Is it a good idea to get a Home Inspection or just take your chances that your dream home is all that it appears to be? Well, in a perfect world, you could just take someone’s word that everything is all good. But unfortunately, we don’t live in a perfect world. Not only that but there could also be some underlying issues that the sellers might not even know about that could cost you in the long run. Getting a Home Inspection can help you understand what might need to be done in the near future or if there are some pricey or dangerous issues that need to be addressed before going forward with the sale. Home Inspections should always be done within your Due Diligence Period. If there are too many issues found by the Home Inspector, you can always back out of the contract for any reason or no reason IF it's within your Due Diligence Period. Otherwise, backing out of your contract will result in a breach of contract - and that could get very costly.
When Choosing a Home Inspector, you should be assured of the answer to the following questions in advance. These are some of the things that I can help you with when choosing a home inspector. I can offer some very respected home inspectors that I work with and trust. That’s one of the reasons it’s very important to use a Realtor® (ME). I will not only schedule a Home Inspector for you in a timely manner, but I will guide you through every process of your home buying journey!
Questions regarding you Home Inspector:
YES! There are many associations for home inspectors, but some groups confer questionable credentials or certifications in return for nothing more than a fee. I make sure the association your home inspector belongs to is a reputable, nonprofit trade organization.
YES! The home inspectors I work with comply with a well-recognized standard of practice and code of ethics, such as those adopted by the American Society of Home Inspectors or the National Association of Home Inspectors.
I have used many home inspectors for multiple transactions. I know and trust their knowledge and capability. If you would like to see customer referrals, I can get those for you. New inspectors may be highly qualified, but they should describe their training and indicate whether they work with a more experienced partner.
Inspectors’ commitment to continuing training is a good measure of their professionalism and service. Advanced knowledge is especially important with older homes or those with unique elements requiring additional or updated training.
The answer to this question is YES. A home inspection is very different from inspecting commercial buildings or a construction site. I only work with residential home inspectors since I am a residential Realtor®. I know the home inspectors I work with have experience with your type of property or feature. The inspector should be able to provide sample inspection reports for a similar property.
NO! Some state laws and trade associations allow the inspector to provide repair work on problems uncovered during the inspection. However, other states and associations forbid it as a conflict of interest. The home inspectors I use DO NOT do the repairs or improvements. I do also work with handymen and contractors that you can hire to repair or update whatever needs to be done according to the home inspection.
On average, an inspector working alone inspects a typical single-family house in two to three hours; anything less may not be thorough.
Costs generally range from $300 to $600 but can vary dramatically depending on your region, the size and age of the house, and the scope of services. Be wary of deals that seem too good to be true. Remember, you get what you pay for!
The answer is YES. A home inspection is a valuable educational opportunity for the buyer and a refusal should raise a red flag.
These are some items that should always be examined.
The home’s “skeleton” should be able to stand up to weather, gravity, and the earth that surrounds it. Structural components include items such as the foundation and the framing.
The inspector should look at sidewalks, driveways, steps, windows, doors, siding, trim, and surface drainage. They should also examine any attached porches, decks, and balconies.
A good inspector will provide very important information about your roof, including its age, roof draining systems, buckled shingles, and loose gutters and downspouts. They should also inform you of the condition of any skylights and chimneys as well as the potential for pooling water.
They should thoroughly examine the water supply and drainage systems, water heating equipment, and fuel storage systems. Drainage pumps and sump pumps also fall under this category. Poor water pressure, banging pipes, rust spots, or corrosion can indicate larger problems.
You should be informed of the condition of service entrance wires, service panels, breakers and fuses, and disconnects. Also, take note of the number of outlets in each room.
The home’s vents, flues, and chimneys should be inspected. The inspector should be able to tell you the water heater’s age, its energy rating, and whether the size is adequate for the house. They should also describe and inspect all the central air and through-wall cooling equipment. Depending on the time of year, here in NC, the air conditioning or heating might not be able to be inspected. We love our seasons, but that will affect this part of the home inspection. In the winter, the air conditioning won’t be able to be inspected and, in the summer, the heating won’t be able to be inspected.
Your inspector should take a close look at walls, attics, ceilings and floors; steps, stairways, and railings; countertops and cabinets, appliances; and garage systems. These areas can reveal leaks, insect damage, rot, construction defects, and more.
Inspectors should check for adequate insulation and ventilation in the attic and in unfinished areas such as crawl spaces. Insulation should be appropriate for the climate. Without proper ventilation, excess moisture can lead to mold and water damage. If the home has an odor, it might have a mold/mildew issue that will need to be addressed.
They’re charming, but fireplaces can be dangerous if they’re not properly installed. Inspectors should examine the vent and flue and describe solid fuel-burning appliances.
During your walk-through, you should also use your own eyes, ears, and nose to determine if things appear to be in good order. I will point out something I find, but I could miss something. All material facts should be disclosed by the seller/seller’s agent. MATERIAL FACTS ARE any facts that could affect a reasonable person’s decision to buy, sell, or lease and must be disclosed by a broker to the parties in the transaction and any interested third parties regardless of the broker’s agency role within the transaction.
Any material fact should be listed on the Residential Property Disclosure Form provided by the seller (again, in a perfect world). BUT NC is a Caveat Emptor (LET THE BUYER BEWARE) state, so the sellers can choose to check no-representation instead of disclosing any information known to them. That’s why, in NC, it is almost essential that buyers get a home inspection.
There are some Home Hazards that won’t normally be checked by a Home Inspector. Some of these issues can be tested with a simple test kit from your local hardware store if you’re concerned about them.
A colorless, odorless gas that can seep into your home from the ground, radon is often referred to as the second most common cause of lung cancer behind smoking.
What to look for: Basements or any area with protrusions into the ground offer entry points for radon. The Environmental Protection Agency publishes a map of high-prevalence areas. A radon test can determine if high levels are present.
A fibrous material once popular as fire-resistant insulation, asbestos was banned in 1985. However, it’s often found in the building materials, floor tiles, roof coverings, and siding of older. If disturbed or damaged, it can enter the air and cause severe illness.
What to look for: Homes built prior to 1985 are at risk of having asbestos in their construction materials. Homeowners should be careful when remodeling because disturbing insulation and other materials may cause the asbestos to become airborne.
This toxic metal used in home products for decades can contribute to several health problems, especially among children. Exposure can occur from deteriorating lead-based paint, pipes, or lead-contaminated dust or soil.
What to look for: Homes built prior to 1978 may have lead present. Look for peeling paint and check old pipes. To get a HUD-insured loan, buyers must show a certificate that their older home is lead-safe. Other hazardous products: Stockpiles of hazardous household items — such as paint solvents, pesticides, fertilizers, or motor oils — can create a dangerous situation if not properly stored. They can easily spark fires and can cause illness or even death if ingested, even in small amounts.
***In NC, we provide a Lead-Based Paint Disclosure when the home was built prior to 1978. This DOES NOT guarantee that there is no lead-based paint present in the home. That will need to be checked during the due diligence period if it’s a concern to you. Some home inspectors check for lead-based paint, but some don’t.**
What to look for: Check all the corners, crawl spaces, garages, or garden sheds in the home. If these products are found, make sure you ask for their removal and get a disposal certificate prior to closing.
When hazardous chemicals are disposed of improperly, they can seep through the soil and enter water supplies. A leaking underground oil tank or septic system can contribute to this.
What to look for: Homes near light industrial areas or facilities may be at risk, as are areas once used for an industry that are now residential.
Are you Going COLEstal? I'm Jeanette Cole (Jeanette Sells Sunset) and I'd love to assist you if you're ready to make a move to the beach. Whether you're in the research phase at the beginning of your real estate search or you know exactly what you're looking for, you'll benefit from having a real estate professional by your side. Whether you're buying or selling, in Sunset Beach, North Carolina or North Myrtle Beach, South Carolina, I'd be honored to put my real estate experience to work for you. Let me help you with your real estate journey.
