When you need a home inspection, you want to make sure you get a good one here in the Choctaw area. First, you need to know what a good home inspection is. Then you need to know how to find a home inspector who can, and will, give you the home inspection that serves you well. And last, you want to know how much you should pay for this quality home inspection by a good home inspector.
Home Inspection Misconceptions
Congratulations on taking the first step for purchasing a home. But is the home inspected? Do you have a detailed property inspection report?
Results of a home inspection can make or break the sale of a home. Also, mortgage companies look closely at home inspection reports to ensure their investment is worthwhile. Inspecting the physical condition of a home is a very important aspect of the home-buying process. You should include the same in your purchase contract before closing the sale.
A qualified home inspector performs the home inspection using a checklist to ensure every aspect of the structure and its surrounding is covered. It is beneficial to cross check your home inspection report with the seller's inspection report to ensure nothing has been missed.
As a buyer, you can be armed with a checklist. Also compare it with a property inspector's list to ensure nothing is amiss.
It is vital for the home to be structurally solid and safe. Structural features inspected include roofing, floors, attic, walls, ceilings, columns, basement & foundation.
Roofing and exterior components refer to external features of the home. The inspection would cover the patio, deck, exterior windows & doors etc. The garage is also checked as a part exterior inspection. Water drains are tested for proper functioning.
HVAC, Plumbing and Electrical Inspection
Air conditioning, heating, plumbing and electrical are examined for proper performance. The inspector checks all the utilities for the proper installation and function. This includes vent systems, water and waste drainage, water system, etc. Property inspectors examine the proper functioning of appliances to check for plumbing or electrical issues.
The interior house inspection covers ceilings, floors, walls & stairs. Every aspect of the interior inspection including steps, balconies, windows, doors, etc. are checked.
Insulation and Ventilation Inspection
The house inspection includes a check of ventilation in the kitchen, bathroom, and attic. Home inspectors check the foundation and subfloor for any issues. Every home is checked for possible problems based on the geographical location.
If the home inspection reports indicate that the house is in good condition, you can advance with the purchase, knowing you're getting a good deal.
Also, if the inspections bring some issues to light - such as electrical or plumbing damage, etc. - you can negotiate with the seller to pay for necessary fixes OR lower the purchase price. As a home buyer, you need to equip yourself with all the details about the home before you make the purchase. The home inspection process ensures that your investment is a safe bet.
Importance of Home Inspection
This is a really good and important question. Many home buyers (and even agents) don't know exactly what a home inspector does. So let me clear the smoke right now.
There are basically 3 aspects to every home inspection:
1st - A home inspection is a visual, non-intrusive, & fair effort to discover the real material condition of the home during the time and day that the inspection takes place.
2nd - A home inspection isn't really about the home inspector telling you what's wrong with the home more than it is a discovery session for you to make sure you understand what you're buying so that you can decide if it falls within your expectations and is a good fit for your situation.
You see, my job is to make sure I align the reality of the home's condition with your expectations. If I can successfully do that, then I've done my job.
3rd - The home inspection report. The report is designed to summarize and convey the findings in a way that is clear, simple, complete, and easy-to-understand. If a home inspection is a snapshot in time of the condition of a home, then the report is the photo, itself (and a good report will have lots of photos). Without the report there is no real home inspection. It allows you to go back through the inspection as many times as you like in order to decide if the house is a good fit for you and your circumstances.
By nature, it's limited in scope to what can be seen, touched and tested, which particularly applies to vacant homes where a home inspector is forced to play detective and do the best they can during the short period of time they're at the home to find everything (good and bad) that you'll need to know in order to make an educated decision about the home.
If your schedule allows, you should also be encouraged to take advantage of the rare opportunity to follow a professional home inspector around your home who will invite your questions, concerns, and impart key information and advice that will certainly help you while you live in and maintain your home for years to come.
Some key points to remember about home inspections:
1. No house is perfect. Not even a brand new home. There will always be something worth noting in the report.
2. Not all home inspectors are created equal. Just like auto mechanics, some are better than others. Price should not be the most important consideration when comparing home inspection firms. Use word-of-mouth referrals, past client reviews, time in business, background, and expertise. This is especially true since you're making such a large and important investment.
3. A home inspection is an investment in the quality of your new home. View it as one. Personally, I always have a goal that the items I find in a home will at least cover the cost of the inspection when they are negotiated for repair. Of course, that doesn't always happens. Than again, sometimes my fee is tiny in comparison to what I find.
4. Old homes are like old people, the older they get the more attention they need (my sons laugh when I say that). Be sure to see older homes (50+) as they're supposed to be seen and try to avoid bringing the same set of expectations you had when you looked at that 10 year old home earlier in the day. It will not look or perform the same way. The 3 biggest concerns in every old home? The plumbing, electrical system, and foundation.
Home Inspections - A Question and Answer Guide
What To Expect: Home buyers sometimes buy their home in on impulse. Home inspectors can help home buyers avoid buyers remorse by reporting on home defects and problems before the home buyer finds them after closing. Professional home inspectors assist home buying clients with the tools they need to make an educated choice regarding the quality and condition of their potential new home. Home buyers must take care to hire the most experienced home inspector they can afford and make sure the person they hire has their best interest solely in mind. Inspectors who rely on realtors for referrals sometimes have moral dilemmas.
Buyers Benefits: A professional home inspection is the best way for potential home buyers to effectively evaluate the risks of a property purchase. A major concern of home buyers is being suddenly confronted with major and costly problems after they take possession of a property. A professional pre-purchase home inspection can reduce anxiety by screening for problems and itemizing them in a comprehensive report. This report may include approximations of repair costs and recommendations of useful upgrades to the property systems. The general result of a professional home inspection is that property buyers make significantly more informed purchases.
Screening for Problems: All homes have strong and weak points, they are not always what they seem. Gain the perspective and sound information you need to make better decisions with a home inspection performed by an experienced professional home inspector. A good home inspector works through a very long checklist of potential concerns to identify the major and minor deficiencies in the home. A good report will clearly describe the problems and illustrate them along with the what-to and how-to of repairs.
Provide Owners Benefits: Home owners who are planning to make improvements to their homes in order to increase its market value would be well advised to have it inspected first. A home inspectors can help prioritize home improvements and offer advice on the best ways to approach repairs. More importantly, an inspectors can help the seller identify potential or undiscovered problems before those problems become material for contract contingencies. By taking a pro-active approach one can avoid the frustrations many owners encounter when they are asked to renegotiate their contracts because of unanticipated problem areas.
Credentials: Like any other professional, home inspectors (even those with licenses) have varied degrees of expertise. All home inspectors should be carefully screened. Inspectors learn from experience. It takes a few thousand inspections and a more than a few complaints for a home inspectors to LEARN what it takes to satisfy clients.Recently passed legislation allows New Jersey home inspectors to be licensed with as little as three weeks of class room training and just one week in actual homes. Licensing is a minimum qualification. Make sure you ask for resume! Belive it or not the standards in many states are LOWER!
Many people without specific home inspection credentials offer home inspection services. Likewise, credentials are not always what they seem. Engineering and architectural credentials alone do not prepare anyone to competently inspect homes and communicate the findings. A helping attitude, good communication skills, and mature judgment must supplement technical competence. Make sure you work with a company employing a contract which specifies both what is inspected and what limitations apply.
Additional services like the ones listed below are usually NOT included in the standard home inspection are available for an additional fee.
Code compliance: to determine what changes and upgrades are necessary for the home to comply with modern (or when built) building, fire, plumbing, zoning, mechanical and electrical code and to determine if the required permits and inspection were obtained when changes were made to the home.
Engineering analysis: structural, heating, cooling, soils, electrical, geological, site, investigate for latent structural defects or problems, evaluate the condition of playground equipment, determine if private waste disposal systems are functional, determine if cantilevers are safe, evaluate traffic density and noise, evaluate insulation efficiency, perform flood plain review and issue flood hazard certification, evaluate easements and encroachments, determine the quantity and cost of wood replacement made necessary by rot, age, water infiltration and insect damage.
Hazardous materials: to determine the presence or absence of: asbestos, lead paint, lead in water, formaldehyde, radon gas, lead paint, fungus, mold, mildew, water and air quality, toxic or allergenic substances, flammable materials, underground oil or fuel tanks and other environmental hazards.
Pest evaluation: to determine the presence of animal, rodent, termite, pest or insect infestation and to provide an opinion as to the cost of repairing damage caused from these infestations.
Pool and spa: to evaluate the necessary changes and upgrades to pools, pool equipment, gates and fences.
Plumbing: to determine the condition and necessary upgrades and repairs to the waste piping, main sewer pipe, supply piping, venting, shower pans and tub walls, lawn and fire sprinklers, water wells (water quality and quantity) condition of underground and under slab piping.
Electrical: to determine the condition and necessary upgrades and repairs to the electrical system, telephone system wiring, intercom system, security systems, heat detectors, carbon monoxide detectors, smoke detectors, provide circuit mapping, determine the electrical system capacity, adequacy of ground bonding, perform voltage testing, to evaluate electro magnetic fields, check voltage drops and circuit impedance.
Chimney sweep: check condition of flue, safety of wood burning stoves and perform level II chimney flue inspections as recommended by National Fire Protection Association.
Appraisal: determine the value of building and suitability for intended use, check zoning ordinances and provide an opinion on the advisability of purchase.
Mechanical contractor: determine the adequacy of the heating and cooling system size and provide efficiency measurement, provide an underground storage tank evaluation, perform heat exchanger leakage test, check the condition of evaporator coils, determine air flow velocity and balance system.
Appliance service person: test and calibrate oven and range temperature, test for microwave leakage, check to determine if appliances secured to floor as required.
Roofing contractor: more detailed evaluation of the roofing, flashing, chimney, provide tall ladder roof inspection and a detailed evaluation of the life expectancy of the roofing, feasibility of repair vs. replacement.
Home buyers are advised to make sure they check all of the following items carefully. If any of these problems after the purchase of the home the problems come with the home and they are now the YOURS (without costly litigation).
Were all your questions answered by the home inspector?
Were all your questions for the home owner answered in writing?
Have the previously agreed to repairs been professionally completed?
Have warranties and guarantees been provided for agreed upon repairs?
Were the home inspectors recommendations to have all recommended additional inspections and invasive inspections performed? If not open ended risks may be more than most buyers budgets can bare?
Check the operation of the windows and screens?
Has water been stopped from accumulating near the building?
Check doors, decks, siding, windows & fences for damage / deterioration?
Are there any signs of water infiltration from the roof, siding or windows?
Are there any signs of gutter or downspout problems?
Are the downspouts discharging water away from the foundation?
Has the soil around the home been pitched away from the foundation?
Have all the areas listed in the home inspection report as inaccessible or not traversed been accessed & professionally inspected to determine if defects exist?
Do the garage doors and their openers function?
Was the reversing devices for the garage door openers tested?
Did you find out why any stains or cracks on any of the walls or ceilings that have become larger or have appeared since the time of the home inspection?
Have all cracked windows or mirrors been repaired?
Have all the clouded double pane windows been replaced?
Are all the permanently installed fixtures or appliances been in place and in good condition?
Are there any signs of birds, rodents or animals?
Has any damage to damage to the walls, floor or ceilings been repaired?
Do the plumbing fixture faucets leak or drip?
Are the plumbing fixtures chipped or damaged?
Was water for a time through all plumbing fixtures and check for leakage?
Was water for a time through all plumbing fixtures and check for stoppage?
Are all the light fixtures are all in place?
Do the light fixtures, switches and receptacles all function?
Does the door bell work?
HEATING AND COOLING
Do the thermostat, heating and cooling systems function?
Is there adequate air flow through the heating and cooling registers?
Did all the radiators or convectors get warm in a reasonable amount of time?
Do all the appliances function properly?
Are the counter tops or cabinets damaged?
Do the cabinets and drawers operate?
Complete this check list during the walk through and go over it with your attorney prior to closing on the property Most inspection companies accept no liability for changes and problems that occur after the home inspection takes place. Please take the time to carefully and completely perform your pre-settlement walk though. Contact the home inspection company if there are any questions.