When you need a home inspection, you want to make sure you get a good one here in the Grand Bay 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 Is A Service No Property Owner Can Do Without
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.
What Makes a Good Home Inspection Report Good?
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.
Home Inspection for Buyers
A thorough home inspection is one of the most important steps before purchasing a home, and many buyers try to skip this step only to end up regretting it later when problems become apparent. Your home is the place you go to get away from the world, and to relax and put your feet up, or spend time with your family and friends. You want to be reassured that the home you buy is safe and in good condition. A home inspection can give you this peace of mind, using a visual inspection of every aspect of the home both inside and out. This should be done by a professional home inspector who has the education, knowledge, and experience needed to identify problems which may not be readily apparent.
There are some questions you should ask any prospective home inspection company, and things to consider, to guarantee you get a thorough and complete inspection. How long has the inspector been doing these inspections? How many home inspections does the inspector do in a year? How much experience does the home inspector have inspecting homes identical to the one you are buying? These questions are important, because without adequate experience the inspector may miss signs of a hidden problem. Choose a home inspection company that exclusively does only home inspections, and does not just practice this as a sideline to their day job. Ask about the reports that will be given, will you get a written report, an oral report, or both? Does the home inspection company have certification? Do they have insurance?
Set up an appointment for the home inspection with both the seller and the home inspector. Make the appointment during the daytime, when there is plenty of daylight so that flaws and problems will be noticeable instead of hidden in shadows. Allow for at least two to three hours for the home inspection, and make sure you are present. Ask questions of the home inspector, and listen to the answers closely. Make sure that you contact the seller, and that they agree to the visit by the home inspector at the specified time and day. Give the home inspector the name, address, and phone number of the buyer, and the address and directions to the home being inspected, as well as any codes needed to access any lock box that may be installed.
If you need to reschedule the home inspection appointment, make sure to give the inspection company at least twenty four to forty eight hour notice before the appointment time, to avoid being charged. Make sure that all utilities are on at the home, including the electric and gas, and make sure that all appliances like the furnace and hot water heater are on and running. Arrange with the seller for the home inspector to have access to everything, including any attics, basements, garages, outbuildings, closets, and other areas. This will ensure a complete and thorough professional home inspection. Also make arrangements with the seller to make sure any furniture or stored belongings which may block access to electrical panels, access panels, and appliances are moved before the inspector arrives. Payment is expected after the home inspection is done, before the inspector leaves the home, so make sure to have a check or money order ready when the inspection is finished.
When looking at homes, do a personal inspection of each home to narrow down the list of possibilities. A professional home inspection should be done on the home you finally decide to purchase, but doing a personal inspection on each potential purchase will help you weed out the obvious bad choices and save you time and energy. Look for things like apparent cracks or shifts in the foundation, obvious electrical malfunctions, sockets that have scorch marks, signs of severe water damage or mold growth, evidence of leaks, both inside and outside the home, the overall condition and age of the roof, dampness or signs of flooding in the basement or crawlspace, and other signs of repairs that may be needed.
There are some things that a home inspection may not cover, depending on where you live and what company you use for the inspection. Most of the time these are referred to as third party testing services, and they can include water quality testing, radon testing, mold testing, air quality testing, and inspection for wood boring and eating insects like termites. All of these tests may be considered important, depending on what the home inspection shows and any problems that may have been detected by the home inspector. If there is visible mold then mold testing may be suggested, to ensure it is not a toxic strain of mold that can cause human disease and illness. If the water quality is suspect, water testing may be suggested to guarantee that there are no bacteria or other organisms that can sicken you. Radon testing should always be done to make sure this cancer causing gas is not present in the home, and the home inspection report may suggest this as well. A termite inspection could be ordered if the inspector finds evidence that these pests may be present, and posing a danger to the structure of the home by eating the wood. Air quality testing may be done if there is any reason to suspect that the air in the home may be harmful to occupants, and this can be due to mold, radon, or other harmful airborne irritants and pathogens.
Knowing what to expect during a thorough professional home inspection, and the tips to make this process more effective and efficient, can help you get a good idea on any flaws in the home before you make the purchase, without any doubt or confusion involved. This step should never be omitted, even though it may seem costly, because it can save you significantly if there are hidden defects and unseen flaws.