What is a Home Inspection?

The value of a general home inspection is incomparable. Purchasing a home is stressful enough without further worry about the condition of the property you’re buying. The cost of an inspection (paid the buyer) by a professional is minimal when you consider all the knowledge you will gain about your new home. The average price for a $200,000 home is in the range of $225. Most Realtors strongly recommend that a buyer obtain a home inspection on all resale properties and home inspections are also available for new homes.

The home inspection is not the same as an appraisal. The inspection is meant to evaluate the structural and mechanical condition (not the market value) of the property. The inspector’s findings will be based on observable, unconcealed structural conditions. The inspector will not normally guarantee or warrant the condition of the home.

It is strongly recommended that the buyer accompany the inspector when he inspects the property. You can expect the inspection to take anywhere from two to five hours depending on the size of the home. During this time, the inspector will give you invaluable maintenance tips, answer all your questions, and give you information regarding further possible problems. You will then be in a better position to understand his written report.

The professional home inspector has been trained thoroughly and is fully educated regarding the various plumbing, electrical, and building codes in the counties he works. A home inspection will encompass all of the following:

• Exterior walls, roof, driveways, patios, porches, decks, and fences.
• Foundation, sub-flooring, attic, and crawl spaces.
• Interior walls, ceilings, floors, doors, and windows.
• Kitchens, baths, and appliances.
• Plumbing, electrical fixtures, lines, and receptacles.
• Heating, air conditioning, insulation, vents, and ductwork.
• Water heaters, fireplaces, and chimneys.
• Gutters and drainage.
• Estimated life/replacement costs.
• Component and system maintenance guidelines.

Every inspection will include a written evaluation of all the foregoing. The report will not include a recommendation as to whether or not you should buy the house, nor will it evaluate the purchase price. If major flaws are uncovered, it should give you some idea of what it will cost to repair or replace the problem. A reputable home inspector will never offer to perform, needed repairs and should not refer you to a contractor to perform such repairs.

Usually, a home inspection is a contingency in the contract (usually for 7-10 days). The buyer will remove this contingency assuming he gets a satisfied home inspection report. In the case of problems, the buyer (through an addendum written by the Realtor) may ask the seller to repair or replace certain items. The seller may then agree or disagree.

Sometimes the seller agrees to repair or replace some things, but not others. The buyer may then accept what the seller will do and remove the contingency. If the buyer doesn’t accept the seller’s response, then the contract will become void.