Choosing a Home Inspector
Making an offer conditional upon a home inspection is highly recommended, but it is not required. The cost of the home inspection is born by the purchaser. It is money well spent and is an integral part of making an informed decision.
Home inspectors are independent third parties who represent you and prepare a thorough report of the mechanics of a home (including roof, electrical system, heating/cooling system, plumbing, foundation, insulation where visible, etc.). They will point out all visible defects on the property. The best inspectors will also make suggestions on how to solve any problems they discover and give a general estimate of possible costs. It is not a guarantee or warranty, but rather a thorough "inspection" and analysis of the integrity of the home, drawing your attention to defects that may exist. All homes require ongoing maintenance and care. No home is perfect and the inspector will find items that need attention and prioritize them for you.
Common Problems Found
The majority of purchasers are not overly surprised by the findings of their home inspection. Before getting this far, they have usually had a very close look at the property. And yes, they already know about the peeling paint and old furnace. They may even have noticed the wet basement and taken that into account when making their offer.
It is when an inspection uncovers something unexpected that an inspection condition could save you from making a major mistake. While most of these problems are usually obvious and have already been reflected in the purchase price, a home inspection lets you know if your personal opinion of the structural condition of the property is correct.
Some of the common problems found in a typical home inspection:
- Minor maintenance problems: Poor overall maintenance leads to a range of problems requiring the new homeowner's attention. These can include everything from peeling paint to rotting decks.
- Minor structural problems: Typical in older homes, and can cover everything from cracked plaster to small movements in the foundation. While they are not likely to cause the house to fall down, they should be corrected before they become more serious.
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Grading/drainage problems:This is the most common problem found. It often leads to damp or even wet basements. Correction can range from installing new roof gutters and downspouts to digging up the weeping tiles or simply re-grading the surrounding lawn to channel surface water away from the house.
- Older/insufficient electrical system: It is very common to find older homes with undersized services, aluminum wiring, knob-and-tube wiring or inadequate/poorly-renovated distribution systems. It is important to have these problems looked into since they are potentially dangerous.
Christian, Paul and Fran can provide you a list of certified home inspectors. Based on the experience of other clients, these inspectors known to be competent, knowledgeable, thorough, and communicate well. Of course, you may have your own preferred home inspector.
When hiring a home inspector, make certain he/she:
- is well established and has the required experience and credentials as a Certified Home Inspector
- is independent and unbiased, with no affiliation to any firms that might create a conflict of interest
- will provide a thorough written report of the findings
- will stand behind their work (what warranties are provided?)
- Older/poorly installed plumbing: It is very common to find plumbing problems in older homes. Repairs can range from a simple 10-minute fix to expensive replacement. It is a good idea to get an expert opinion.
- Older/leaking roof: On average, an asphalt roof lasts 15 to 20 years. It is difficult to estimate roof age accurately from the ground unless the roof is either very new or very close to the end of its lifespan. You need to know how many layers exist to deterimine if the roof needs to be completely stripped before installing the new shingles.
- Older heating/cooling system: Older and poorly maintained heating/cooling systems are inefficient and could pose a serious safety and health risk. While replacement may seem expensive, the newer more efficient systems do reduce heating/cooling costs substantially, thus helping to recoup your investment.
- Poor ventilation: Excessive moisture from unvented bathrooms and cooking areas can damage plaster, promote the growth of mold and fungus, deteriorate windows and cause allergic reactions. These problems need to be corrected before the damage becomes excessive.
- Excessive air leakage: Poor weather stripping, badly fitted doors, deteriorated caulking and poor attic seals all contribute to a cold and drafty home. Repairs are usually simple and inexpensive.
- Environmental problems: These can include asbestos, formaldehyde, leaking underground oil tanks, nearby gas stations, contaminated drinking water, lead-based paint and radon gas. It is important to discuss these potential hazards with a professional and arrange for a specialized inspection if necessary.
