Your lender may require a pest inspection to
make sure your new home is free of termites and other wood destroying insects. If the pest
report mentions damage from an active or previous infestation the lender will ask you to
hire someone to verify the structural integrity of the home. Neither of those inspections
takes the place of a home inspection that examines the condition of the house and its
components.
What Is a Home Inspection?
A home inspector evaluates the structure of the house, and gives feedback about other
systems such as the roof, plumbing, electrical system, heating and air conditioning units,
insulation, doors, windows and more.
Are Home Inspections Required?
Home inspections are an extra expense and usually optional, so do you really need one?
Probably. Money might be tight for closing, but try to imagine moving in and finding out
that the air conditioning unit isn't capable of cooling the house, or that portions of the
electrical system are substandard, or that the chimney needs immediate repairs.
What if the Inspection Uncovers Problems?
First, your offer to purchase should have included a detailed statement regarding your
rights to a home inspection. The standard contract used by real estate agents may give you
the right to back out of a contract if a home inspection uncovers more problems than you
are willing to deal with. If it does not, the wording should be added in the form of a
contingency.
Don't assume the seller will make every repair you ask for.
They may refuse to make any repairs at all. Read your contract carefully before
signing it so that you understand the rights and obligations of all parties. Never rely on
a verbal agreement--agreements must be in writing to be valid.
Who's the best person for the job?
evaluate your new home. Experienced inspectors have seen hundreds, or even thousands, of
homes and have the routine down-pat. They know exactly what to look for, including all the
little quick-fix tricks.
My brother can do it.
Some people truly do have a friend or family member who can perform an inspection. But
even though your brother may have some building experience he may not have the equipment
or expertise required to do a thorough evaluation of the home. What if he misses a major
problem? Will it create hard feelings within the family?
I'm in love with this house, so it doesn't matter.
So much in love that you're ignoring problems? An inspector takes a clinical look at the
house. You'll get only the facts, and that's what you need to make decisions about going
forward with the purchase. If you don't really care what problems you might run into, go
ahead. You're the only one who can determine how much time, energy and money you can
devote to the house. But keep in mind that an inspection that uncovers safety issues can
help you prioritize repairs.
It's a brand new home. There won't be any problems.
Maybe in a perfect world. New construction isn't always problem-free.
How to Hire a Home Inspector
Most states in the US offer little or no regulations for the home inspection industry. How
do you find a qualified home inspector?
Ask for opinions.
Talk to friends who have had an inspection recently. Did their inspector do a good job?
You can ask the inspector for references, too, but keep in mind they probably won't give
you the names of unhappy clients.
If you are working with a real estate agent you trust, ask who they recommend. Agents deal
with inspections every day. They know who the good inspectors are.
What does the inspection cover?
What systems are covered in the home inspection?
Are there some services that require an extra fee, such as a septic inspection? A septic
report is required for FHA and VA financing. Doing it at the same time as the home
inspection is usually less expensive than bringing the inspector back again later.
Will you be given a detailed report with photos of problem areas? It should include a
checklist showing results for all systems evaluated. It should also include reports in
paragraph form.
Ask for a time estimate. A thorough inspection can take 3-5 hours or more.
Inspect the inspector.
If statements in the appraisal or pest report cause the lender to ask for a structural
inspection they will expect that inspection to be done by a licensed professional.
Before you select an inspector find out what type of licensing the lender requires if a
structural inspection is necessary. If your inspector qualifies, it may save you time and
money since you won't have to hire a second person to verify structural integrity.
Important questions
Where was the inspector trained?
Does he or she attend continuing education classes?
Does the inspector belong to a professional organization? If so, what are the requirements
for membership? Entry should require more than just an application fee.
Does the inspector carry Errors & Omissions insurance? This type of malpractice
insurance may come in handy if the inspector overlooks a major problem.
On inspection day
It's best if you attend the inspection yourself. Inspectors report all defects they find,
no matter how minor. Home buyers sometimes get excited about minor problems simply because
they don't have an understanding of what's really wrong. Witnessing problems first-hand
will give you a better grasp of what is and is not an issue.
