“Here lies Walter Fielding. He bought a house. And it killed him.”
—Tom Hanks, The Money Pit
A home inspection can be a nerve-racking process for newbie buyers: What if the house you adore has major problems hiding beneath that shiny new coat of paint? If you’re worried the home you envision living in may have mold or foundation issues, it’s time to take a step back and realize that home inspections are a boon to buyers, since they exist to protect you from what could be a very bad deal. Here’s everything you need to know about home inspections, and how to make the most of this important stage in the homebuying process. Here are some insights into how to make the most of this all-important step.
What does a home inspector check?
A whole lot! The National Association of Home Inspectors’ checklist of things to vet includes approximately 1,600 different items within a home. Home inspectors use these lists while inspecting properties, and while they may vary by individual and geographic area, rest assured, this list is incredibly long—proving that a whole lot can go wrong!
Here’s a rundown of the main things a home inspection checklist will include:
Structural issues: “Your home must properly support the weight of its own structure,” says Jeffrey Miller, real estate agent and team lead at AE Home Group in Baltimore. “Over time, critical elements may begin to fail.” A home inspector will look for a cracked foundation, sagging beams, wood rot, and uneven floors, identifying areas that may be compromised.
Roof problems: If the roof is sloped, Miller says, an inspector will look for curling or missing shingles, worn granules, cracks in skylight sealant, loose gutters, etc. If the roof is flat, the inspector will want to check for cracks in the seams and any divots or spongy areas.
“They’re looking for any signs that that roof is no longer structurally sound or may allow in water in the near future,” Miller notes.
Mechanical issues: From central air to water radiators, the heating and cooling systems in a home should be turned on by the inspector (regardless of the season) to ensure they’re in proper working condition.
Plumbing concerns: A home inspector’s checklist will include keeping an eye out for leaks under bathroom sinks, signs of corrosion and rusting of cast-iron drain lines, and water pressure.
Electrical troubles: Electrical issues could spark house fires, which is why inspectors check outlets individually to ensure they’re properly hooked up to power and grounded. They’ll also check for code violations and gauge the age of the electrical system.
Overall condition: Do the doors stick? Are there windows that have been painted shut? Will the oven that is being sold with the home actually turn on? A home inspector’s checklist includes walking through the house and checking on these basic elements, so that issues can be rectified—or at least known to the buyer—before you buy.
Safety: The home inspection checklist will include items that may compromise the safety of you and your family.
How to hire a top-notch home inspector
While it may be tempting to hire any run-of-the-mill home inspector to get the job done—particularly if the price is right—the inspection is no time to cut corners. After all, buying a home is an enormous investment. “Everyone does themselves a disservice when they shop by price alone,” says Alan Singer of Sterling Home Inspections in Armonk, NY. “Plenty of inspectors don’t know what they’re doing and set up shop because it’s easy to do.”
So, first, check your local requirements: Many states require an inspector to have a license or insurance, and not having either is a big, waving red flag. Even if insurance is not mandated, you’re better off choosing an inspector who is insured, which protects both of you against errors and omissions. Membership in a professional trade organization, such as the American Society of Home Inspectors, indicates that the inspector is up to date on the latest developments in the field—another giant plus. Homebuyers can (and should) also look at reviews online for additional confirmation of a home inspector’s reputation and credentials.
Why you should attend the home inspection
Even though you will receive a written report after the home inspection, you should ideally attend the inspection while it’s being done. It provides a valuable opportunity to learn all about the inner workings of your would-be new home. “I much prefer it when buyers are there, so we can discuss the home in person,” Singer says. “It’s much easier to explain the ramifications of an issue when we’re standing in front of it.” Plus, it sure beats deciphering a 10-page report about heating, ventilation, and air-conditioning (HVAC), or plumbing problems. So, don’t be afraid to ask questions. Really stick your nose into the home inspection. You and your inspector will be looking at all sorts of things you might have skipped during your showings, like the attic and crawl space, and under the sinks. Don’t be scared to delve into the details. Even the best home will receive a laundry list of to-dos and potential problems, and fixing them will be much easier with a hands-on understanding of the issues involved. Consider it free (and invaluable) fix-it advice.
Questions to ask a home inspector
What are some questions to ask a home inspector after he’s finished the inspection? Because, let’s face it, just staring at that hefty report highlighting every flaw in your future dream home can send many buyers into a full-blown panic! Know the right questions to ask a home inspector afterward, though, and this can help put that report into perspective. Here are the big ones to hit.
“I don’t understand [such and such], what does it mean?”
Just so you know what to expect, here’s how it will go down: A day or two after the inspection, you should receive the inspector’s report. It will be a detailed list of every flaw in the home, often along with pictures of some of the problem areas and more elaboration. Hopefully, you also attended the actual inspection and could ask questions then; if so, the report should contain no surprises. It should contain what you talked about at the inspection, with pictures and perhaps a bit more detail. If there’s anything major you don’t remember from the inspection in the report, don’t be afraid to ask about it.
“Is this a major or a minor problem?”
Keep in mind, that most problems in a home will likely be minor and not outright deal-breakers. Still, you’ll want your home inspector to help you separate the two and point out any doozies. So ask him if there are any problems serious enough to keep you from moving forward with the deal. Keep in mind that ultimately, it’s up to you and your real estate agent to determine how to address any issues. “The inspector can’t tell you, ‘Make sure the seller pays for this,’ so be sure you understand what needs to be done,” says Lesh.
“Should I call in another expert for a follow-up inspection?”
Expect to have to call in other experts at this point, to look over major issues and assign a dollar figure to fixing them. If your inspector flags your electrical box as looking iffy, for example, you may need to have an electrician come take a look and tell you what exactly is wrong and what the cost would be to fix it. The same goes for any apparent problems with the heating or air conditioning, roof, or foundation. An HVAC repair person, roofer, or engineer will need to examine your home and provide a bid to repair the problem. Why is this so important? This bid is what your real estate agent will take to the seller if you decide to ask for a concession instead of having the seller do the fix for you. Your inspector can’t give you these figures, but can probably give you a sense of whether it’s necessary to call somebody in.
“Is there anything I’ll need to do once I move in?”
Wait, you’re still not done! It’s easy to forget the inspector’s report in the whirlwind of closing and moving, but there are almost always suggestions for things that need doing in the first two to three months of occupancy. Lesh says he sometimes gets panicked calls from homeowners whose homes he has inspected, three months after they’ve moved in. Although he’s noted certain issues in his report, the buyers have neglected the report entirely—and paid for it later.
“I had a couple call and tell me they had seepage in the basement,” Lesh says. “I pulled up their report and asked if they’d reconnected the downspout extension like I recommended. Nope. Well, there’s your problem!” Everything you didn’t ask the seller to fix? That’s your to-do list. Isn’t owning a home fun? Just remember—the vast majority of issues raised during a home inspection are repairable. Just as with a used car or an old computer, or secondhand clothing, there are bound to be problems. Some of them may be small and easily fixed, like leaky pipes and rattling doorknobs. But if an inspector discovers a major problem—with, say, the foundation or water intrusion—even that may not be a deal killer. In fact, it could be a bargaining chip you can discuss with the sellers before closing the deal. Work with your real estate agent to determine the best approach. If your offer was contingent on a successful inspection (and most are), you have a good basis to request that the current owners make repairs before closing. You’ll want to get this in writing, along with provisions to cover you if the sellers fail to fix the problems. But there’s no obligation for sellers to address the inspector’s discoveries. If they aren’t willing to shoulder the burden, you need to assess whether the cost of a new roof—or mold abatement, or fixing the foundation, or whatever the problem is—is worth the reward. With no solution beyond paying $30,000 out of your own pocket, you might need to move on to a more habitable home. “People get very invested in the home they want to buy, and it all becomes a very overwhelmingly emotional experience,” Singer says. “But they need to listen to the advice of the inspector, take a look at the financial ramifications, and make a clear-headed decision.”
