
HOME BUYER
INSPECTIONS
What is a general home inspection?
A general home inspection is a visual assessment of a home’s overall current condition. The inspectors looks for and identifies potential problems in areas of the home, including ceilings, walls, floors, windows, doors, structure, exterior, roof, plumbing, electrical systems, heating and air conditioning, interiors, ventilation/insulation, and more.
Are home inspections required?
No, but a buyer can choose to include an inspection as a contingency—a condition that must be met for the transaction to continue—in their purchase agreement. This is because inspections can help inform buyers and flag costly problems they may not notice until after move-in. However, some buyers may choose to waive home inspections as a tool to make their offers stand out in competitive markets. There are also options somewhere in between, such as only asking for a seller to make repairs for major issues found during an inspection.
Who performs the home inspection?
Members of the American Society of Home Inspectors (ASHI) or the International Association of Certified Home Inspectors (InterNACHI) are trained and certified to perform the inspection.
How much do home inspections cost?
The cost will vary depend on a property’s size and how many inspections are performed.
Who is responsible for inspection costs?
More often than not, buyers typically are responsible for inspection costs. Buyers could request the seller pay for inspections as part of the purchase agreement (offer).
In the East Bay Area, while not required, it is common practice for sellers to have pre-inspections completed before putting their home on the market to get more information about the condition upfront, giving a seller more control over repairs and preparing them for discussions with buyers. Some sellers may offer to cover the cost of home repairs as a concession when marketing their property, while others may not.
Can buyers attend inspections?
Yes, buyers can and in fact I encourage them to do so. Joining an inspector, can be very informative, as many inspectors can, and will show buyers where various areas of concern are located, and help the buyers better understand the scope of any potential or identified problems.
How long does the home inspection take?
The length of a home inspection will depend on factors like a home’s size and condition, but typically a general inspections last for two to three hours.
What are some of the common issues found during home inspections?
Inspection reports educate buyers on the current conditions of systems and structures in a home, including recommendations on how to maintain a home and updates for future consideration.
Inspectors often will flag items that should be monitored, or issues that have the potential to cause larger problems after move-in. Issues can vary widely, but inspectors typically will look for some common problems such as structural or foundation problems, drainage issues that could damage the structure over time, older or faulty wiring, roof condition, HVAC system issues, and other various safety issues, such as if there are too few smoke alarms or carbon monoxide detectors.
What does it mean if a home is listed “as-is”?
A home being sold “as-is” or “in its present condition” means that the seller is not making any guarantees about the home’s condition. It also implies that the seller has decided they will not make repairs even if the buyer decides to get an inspection. Buying a home as-is comes with some risk, so we should discuss what options work best for you.
Should I get inspections when buying a home?
Home inspections are a critical part of the home buying and selling process and failure to obtain a home inspection could potentially cost you a great deal of money and hassles in the long run, which it is why it is always my recommendation for buyers to conduct inspections when purchasing a home.
Other Types of Inspections You May Consider
General home inspection
Termite inspection
Foundation and/or structural inspection
Plumbing inspection
Septic system inspection
Well inspection
Roof inspection
Electrical inspection
Heating ventilating and air conditioning inspection
Chimney and spark arresters inspection
Formaldehyde inspection
Geological hazard inspection
Pool and spa inspection
Soil inspection
Mold inspection
Radon inspection
Gas inspection
Lead Paint inspection
Asbestos inspection
Questions to Ask Consider Asking Your Inspector
Do you belong to a professional association?
There are many associations for home inspectors, but some groups confer questionable credentials or certifications in return for nothing more than a fee. Make sure the association your home inspector names is a reputable, nonprofit trade organization.
Will your report meet all state requirements?
Also, make sure the organization complies 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.
How experienced are you?
Ask inspectors how long they’ve been working in the field and how many inspections they’ve completed. Also ask for customer referrals. New inspectors may be highly qualified, but they should describe their training and indicate whether they work with a more experienced partner.
How do you keep your expertise up to date?
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.
Do you focus on residential inspection?
Home inspection is very different from inspecting commercial buildings or a construction site. Ask whether the inspector has experience with your type of property or feature. The inspector should be able to provide sample inspection reports for a similar property. If they recommend further evaluation from outside contractors on multiple issues, it may indicate they’re not comfortable with their own knowledge level.
How long will the inspection take?
On average, an inspector working alone inspects a typical single-family house in two to three hours; anything less may not be thorough.
How much?
Costs range from $600 to $800 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.
Will I be able to attend the inspection?
The answer should be yes. A home inspection is a valuable educational opportunity for the buyer and a refusal should raise a red flag.
What to Know About the Home Inspection
Structure
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.
Exterior
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.
Roofing
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.
Plumbing
The inspector 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.
Electrical
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.
Heating and air conditioning
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.
Interiors
Your inspector should take a close look at walls, ceilings and floors; steps, stairways, and railings; countertops and cabinets; and garage systems. These areas can reveal leaks, insect damage, rot, construction defects, and more.
Ventilation/insulation
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.
Fireplaces
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.