also. You would be referred to a specialist.
Because we are often working on a tight timeframe for inspections - in Southern CA in hot markets that may be 10 days or less, ask an inspector what their turnaround time is to get you the written report and whether they will review the findings on site with you at the completion of the inspection. It is highly recommended that you are present at the inspection, if not for the entire time, at least for the summary. Your agent should also attend. Lastly check with the inspector as to whether they are available afterwards by phone to answer any questions that may arise.
TERMITE INSPECTION
Termites swarm in many areas of Southern CA and getting a termite inspection is crucial. Termite inspections are not expensive - often they are free if your agent has a relationship with a termite company.
A termite inspection is a thorough examination of a property to detect the presence of termites or any termite related damage. It is typically conducted by a certified termite inspector who is trained to identify signs of termite activity. During the inspection, the inspector carefully inspects the interior and exterior of the property, including the foundation, attic, crawl spaces, basement, and walls. They look for visible signs of termite activity, such as discarded wings, mud tubes, or damaged wood. In addition, they may use specialized tools, such as moisture meters or borescopes, to further investigate areas that are difficult to access.
A termite inspection is crucial for potential homebuyers or homeowners seeking to maintain the integrity of their property as it helps to identify any existing termite infestation or conditions conducive to termite infestation, ensuring prompt treatment or preventive measures can be taken.
SEWER LINE INSPECTION
Many single family homes in Southern California have old cast iron sewer lines and they may be cracked or at their end of life. That’s why it is very important to get a sewer line video done to inspect and assess the condition of sewer lines. Through the use of a specialized camera attached to a flexible cable, plumbers are able to navigate through the sewer system and capture real time footage of the inside of the pipes.
This video footage provides valuable insights into the overall condition of the sewer line, including any blockages, cracks, or other damage that may be present. By utilizing sewer line video technology, plumbers can accurately diagnose problems and determine the most effective solutions, saving time and minimizing disruptions for homeowners.
Repairing sewer lines, which may involve digging up the street in extreme instances, can be more expensive than anything inside the house. When there are issues, many can be fixed by hydro jetting to remove roots or inserting a sleeve where there are cracks. If there are issues that need repair, a) you want to be aware of the condition and b) you may be able to get the seller to pay for or do the repair prior to close of escrow.
ROOF INSPECTION
Many buyers are concerned about leaky roofs and rightly so. Even though basic roofs may not be as expensive as you would think - particularly on smaller homes, when it comes to the home buying process, this is one crucial aspect that should never be overlooked. The general inspector should assess the condition of the roof. If the roof is currently leaking or near the end of life, you may be advised to have a roofer take a look.
A professional roof inspector will assess the overall integrity, identifying potential issues such as leaks, damage, or deteriorated materials. They will check for proper ventilation, possible signs of wear and tear, and examine the structural soundness of the roof. Armed with this information, homebuyers can make informed decisions and negotiate repairs or replacements if necessary.
Many buyers are concerned about leaky roofs and rightly so. Even though basic roofs may not be as expensive as you would think - particularly on smaller homes.
MOLD INSPECTION
A mold inspection is a thorough assessment and evaluation of a property to identify the presence, extent, and source of mold growth. Conducted by a trained professional, a mold inspection involves a meticulous examination of both visible and hidden areas for signs of mold, such as discoloration, musty odors, or moisture problems. The purpose of a mold inspection is to determine the type of mold present, identify any potential health risks, and assess the level of mold contamination. This assessment helps in developing an effective mold remediation plan and addressing any underlying issues that might contribute to mold growth. A mold inspection provides valuable insights to homeowners, property managers, and potential buyers, ensuring a safe and healthy living environment.
Some buyers proactively order mold inspections but many wait for the observations of the general home inspector. Mold inspections typically will run over $1000 and may go much higher.
FOUNDATION INSPECTION
Foundation inspections provide valuable insight into the overall condition and stability the home. They are commonly called for when the general inspector finds cracks in older single family residences built on raised foundations. They are also useful for homes in expansive soils areas or for homes built on hillsides. And remember that just because a house has a slab foundation, that doesn’t mean there aren’t issues.
A professional inspector will conduct a comprehensive assessment, examining the foundation for any signs of cracks, settlements, or structural issues. They will also evaluate the drainage system and look for any indications of water damage or improper grading. By opting for a foundation inspection, prospective homebuyers can gain peace of mind and make informed decisions, avoiding potential costly repairs or future structural problems.
BEFORE THE INSPECTION
Ask the inspector the following plus whatever else might be important to you.
Write down issues that are of concern to you and ask your agent what questions he/she would want answered if they were buying the home.
What is and is not included in the inspection. For example, if there is a pool, will that be inspected?
How long will the inspection take.
When will you have the report.
DURING THE INSPECTION
Some buyers shadow the inspector at every step. That’s not the best practice - it is much more preferable to let the inspector work at their own pace. If there are specific concerns you or agent have, point out those areas before the inspector gets started. For example, you might have noticed a spot on the ceiling which could be a leak or there is an odor under the sink which could be mold. Let the inspector know and then stay out of the way.
AFTER THE INSPECTION
While you are still at the property, the inspector should review with you and point out major items they have uncovered. If the inspector is speaking in technical language, ask for a plain English explanation and clarification.
Also ask if there are any other specialists you can bring in for areas of concern.
HOME INSPECTION TIPS FOR SELLERS
Most sellers want to sell their home “as-is” with no credits or repairs. Even in those cases, sellers will still have to meet some of the mandatory legal requirements such as having smoke and CO2 detectors and strapping water heaters.
Unfortunately, many sales fall apart because of the inspection. Here’s some things that sellers can do to try to prevent that or getting a really large request for repairs.
Make sure all utilities are on and working. If the inspector can’t test your furnace or appliances, they will have to reinspect which will delay the process and create doubt in the buyer’s mind. This includes garbage disposals and dish washers which are often points of failure.
Check your water pressure and whether all faucets produce hot water. Likewise for toilets. One common thing that comes up in inspections are loose toilets. Make sure they are properly secured flush properly.
Check all of your electrical outlets to make sure they are working.
Some sellers get pre-listing inspections to determine the condition of their home. If you have that inspection, you will have to disclose it to the buyer. A better practice may be to pay a handyman to check out some of the same things the home inspector will. You still have to disclose any material facts you uncover.