A home inspection is an opportunity to gain confidence in the purchase you’re about to make. It also may uncover information that prompts you to negotiate a lower price or arrange for repairs before closing on the house.
Inspectors can’t comment on aesthetics, such as wall stains or carpeting. They also can’t give you a price range for repairs.
Buying a Home
Home inspections are usually required for purchases of single- and multi-family homes, as well as condominiums and coops. While some Purchasers choose to forgo an inspection, this can be a costly mistake, as unexpected issues may arise after the closing.
The inspection report can be used to request repairs from the Seller, reduce the sales price or even terminate the transaction. It is important to remember that the number of problems discovered shouldn’t be the focus, but rather the severity of the issues.
The most common problems are related to electrical, plumbing and structural issues. If you are selling your home, prepare by turning on all utilities and clearing away clutter that might impede the inspector’s access to areas or systems. Also, be sure to test smoke and carbon monoxide detectors and trim or remove any overhanging tree branches that might be a safety concern. Then, schedule a walk-through with your agent soon before the closing to address any issues that might still be outstanding.
Preparing for the Inspection
Most real estate transactions involve a conditional sale, meaning that the closing is contingent on the results of the home inspection. This means that as the seller, you must do everything in your power to ensure that the home inspector has an easy time conducting the inspection.
This includes clearing away items that might block access to areas of the property. The home inspector needs unimpeded access to evaluate all the nooks and crannies, including attics, basements, crawl spaces, and utility rooms. Also, make sure that the areas around the home are free of weeds, garbage cans, toys, and clutter.
It’s also a good idea to fix any issues that might pop up during the inspection. For example, a leaking faucet or water-related damage might turn off buyers. In such cases, addressing the problem before the inspection will help avoid delays and potential headaches. It will also make the inspection process go more smoothly. Moreover, being present during the inspection allows you to engage in on-the-spot discussions with the inspector, facilitating a more accurate assessment of your property.
During the Inspection
During the inspection, you can ask the inspector questions and point out things you’ve noticed yourself. If you point out a crack in the wall, for example, the inspector can explain whether it’s a common sign of aging or an indicator of serious structural damage.
The inspector will check readily accessible parts of the home’s plumbing system, including examining faucets and shut-off valves; electrical systems, fuses and circuit breakers; heating and air conditioning systems (temperature permitting); and the roof, attic and visible insulation. If they can’t assess an area due to a locked door, inaccessible wires or unsafe conditions, the inspector will note that in the report.
Be sure to hire a certified home inspector who’s independent of your real estate agent. Your agent might have a list of inspectors, but it’s important to shop around for one who has the training and experience to provide you with an objective view of the property.
After the Inspection
Ideally, you and the inspector will come to an agreement on what must be fixed before closing. Your real estate agent may be able to help with this process, giving you input on where the market is and how likely it is that the seller will budge on repair requests.
Home inspectors are not experts on plumbing or electrical systems, so they can’t promise to catch every issue. But they will be able to look at the major components and systems of the house, including the roof, basement, attic, heating and cooling systems and interior walls and floors.
A reputable inspector will be careful not to create a to-do list for the seller, saving little items for after the inspection is done. That could be counterproductive and delay the closing, as well as throw off negotiations. If a serious problem is uncovered, like excessive radon levels or termite damage, a seller may be required to fix it before closing.