8-17-07
Getting Your Home Inspected
Before you head to the closing table and become a proud homeowner, it’s important to be sure that the property is in good condition. No matter how attractive a house looks or how much you love it, you want to be sure it’s sound structurally and in every other way. Yes, my friends, it’s time for the home inspection.
To help elucidate this ever-important and oft-overlooked topic, I’ve brought in a couple of professional home inspectors whom I’ve worked with in the past and who are very, very good at what they do: Jose Rodriguez of San Jose Inspection and Jeff Kaplan of Household Inspection Team. Let’s take a look at the basics of the home inspection and a few tips for you to keep in mind.
Is a Home Inspection Required?
No, it is not. If you don’t want to spend the money to have your house inspected, you are more than welcome to roll the dice and hope you get lucky. That being said, please, please, please spend the few hundred dollars and order a professional home inspection. As a first-time homebuyer, you’re making the biggest financial investment of your life to this point. It is more than worth it to protect your investment and have that place professionally inspected.
What if I’m buying a new home or a rehab? Do I still need an inspection?
I’ve heard repeatedly that if you’re moving into a rehabbed or newly built home and there’s a warranty and everything, it’s not worth it to pay for the home inspection. In my opinion, that couldn’t be further from the truth. Jeff agrees: “New home or rehab, you are still relying on the architect who deals with the subcontractors who retain their subs who hire their helpers. By the time information goes from top to bottom, messages gets lost. With the project moving so fast, and with deadlines coming up, things may be neglected. You are obviously better off finding this out during your inspection contingency period and not two years after you move in.”
When should you have the property inspected?
Most buyers get professional inspections only after they’ve signed a sales contract to buy the property. Typically, you’ll have five days after the sales contract is signed to have the place inspected, so there’s really no need to have anything done before signing a sales contract. If, after the inspection, you decide you no longer want to buy the property, you and your real estate attorney should be able to dissolve that sales contract if you’re within that five-day window.
How much does it cost?
The eternal question! Every inspector will have their own price schedule; some have a flat fee or charge per square foot or per the selling price. Regardless, the inspection fee usually ranges from $250-450. (For the record, Jeff and Jose lie toward the low end of that range and, if you like, you can follow up with them to get a quote using their contact info below.) Bottom line: relative to the price of the home, it just doesn’t cost much at all to have your property inspected—so be sure to do it. Protect that investment!
What happens at an inspection?
You’ll arrive at the property with your realtor (yes, your realtor should be there; if there are any issues, you want your realtor to see them first-hand) and have a brief pre-inspection discussion with the inspector to go over the process. According to Jose, the inspector will then conduct “a visual inspection of your home and its systems and provide you with a comprehensive property evaluation detailing its physical condition. [The inspector] will search for damage which may require expensive repairs, as well as fire, safety and health hazards.”
What are the main tasks you need to make sure he or she accomplishes?
There are seven main areas you need to make sure your inspector covers: roof, structure, heating, air conditioning, plumbing, electrical, and interior. Jeff adds, “Because you are buying the appliances, those should be inspected as well.” Jose recommends, “Always review the outside exterior; in regards to the interior, make sure every outlet and light switch in the bathroom and all interior rooms are tested.”
What questions should I ask my inspector?
Here are a few good ones to keep in mind:
1) How long may my roof last?
2) Are there any foundation cracks? How many?
3) Is the electrical up to standards?
4) Is there moisture present in the walls or ceiling?
5) Is the water pressure good on all levels?
6) Can you test for gas leaks?
7) Any signs of termites?
8) How old is my heating and A/C unit?
What are some items that a home buyer shouldn’t expect from their inspector?
It’s important to understand that the inspector is not there to fix the problem. He or she is simply there to identify it so that you can take action to correct it, either through the seller or on your own. He also isn’t there to tell you whether or not you should buy the home. Some defects that are found (e.g. light switch not up to code, windows need to be reinstalled) are easily remedied, while others (such as structural issues or termite problems) might warrant a rethinking of your buying decision. However, that decision is ultimately up to you. Jeff also added that the homebuyer shouldn’t expect “a guarantee that everything that worked on the day of the inspection will be in the same working condition when they move in. Just because something works on a Monday doesn’t mean it will still work on Tuesday. A home inspection is only identifying defects which exist at the time of the inspection.”
Any final advice?
Jeff recommends, “I would just make sure that they will walk the roof, crawl the crawlspace, climb in the attic, remove the electrical panel cover, and run the appliances. Not all inspectors perform the same service, so don’t be bashful to at least ask. I would also recommend making sure you could get cost estimates for defective items. This service could help with negotiations and could speed up the purchasing process.”
Jose included this final piece of advice: “Know about your inspector or his company. Ask about how long in the business and years of experience, ask about his or her background in the field. There are thousands of home inspectors out there ready to work for your hard-earned money. How do you choose the home inspector that’s right for you? You can start by making sure that they are licensed, insured, experienced and professional. A more experienced home inspector may notice things that others overlook.”
There you have it. Talk to you next month! As always, feel free to e-mail or call me anytime with questions or comments on this PerformInk series or your own home purchase.
Mike McNamara has been an actor in Chicago for the past eight years, in theatre, commercials, television and film. Mike is also a Mortgage Consultant and Loan Originator with West America Mortgage Company. He can be reached anytime at 773/398-0021 or findmac@gmail.com. Special thanks to Jeff Kaplan, president and of Household Inspection Team, and Jose Rodriguez, owner of San Jose Inspection. You can contact Jeff at jeff@weinspect.com or 1-800-WE INSPECT. You can contact Jose at weinspect@gmail.com or 708/655-7979.