WHAT YOU NEED TO KNOW ABOUT HOME INSPECTIONS

A home inspection is one of the first investments a buyer makes in a property. The purpose of a home inspection is to check out the home for potential problems before a buyer purchases the home. Many real estate purchases offers contain a home inspection contingency clause.

A typical home inspection can last up to three hours. The inspector makes a thorough examination of the accessible areas and systems of the property. The fee for an inspection ranges between $300.00 and $500.00 and covers a standard list of items. If additional tests are requested or required, and extra charge may apply.

A home inspector will take you through the home step-by-step, pointing out potential and necessary repairs. This information can be invaluable when negotiating the purchase price of the home. The inspection also gives the buyer a fantastic opportunity to become familiar with the details of the systems of the home.

The standard systems of the home to be inspected include the structure, electric, heating/air conditioning and plumbing systems.

The framing and foundation of the home is considered the structure. The heating and air conditioning sill be tested during the inspection. The vent system will also be examined.

The plumbing system will be tested including all fixture and faucets. Drains and plumbing vent systems will be inspected. If the home has a sump pump, it too will be tested.

In addition to the standard systems, the home inspector will inspect all accessible areas of the home including the exterior, interior and basement of the home.

The exterior inspection includes the roof, foundation, doors, decks, balconies, porches and any walkways or driveways leading to the entrance of the home.

The interior inspection includes walls, ceilings, floors, stairways and railings, basement, doors and windows. Additionally, the home inspector will test major kitchen appliances such as the oven, stovetop and microwave oven.

After the inspection you will receive a comprehensive report and supplemental material. This educational material is often in the form of a book or binder. The report will list any issues uncovered during the inspection.

It should be noted that, while home inspection can be informative and useful, buyers should not expect them to be technically exhaustive. This is because Standards of Practice require only that they be based on visual inspections. The inspector is therefore only required to look at the stated components and systems that can safely be accessed, are operational, and can be operated without damage to components.

Inspectors can not, and will not, for example disassemble equipment to determine the condition of hidden components, since the process of disassembly can itself cause problems.

Water stains on a ceiling? An inspector can speculate as to the possible cause, but he can not tear out the drywall to see where it is coming from. The integrity of buried plumbing drains? Inspectors do not perform ultrasonic testing or video scans. All they can do is look for telltale signs of problems, and offer their opinion as to their possible source.

Buyers also need  to be aware that a home inspection will not include evaluation of everything in the home. For example, an inspection of a septic system can not legally be performed by a licensed home inspector. Beyond that, thins like widow air conditioners, water filtration system, countertop microwaves and other non-hardwired items are also not part of the inspection.

And, consider washers and dryers with laundry in them - these can't be operated for obvious reasons. Additionally, if the house water, gas or electricity is turned off, or an appliance or fixture is valved or breakered off, an inspector should not be expected to turn on the appropriate valves or circuit breakers. This is for good reason: The circuit or systems may be rendered inactive because of an electrical fault or leak, unbeknownst to the inspector. Turning on items that are shut off by valve (clothes washers or barbecues) or by circuit breaker (spa tub or baseboard electric heat) can result in unanticipated property damage to the home or personal injury to the inspector. Services that are shut off could be due to a gas main leak, electric service entrance problem or water line break.

Another common misconception by buyers is that home inspectors are experts on all things they inspect and that what they say is the final word on defects. Consider the home inspector as the "general practitioner" of the health of the home they are evaluating. Just as most people do not expect their family doctor to be able to correctly diagnose everything they see, and are used to being referred to specialists, so is true of home inspectors.

No matter how many years or inspection and inspector has under his or her belt, no one has all the answers. Structural, roofing, suspected underground fuel oil tanks, suspected mold or termite activity and heating/air conditioning issue are often cited by home inspectors as areas where they recommend buyers get a "second opinion" from a licensed or certified professional in those specialties.

As a home buyer, it is your responsibility to pick the home inspector you want to use. Your real estate agent can be very helpful in giving you a list of names of qualified home inspectors. However, in no way are you obligated to use them. There may be others out there that are highly qualified and experienced. While it is convenient for your real estate agent to obtain an inspector and schedule an inspection for you, remember that the inspector that the agent prefers to use may not be the one who is best for your needs.