Home Inspection Guide Schedule. Inspect. Negotiate.
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How to prepare
Congratulations! If you’re preparing for a home inspection, you’re on your way owning a new home. This is a crucial part of the home selling and buying process, so it is important to be well informed and know what to expect.
wHat is a Home inspection?
A standard home inspection is a visual examination of the physical structure and major interior systems of a residential building/property. It should be clearly understood however that a home inspection is NOT an appraisal, building code inspection, guarantee of any kind, and/or insurance on the condition of the property.
wHat Happens during an inspection? During a home inspection, the inspector will examine accessible and exposed portions of the home including the roof, attic, walls, ceilings, floors, windows, doors, basement, and foundation as well as any heating or cooling systems in place, interior plumbing, and the electrical systems. The inspector does not seek to point out every small defect in the home; rather, the inspector serves to bring to light major issues in the home before a final purchase and sale.
wHy do i need a Home inspection? A home inspection is the key to finding any issues with the property you’re looking to purchase. Inspections can turn up anything from simple problems to complex issues, so in the long run, the inspection cost is a small price to pay.
wHat kind of cost can i expect?
A typical home inspection in New England can range anywhere from $400-1,500. This is typically determined based on the square footage and number of rooms in the home. Additional fees for specialized inspections could apply to those addressing: Wood destroying insects Radon Water testing Lead testing Septic inspections
Cover photo source: Baeder, Justin. (June 13, 2007). DSC_0113 [image]. Retrieved from http://goo.gl/1ZfEQR.
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How do i cHoose wHicH inspector to use?
You’ll want to be confident in the inspector’s ability to efficiently and thoroughly inspect the property, so addressing the following items can help you choose the right person for the job: Ask to see proof of state certification or proof of membership in National Associations of Certified Home Inspectors (NACHI), National Association of Home Inspectors (NAHI), or the American Society of Home Inspectors (ASHI). Both NAHI and ASHI require a minimum of 250 inspections, but many experienced professionals would suggest it’s better to find someone who has performed at least 1,000 inspections. The amount of time spent of the job is also important; ideally you’ll want someone who has been on the job full time for at least three to five years. In Massachusetts, home inspectors are required to be licensed. You should ask for proof of licensing and general liability insurance as well as errors and omission (E&O) insurance. What do they cover when inspecting a home? As part of this, it may be helpful to also find out how long the inspection will take to complete. Typically you can expect 2-4 hours. Should you attend the inspection? Yes! A good inspector will want the buyer to be present in order for you to learn more about the home. Typically the seller is asked not to attend. Stay near the inspector as they move throughout the home so they can tell you about problems when they arise. Find out what kind of inspection report to expect to receive. You may ask to see samples of their previous work to see if the information is clear and informative. In addition, it may be wise to cross reference with your lender to make sure the report fits their needs for items like VA funding.
wHat kind of reviews or past client testimonials does tHe inspector Have? Check out sites like Yelp, Google Reviews, and Angie's List to see what people are saying about the inspector you’re interested in. Sites like these help chronicle what a company might not put on their own reviews section, like if something went wrong with an inspection, how inspector temperaments are, and small acts setting them apart from their competitors.
Your buyer’s agent is also a helpful resource in finding an inspector. They have likely gone through home inspections with clients and a variety inspectors. Your real estate agent should be able to recommend several inspectors for your consideration.
©2015 Dwell360
617-762-4080
H o m e In s p e ct i o n G u i d e
©2015 Dwell360
617-762-4080
2 during tHe inspection wHen tHe inspection begins, wHat sHould you do?
While not required, it is recommended that the buyer be present during a home inspection. This allows them to observe the inspector, ask direct questions, and fully understand the condition of the property being purchased. Furthermore, it is important to have knowledge of the home’s systems, how they work, and what is needed to maintain them. During the inspection, it might be helpful to remember that your inspector is doing a job. They will need to concentrate, so keep questions brief and concise. Buying a home involves emotion due to its nature, but try to not intervene or nitpick too much. There will be plenty of time to negotiate repairs once the inspection is complete. Keep in mind the inspector’s job is limited to the inspection, and they are not responsible for performing any repairs.
verify pool inspections Make sure if you’re having a swimming pool inspected that the inspector holds their CPO (Certified Pool Operator) license. This ensures that water chemistry in addition to pool safety and efficiency will be reviewed.
You won’t need to tell your inspector what you want inspected; they come prepared. Items that will be looked at will include: Foundation Roof Exterior Attic Basement Walls, Floors, & Ceilings Plumbing Electrical Heating/Cooling Systems Doors & Windows Any Additional Structural Components
Things that won’t be considered as part of the inspection: Inside the Walls Chimney or Roof Repairs Septic Tanks Wells, Sheds, or Any Other Additional Structures Just because these are not covered in a standard home inspection, doesn’t mean they cannot be checked out. You may want to look into another professional who can inspect the item in question before moving forward with your transaction. Your buyer’s agent will be able to discuss these issues with you and advise on how to proceed.
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wHat if tHe inspector finds evidence of termites? If your inspector sees signs of termite activity (or other household pests), he will recommend a complete pest inspection or treatment if it is deemed necessary. The mere mention of termites can strike fear into the hearts of homeowners. Most people know that termite infestation can cause severe damage to a home's structure. It can also cost thousands of dollars to eliminate the pests and repair any damage.
It may help to know that termites exist in all states of the country, except maybe Alaska, and homeowners can and do successfully eliminate these pests and their damage from their homes! Consider the following:
wHat are termites?
Professional pest control companies employ several methods to eliminate termites using specialized equipment. There are essentially only two ways to treat an infestation: bait or liquid poison. Since colonies live underground, it is necessary to inject the poison into the soil with specialized equipment. Pest control companies drill test holes and insert tubes through foundations, patios, and hard surfaces; specialized equipment is necessary. Generally, no powder or dust is left on surfaces. Treatment should be safe for all humans, pets, and wildlife.
There are several types of termites in the US, but all of them are small insects with a characteristically soft body feeding primarily on wood. They thrive in warm, moist climates. Living in large colonies, termites utilize a caste system that is highly organized and capable of doing extensive damage to wooden structures, lumber, and trees.
Check references, compare prices, verify state licensing, and ask about safety and possible health effects when you consult with control companies. Reputable firms will answer all your questions and give you a written estimate with descriptions of the chemicals to be used. All licensed termite treatment companies provide a dated certificate of treatment specifying type of treatment, chemicals used, and a written, transferable warranty. Preserve such documents with your home's valuable papers. Companies may also offer periodic re-inspection services, sometimes for a small fee. Even though all chemicals have been deemed safe by governmental authorities, check with your physician if you have specific health concerns. Professional termite treatment lasts for about 5 years, but many homeowners consider periodic testing to be a good part of their overall home maintenance plan.
If you are considering purchasing a home with termite damage, treating the infestation and repairing the damage are vital to maintain the integrity of the home. In addition to eliminating the pests, you may have to replace damaged timbers or even portions of wall, plastic tubing, or pipe in case of severe termite damage. So collect quotes for repairing the structure from reputable contractors and factor these costs into your negotiation. The best course of action is preventive, of course, and newer buildings are constructed with treated lumber and termiteresistant materials. Existing building codes specify some sort of termite barrier or shield for new construction. Often the soil is treated before a concrete slab foundation is poured.
©2015 Dwell360
617-762-4080
wHat is radon?
Radon is a colorless, odorless, tasteless, and cancer-causing radioactive gas. It forms naturally from the decay of radioactive elements found at different levels in soil and rock, from there it can move into the air and water. High concentrations of radon have been found in every state in the U.S., so being aware of what it is and its dangers are vitally important. There is no way to know if radon is present without testing for it directly. While not required, we recommend that buyers have a potential new home tested for radon along with their home inspection. Why?  According to a warning from the Surgeon General, radon is the second leading cause of lung cancer in the United States.  Radon is estimated to cause about 21,000 lung cancer deaths per year, according to the EPA's 2003 Assessment of Risks from Radon in Homes. If the test reveals levels higher than the EPA’s Action Level of 4.0 pCi/L, take this into consideration during negotiations. Radon remediation systems work and are not too costly!
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sHould i be concerned about mold?
Mold is a type of fungus that grows naturally in the environment thriving on moisture and nutrients. Mold spores, similar to microscopic seeds, can be found anywhere suitable living conditions exist. Growth of mold should be discouraged and curbed as soon as detected. Are there health concerns associated with mold? How mold affects a person can vary greatly depending on multiple factors, including the amount of mold present in the environment and the person themselves. Symptoms of mold growth when manifested in a human could include wheezing, coughing, nasal and throat conditions. Those who have already existing respiratory conditions such as asthma may notice their condition worsen. Anyone, despite heightened risk or otherwise, should consult a medical professional if there is concern about mold affecting one’s health. What if my home inspector finds mold? First, they will try to identify the moisture problem that is causing the mold. Without proper diagnosis, the mold holds a higher chance for recurrence once removed or treated. Some common causes could be (but are not limited to): Flooding Condensation Humidifier use Indoor clothes line Firewood stored indoors Kitchen and bath humidity not properly vented Roof or plumbing leaks Improper appliance venting (such as dryers or combustion appliances) Next, your inspector should provide you with as much information as they can about the extent and possible impact of the mold. Items that serve risk of contamination could include sheetrock, plaster, carpeting, ceiling tiles, wood products, insulation, and paper products, but these areas might not be accessible during a home inspection.
Photos courtesy of Highland Home Inspections, Newton, MA.
Consult with your inspector and your buyer’s agent. Do they think these mold findings warrant further investigation or a consultation by a mold-removal specialist before you move forward?
©2015 Dwell360
617-762-4080
3 after tHe inspection You’re in the final stages of the home inspection process! With most inspections, this is the time where negotiations begin. No home is perfect, so there are bound to be issues that turned up during a home inspection. There are many ways to proceed, however, depending on the severity of the issues found. If only minor or previously anticipated issues are detected, it is best to move forward with the deal as originally discussed. Not everything may be worth negotiating over, and it could just cause tension in the transaction. If there are repairable issues that arise, asking the seller to fix the problems could be a suitable solution. If you decide to go this route, it is important to precisely document any and all repairs you would like to be made with deadlines for completion to be included in the Purchase and Sale Agreement. Once agreed upon with the seller, proof that repairs have been completed should be provided. An example of this might be a receipt from a serviceman showing work that was performed. Another option would be to ask for a price reduction or credit back for the issues found. While smaller issues may be able to be ignored, larger issues will need attention. As such, it is well within your rights as a buyer to request that the price you pay be adjusted to reflect the repairs you’ll have to make in the home. Once you have decided to ask for a price reduction, it is wise to bring in contractors to get an estimate for how much it will cost to make repairs. These numbers will be crucial when your real estate agent negotiates on your behalf. Finally, there may be items found during an inspection that may warrant backing out of the deal entirely. While most problems are repairable, it may be not without great labor and expense, and you may not be up to the challenge. Foundation Problems: A couple of small cracks may not be a big deal, but if the inspector puts a golf ball on the floor and it rolls to the other side of the room unassisted then the house has some serious foundation issues that are best avoided by the buyer.
Mold: Surface mold in a poorly ventilated bathroom may be normal, but black mold present is a much more serious issue. Mold is often also indicative of a more serious issue, such as major cracks in the foundation or substandard plumbing. Sources: Hayes, Abby. (April 27, 2014). 7 Questions to Ask When Choosing a Home Inspector. Retrieved from http://goo.gl/uqb2Rd. Angie’s List. Angie’s List Guide to Home Inspection. Retrieved from http://goo.gl/QYJz1g. Precision Home Inspection. 8 Questions You NEED to Ask When Hiring a Home Inspector!. Retrieved from http://goo.gl/FzX87d. US Department of Housing and Urban Development. 10 Important Questions to Ask Your Home Inspector. Retrieved from http://goo.gl/ SZS0A4. Division of Professional Licensure. Home Inspectors Facts for Consumers Sheet. Retrieved from http://goo.gl/gCrR1x. Division of Professional Licensure. Home Inspectors Facts for Consumers Sheet. Retrieved from http://goo.gl/gCrR1x. Mastroeni, Tara. 10 Things Every Buyer Should Know About Home Inspections. Retrieved from http://goo.gl/id8A05. Zillow. Home Inspection Checklist. Retrieved from http://goo.gl/okaxNL. Tuggle, Kathryn. (June 25, 2014). 7 Worst Things to Hear in a Home Inspection. Retrieved from http://goo.gl/dX7M16. Minnesota Department of Health. (2012). Mold in Homes. Retrieved from http://www.health.state.mn.us/divs/eh/indoorair/mold/.
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Water Damage: This problem is also a sign of a much bigger problem. A stain in the basement could potentially be coming from a leak in the roof. Carefully review any water damage with your inspector and real estate agent.
Roof Problems: If the inspector says there are less than 3 years of life left in the roof of the home, you should consider the cost of the roof replacement in your negotiation. Roof repairs can be costly depending on the size of the house and the type of roof you want.
Furnace Issues: If the inspector indicates an issue with the furnace, it might behoove you to have an furnace expert come and look at the item. If not repairable, it can be costly to replace. This may be something to consider when negotiating.
Vermin: A mouse trap might not be a big deal, but termites can be indicative of damage to the structure of the home and you should certainly gather all the information you can about an infestation prior to proceeding with negotiations. Other unwelcome pests such as raccoons, bats, or other critters may be something you’d want to have checked out by a knowledgeable exterminator.
Electrical System Age: If the electrical system is older and features a “knob & tube” style system, you might not want to tackle bringing the home up to code. Not only would you be replacing the electrical system itself, but this will entail knocking down walls in order to do so. It is especially important to be aware of the area’s code when purchasing a historic home, since certain changes might require special permissions. Be sure to discuss the results of your home inspection carefully with the inspector who performed it and your real estate agent. Both will be able to provide guidance on what the best next steps are, whether it be moving forward, renegotiating, or backing out of the deal. In any case, a home inspection can help bring more and helpful information to light that might have otherwise not been discovered.
Best wishes on your big purchase! ©2015
617-762-4080
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