When you need a home inspection, you want to make sure you get a good one here in the South Alabama 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.
Why a New Home Buyer Should Not Rely on the Former Buyers Home Inspection Report
Not all home buyers end up closing on the home that they put an offer on. Things happen and deals do fall through. This happens for several reasons. The top reasons are financial approval fell through, the seller and buyer got along poorly, the sellers decided not to sell the home, and the condition of the home was worse than the buyer originally thought it was.
Once the home purchase has been cancelled the first home buyers usually look at other homes. The sellers are now left to hope another buyer comes along. The home inspection report is often shared with the real estate agents and the seller. Erroneously this home inspection report is sometimes shared with the new home buyers. This is an error for a couple of reasons.
The first reason is because the second buyer has no contract with the home inspector or the home inspection company. Because there is no agreement/contract if the second buyer has an issue with the home claiming that the home inspector missed a major issue there is zero responsibility for the inspector to take care of them. There was zero legal obligation.
Another reason is that the new home buyer was not present at the inspection and therefore has not idea what conversations the former home buyer and inspector had. This can be vital information. Sometimes in the inspection agreement the buyer request somethings not be inspected so the report is not as whole as the new buyer may believe.
The last reason I am giving here for not relying on the home inspection report created for a previous home buyers has to do with your warranty. To help sell homes agents and sellers will often buy a home warranty for the new home owner. However most home warranty companies will not repair a lot of your issues if you did not have a home inspection completed for you. I spoke with a home warranty rep and they do depend on the home inspection report to determine if items such as your furnace or air conditioner were working when you bought the home. If you do not have your own inspection report to verify that things did operate when you bought the home then you are out of luck and the warranty company will not pay to fix your broken stuff.
If you are buying a home that was previously inspected then you need to have your own inspection done to be protected as fully as possible. If anyone tells you that it is fine to use the previous home inspection report they are wrong. Your are not protected well at all. When Habitation Investigation does a home inspection the client has the ability to get an 18 month warranty for the fee of 12 months. Habitation Investigation also provides warranties such as sewer line protections, 5 year roof leak warranty and 90 day warranty on structural and mechanicals. All those things are there for the home buyer if Habitation Investigation does the inspection for the clients who buy the home.
Importance of Home Inspection
If you have bought or sold a home, you might have experienced an independent home inspection. This type of home inspection is designed to provide both buyers and sellers with critical information about the health of the home's systems - heating and cooling, electrical, plumbing, water tightness, roof condition, and safety. This type of inspection is highly detailed and provides a wealth of information on the home. While this type of inspection is not required, it can help buyers avoid a "money pit" and can help sellers understand what things might turn buyers away.
A friend wrote me recently to say that they bought a house and had expected the home inspector to look for termites. After they moved in, they decided to remodel. They discovered that termites had completely eaten the wood structure in 3 walls.
I told them that one of the things home inspectors do not do is inspect for pests, since they are not qualified to identify them. Pest control professionals are qualified to find pest infestations, and should be called in before the purchase. Most of the time your real estate agent will suggest what inspections you should be getting to protect yourself.
This got me thinking about home inspection myths. Here are the top 6 myths.
* Home inspectors inspect for termites. Myth! Unfortunately for the couple above who believed this, repairs were very expensive.
* You should not attend the inspection on the home you are buying, because it will disturb the inspector. Myth! Inspectors appreciate their clients attending the inspection and know they can fully communicate the issues with them. Sometimes written reports do not explain everything fully. If the clients are out of town and cannot attend the inspection, they should hold a conference call to discuss report items as soon as practical after the report is completed.
* The seller is responsible for fixing everything the inspector finds wrong. Myth! Repairs, even serious ones, are negotiable. The sellers may be able to back out of a deal, however, if the inspector discovers serious defects.
* New construction requires an independent home inspection to get the Certificate of Occupancy. Myth! New construction does require progressive inspections by the municipal building inspector for safety and code enforcement. If you are moving into a newly constructed home, I personally would recommend an independent home inspection also, as it will catch many loose ends.
* If the home's appraisal is excellent, there can't be anything wrong with the home and you don't need another inspection. Myth! A home's appraisal is based on many factors, including market conditions, location, and materials (HardiePlank and granite countertops, for example) but does not inspect for systems actually working or structural integrity.
* A home inspection will take about 30 minutes. Myth! A thorough home inspection should take from 2-5 hours depending upon the size and complexity of the home. There are hundreds of inspection points on a home inspection, including walking the roof and crawling the crawlspace.
Now that you are the home inspection expert, you can try these questions on your friends and see how they do.
Tips on a Thorough Home Inspection and Home Testing
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.