Your Real Estate Advisor: Inspections—Top to Bottom “Check-Up” for the House

Inspections—Top to Bottom “Check-Up” for the House

When you are thinking about buying a home, you need to know what kind of condition it is in BEFORE you complete the transaction. You need to know just because you need the information (even if you are buying it as is. It is critical that you get accurate information about a wide spectrum of components of the property). In the event this is a regular transaction (not REO or short sale), then you can use the results of the inspection report to negotiate repairs which you wish to have completed at the seller’s expense, prior to closing.

What’s included?

We will cover the basic items for a full mechanical and structural inspection. The inspection will be a visual inspection of these components. While this list does not cover everything which could be inspected, it does cover the more common items you should expect with a full inspection of your home.

((Area: Components Checked))

Furnace: Burners/elements, heat exchanger, blower fan, ducts, air flow, filter, the flue pipe, humidifier and the thermostat

Electrical System: Breakers, fuses, main panel, sub panels, main service wire, switches and receptacles, amp rating, light fixtures, door bell and all smoke detectors

Plumbing: Water heater and gas lines, water lines, waste pipes, all fixtures and faucets, drainage, sump pump, caulking and grouting

Interior: Walls, ceilings, floors, steps/stairs/railings, fireplaces, all doors and windows

Attic: Structure, the decking of the roof, insulation, Ventilation and water penetration

Crawl Space: Water penetration, water damage, the structural integrity of the walls, insect damage, the structural integrity of the support system for the 1st floor of home as well as the location and condition of insulation

Slab: Water seepage into ducts (under slab) cracks and/or settlement

Basement: Water penetration, any water damage, the structural integrity of the walls, evidence of insect damage, floor condition, structural integrity of the support system for the 1st floor, finished wall and ceiling condition

Exterior: Roof, flashing, skylights and chimneys, walls, soffits and facia boards, gutters and downspouts

Grounds: Driveway, walks/steps, patio/porch, retaining walls, railings, balconies and drainage

Appliances: (Check to be sure your inspector will check the appliances, not all companies do) (Most built in items will be checked). Range, oven, exhaust fan, refrigerator, dishwasher, disposal and trash compactor


There are additional components which may need to be inspected but are not part of the standard inspection. Your inspector may inspect these for an additional fee or it may be necessary to call a company who specializes in this type of inspection.

Those items include:

Well/Septic System Security systems
Water testing Insect Infestations (termite/other)
Radon Water softeners
Sprinkler systems Pools and/or spas
Asbestos

We’ll cover these in a future article. Remember: your best bet is to use an ASHI certified inspector and attend the inspection so you can ask lots of questions. It’s an investment in your future. I’m trying to look out for you.

Copyright © 2008, Home Ownership Matters, LLC. All Rights Reserved.

(Please E-mail Heather at homeownershipmatters@gmail.com with any questions, comments or concerns you might have! We appreciate all comments and feedback, so please don't be shy.)

Myth—“As is” means inspection is unnecessary

MYTH: One of those myths which will not seem to die is that there is no need to have a home inspection on a property which is being sold “as is” since the seller has already indicated they are not going to repair anything. Failure to get an ASHI certified home inspector to thoroughly evaluate the home you are about to put down hard cash for is by far one of the riskiest things you can do when dealing with real estate.

REASON: You can’t judge a book by its cover (or a house by a walk-thru) 

The need for an inspection has been recognized by laws in almost all the states which grant the buyer the right to have an inspection and further to have certain types of issues addressed (to their satisfaction) or they have the right to walk away, retain their earnest money and go on about their business to find something more acceptable. 

In today’s climate with so many homes being offered for short sale it is increasingly likely that a traditional seller will offer a home for sale ”as is” because they have no money to provide repairs in the event an inspection shows there are items which need repair. 

Additionally, the market is currently flooded with bank-owned homes (REO’s which have been acquired via foreclosure or deed-in-lieu.) In either case the home has been vacant for an extended period of time, almost certainly without utilities on, and likely with delayed maintenance prior to the borrower losing it. Mold you see is definitely an issue: mold which has not yet manifested itself should cause you greater concern. There are so many major problems which can lie dormant in a long vacated home that you couldn’t give me one, much less convince me to buy it, even at a deep discount. (I rented a very nice, expensive Florida home which had been vacant for 3 years; I could tell you stories). To buy such a property without the benefit of a home inspection is foolhardy. If your REALTOR doesn’t advise you to have one, you need to 

start looking cross-eyed at the person you have trusted to advise you in your housing matters.

REALITY: A side benefit of an inspection is to know what repairs you want to ask the seller to take care of as a condition of moving ahead with the transaction. The core purpose of a home inspection is to determine what is the actual condition of the property (structurally, mechanically, etc) in order to determine if you wish to buy it: whether repairs are made or not. You may find a problem which is so expensive to repair or cannot be fixed to your satisfaction no matter what is done, which could cause you to decide to walk away from the transaction. As a real estate salesperson I had a couple walk away from a home after the home inspection found major termite damage as well as an active infestation of termites which we had not seen during our tour of the home. It could have been fixed but they were not certain that they would ever feel quite right about the integrity of the kitchen floor when so much of it (and the support beams) had been eaten away by the little varmints.

An inspection is for your peace of mind about the quality and condition of the home you are acquiring. It matters not whether it is being sold ‘as is’ or otherwise. You still need to know you’re not paying for a ‘pig in a poke’. Get the toughest inspection company you can find and ask for their TOUGHEST inspector. 

Good luck with your purchase.

Copyright © 2008, Home Ownership Matters, LLC. All Rights Reserved.

(Please E-mail Heather at homeownershipmatters@gmail.com with any questions, comments or concerns you might have! We appreciate all comments and feedback, so please don't be shy.)