^The Inspector Speaks

Why They're Popular and How They Work

If you're like most people, your home is the single biggest investment you will ever make. Add thirty years' interest to today's skyrocketing house prices and you're looking at a huge financial commitment.

But a house represents more than money. Your home is the place you spend time with your family. The place you can relax and just be yourself. The place that years from now you will associate with life's most precious memories.

When you buy a house, you're making a very important financial and emotional decision. How can you be sure you're choosing wisely?

Why they're popular

A professional home inspection, typically done at the buyer's request after a purchase offer has been accepted, can ensure that your prospective new home is safe and structurally sound. If something needs fixing, the inspector will note repair costs, which occasionally may help you negotiate a lower purchase price. Or you can ask that the seller make necessary repairs. If, on the other hand, the inspector finds nothing wrong, you can come to the closing table feeling confident and well-informed. Frequently, an inspection simply confirms what you already believe: that you have selected a good home.

Older homes, perhaps ten years old and up, seem the most likely candidates for home inspections. Indeed, it's nice to know if their major structural and mechanical systems are in order--and if not, what repair procedures and costs will be. Leveling a settled foundation, for example, can run into the thousands of dollars, as can replacing dangerously outdated wiring.

But new home buyers can benefit from home inspections, too. New construction may be new, but it's rarely perfect. Are the kitchen cabinets hung properly? Is the ground sloped away from the foundation for adequate water drainage? Will the furnace require any special maintenance? Most buyers can't answer these questions, but a qualified home inspector can.

Inspections can also help sellers. Timely repairs can increase a home's value and enhance its marketability in a sluggish real estate climate. Appraisals tend to nudge higher, too, when a home is in good physical condition.

How they work

The time to let your Realtor know you'd like an inspection is when you're drawing up your offer. Make sure it's properly specified in the contract, and give yourself at least a week after offer acceptance to schedule the inspector's walk-through and receive and review his report. Also, the inspection should be done before you pay for loan fees, appraisals and credit checks.

The actual inspection typically takes 2-3 hours. We encourage our clients to accompany us as we evaluate a property's condition; it's a great opportunity for buyers to learn about their prospective new homes and draw their own conclusions if problems are pinpointed.

The average American home contains more than 100 different parts, systems and features; a good inspector takes stock of all of these in the search for defects that could prove troublesome later. Armed with an extensive checklist and professional inspection equipment, our skilled inspectors check houses from roof to foundation, floor to ceiling.

After the inspection, of course, the inspector's work continues at the office. Our 20-30 page written narrative reports are generally ready in 24-hours--sooner if you have a tight deadline. It itemizes hundreds of structural and mechanical items and assesses their condition. When defects are noted, detailed descriptions are provided as are repair cost estimates.

The inspection report then becomes a document underpinning the property transfer. It serves the interests of all parties--buyer, seller, Realtor, lender--by providing documentation of the home's condition.

Sellers: How to Prepare for a Home Inspection
Much of the advice that applies to preparing a home for sale also pertains to preparing a home for inspection. So, if you've already spruced up your home for resale you've probably already taken care of many of these things:

1. Repair cracked or broken masonry, particularly on steps, walkways and curbs.
2. Remove stored materials from around the boiler/furnace and the water heater so the inspector can easily access this area.
3. Check the caulking and grout around the bathroom tub and tile areas. Recaulk and grout as necessary.
4. Examine windows and doors. Replace glass panels, hinges, springs and locks if broken or faulty.
5. Since the inspector will check the mechanical and structural components of the home, clear a path for access. If doors are locked, have keys ready.
6. Remove boxes and other items from around the unfinished basement foundation walls so a thorough inspection can be made.
7. Keep household records, such as appliance service records, receipts for major repairs and electrical bills, handy.
8. Take a walk through your home with an objective eye. Little things such as a sticky window or leaky gutter may be only minute details to you, but to the purchaser those small problems may appear symptomatic of larger ones, such as continual settling of the foundation or water in the basement.

Overall, the home should be neat and routine maintenance work should be completed.