Home Inspections: Expect the Unexpected

What Is a Home Inspection?

A home inspection is a thorough assessment of a property’s condition conducted by a licensed professional. Think of it as a health checkup for a house, it helps both buyers and sellers make informed decisions. The inspector examines everything from the foundation to the roof, looking for issues that may need repair or replacement. Below is a list of types of inspections you can order.

Types of Home Inspections and Their Purpose:

1. General Home Inspection: Covers the overall condition of the home, including structural elements, electrical systems, plumbing, and HVAC.

2. Wood Infestation: Focuses on detecting wood-destroying organisms (WDOs) such as termites, powderpost beetles and other pests that could compromise the home’s structural integrity.

3. Mold Inspection: Identifies moisture problems and potential mold growth, ensuring a healthy living environment.

4. Radon Inspection: Tests for radon gas, a radioactive substance that can accumulate in homes and pose health risks.

5. On-site Sewage Inspection: Evaluates the functionality of the on-site sewage systems such as septic or holding tanks, to avoid costly repairs later.

6. Water Service Inspection: Testing water quality, ensuring the water is free from harmful contaminants, such as bacteria, lead, or other pollutants. This is especially crucial for homes with well water.

Pro Tip: For water service and on-site sewage inspections, it is the seller's responsibility to locate and provide access to these systems. Additionally, the seller must ensure that the systems are serviced and restored to their original operating condition at their own expense.

When Does a Home Inspection Happen During a Home Sale?

Home inspections typically occur during the contingency period outlined in the sale agreement. This is the time frame after an offer is accepted but before the deal is finalized, allowing the buyer to ensure the property meets their expectations. If significant issues are discovered, buyers can negotiate repairs, request credits, or even walk away from the deal. 

Sellers might consider a pre-listing inspection to identify and address any potential issues upfront, helping to streamline the process and avoid surprises later.

What to Expect During the Home Inspection Process

On inspection day, the inspector will methodically evaluate the home, it usually takes 2-4 hours, depending on the size and condition of the property. They’ll document findings in a detailed report, complete with photos and recommendations. While it might feel nerve-wracking, remember that no house is perfect, even new builds can have issues. 

Here’s a quick rundown of what happens:

1. External Examination: The inspector will assess the exterior, including the foundation, roof, and siding and more.

2. Interior Examination: They’ll evaluate electrical outlets, plumbing, appliances, HVAC systems, and more.

What they do NOT inspect: Hidden defects (e.g., behind walls or under flooring) and Environmental hazards (unless specified, like radon or mold testing). Understanding these limitations helps set realistic expectations.

Who Should Be Present During the Home Inspection?

While it’s not mandatory, buyers are highly encouraged to attend the home inspection. Here’s why:

• Gain Insights: You can learn about the home’s systems and maintenance needs firsthand.

• Ask Questions: Understand the severity of any issues and ask what repairs might cost.

• Prioritize Repairs: Discuss which concerns need immediate attention and which are minor.

Questions to Ask Before and During the Inspection:

• What’s included in your inspection?

• Are there any areas of concern?

• What maintenance is needed for the systems or appliances?

• Can you explain this issue in detail?

Moving Forward or Walking Away

Once the inspection report is in your hands, you’ll need to decide your next steps:

Negotiate Repairs: Work with the seller to address critical issues. 

Request Credits: Offset repair costs by negotiating a lower purchase price.

Proceed As-Is: Accept the home without any adjustments if the findings are minor.

Walk Away: If the issues are too significant or costly, this may be the best choice. You may choose to back out, which is your right during the contingency period.

Remember, a home inspection isn’t about finding a flawless house; it’s about understanding the property’s condition so you can make an informed decision.

Final Thoughts

Home inspections are an essential part of the buying process, offering peace of mind and the chance to uncover hidden surprises before signing on the dotted line. By being prepared and proactive, you’ll feel confident in your decision to move forward or pivot as needed. Remember: Expect the unexpected but know that every challenge has a solution.

Have questions? Let’s talk! Reach out today, and let’s tackle your real estate journey together.

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