Why Inspect?
Depending
on the type of financing you choose, there should be either 2 or 3
separate inspections on the home you want to purchase. The first should
be your own basic inspection (see the bottom of this page for what to
look for), the second should be a professional whole-house inspection
by a reputable person. Should you select a government loan (FHA or VA),
the third inspection should come at the time of the appraisal, which to
some degree amounts to a "mini-inspection." Do not, however, rely on
this appraisal as your only inspection of the property!
We cannot emphasize enough the value and necessity of an extensive home inspection.
Many
home purchasers, either in the desire to save the money that a
good inspection costs, or due to simple ignorance, have spent enormous
sums of money repairing items that any good home inspector would have
pointed out. Any
offer to purchase you make should be contingent upon (subject to) a
whole house inspection with a satisfactory report. Do not let anyone--not
the agent, not your family or friends, and especially not the
seller--dissuade you from having the property thoroughly inspected!
Not only will you sleep much sounder after you have moved into the
house, a professional inspection can give you an escape hatch from a
contract on a defective house. If the contract is written contingent on
an acceptable inspection, any defects in the home must be either
repaired or monetarily compensated for. If you are not satisfied, you
have the option to cancel the contract.
Home inspections
are designed to disclose defects in the property that could materially
affect its safety, livability, or resale value. They are not designed
to disclose cosmetic deficiencies (for example, an interior wall that
needs paint touch up). You will need to determine on your own those
type of items that will need attention: don't expect a whole house
inspection to reveal them to you. |
Photo Copyright © 2005 Paul Silver Photography
Why Inspect?
Personal Inspections
Professional Inspectors
Professional Inspections
Sample Inspection Report
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Don't wait until you have placed an offer on a house before you begin
the search for a home inspector. There will be a time limit in the
contract designating when the inspection must be completed (typically
between 7 and 14 days). If you start trying to find an inspector at
that point, and cannot find an acceptable one to schedule it in that
time frame, you will only have two choices: go with an inspector that
is not your first choice, or run the risk of running past the deadline
for the inspection (which could void any chance having the seller take
care of repairs). Neither is an acceptable alternative! |
Personal Inspection
The
purpose of your personal inspection is only to eliminate those
properties from consideration that have too many obvious deficiencies.
It is not designed to take the place of a professional house
inspection. If a house passes your initial "tests" (location, wants and
needs, etc.) you will probably want to schedule a second showing where
you can spend an hour or so doing an inspection of the house.
- Foundation: Are there obvious cracks? Any apparent shifts in the foundation?
- Roof: Does it appear new, old, or of an indeterminate age? What is the overall condition?
- Evidence of leaks: Check inside as well as outside. Check all ceilings and areas around windows.
- Basement or crawlspace: Is there dampness? Is there adequate insulation?
- Attic: How does the interior of the roof structure look?
- Quality and workmanship: In general and in any additions
- Apparent energy efficiency: Does the house appear tightly sealed?
- Electrical: Any obvious malfunctions?
- Plumbing: Any unusual noises or malfunctions?
- Appliance condition: What is the age and condition of the stove, dishwasher, refrigerator (if included), etc.?
- Heating/cooling system: Does it seem to do the job heating or cooling?
- Exterior: Is the house going to need repairs or paint soon?
- Lot: Does the drainage appear good--and away from the house?
- Lot: Are there any trees encroaching on the roof or foundation?
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Professional Home Inspectors
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What is the inspector's experience? How many years have they been in the business and how many inspections do they do a year?
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Exclusively home inspections? Beware of contractors who do house inspections "on the side"--they may be looking for work!
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What type of report? Will it be written or oral or both? Will the report contain suggestions for remedying deficiencies?
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How long will it take? A good house inspection should take between 2 and 4 hours, depending on the size of the house.<
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What will be included in the inspection? See "What to look for in a professional home inspection" below.
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What certifications do they have? Are they ASHI (American Society of Home Inspectors) certified?
- Does the inspector have Errors and Omissions Insurance?
This gives you some level of protection should there be an "error or
omission" in the inspection--meaning the inspector missed something.
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Professional Home Inspections
- Foundation: How is the structural integrity of the foundation? Is there any evidence of cracks, shifting, or moisture problems?
- General Construction: How is the quality of the general construction?
- Exterior: Is the house in need of exterior repairs or maintenance?
- Plumbing: How is the condition of the overall plumbing system? Any evidence of leaks or water pressure problems?
- Electrical: Do any dangerous electrical situations exist? Are there apparent code violations in the electrical system?
- Heating and Cooling Systems: What are the ages of the systems? Are the systems adequate for the size of the house? Have they been maintained properly?
- Interior: Do doors and windows open and close properly? Are floors firm and level?
- Kitchen: Are appliances functioning properly? Is the plumbing, including the dishwasher connection, in good repair?
- Baths: Is the floor solid? Are there any evidence of previous or current water leaks? Is the plumbing in good repair?
- Attached structures: What is the condition of any attached structure (sheds, decks, garages, etc.)
- Roof: What
is the approximate age of the roof? What is the estimated remaining
life of the roof? What is the condition of the roofing structure as
well as the shingles?
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Sample Inspection Report
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Home Inspection Report |
Acme Inspection Service
2356 East Main St.
Newport, RI 02840 |
Property Address: 375 Water Landing Drive
Report Prepared For: Bob & Mary Whatshisname
Inspection Date: July 28, 2005 |
| - |
Weather |
Sunny, 85 degrees |
Harvey Denison |
Inspector |
Component |
Overall Condition |
Notes |
Report Page |
Exterior |
Satisfactory |
Siding will need painted in 2-3 years. |
2 |
Framing |
Satisfactory |
No apparent defects found. |
3 |
Roof |
Unsatisfactory |
Roof at end of useful life. Several leaks at vents & chimney. |
3 |
Plumbing |
Satisfactory |
No apparent defects found. |
4 |
Electrical |
Satisfactory |
2 non-functional light switches. |
5 |
Heating/Cooling |
Satisfactory |
Recently replaced. Heating adequate. Cooling unchecked. |
5 |
Basement |
Not Applicable |
Not applicable. |
6 |
Kitchen |
Satisfactory |
Leak in kitchen faucet. Needs repaired or replaced. |
7 |
Bathroom(s) |
Satisfactory |
Caulking needed around bathtub. |
8 |
Attic |
Satisfactory |
No apparent defects found. |
9 |
Miscellaneous |
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Drainage on west side of house needs attention. |
10 |
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| NOTE:
This report is a visual examination of the overall structure and
components of the subject property. Acme Inspection Service is NOT a
licensed engineering firm, and any potential defects of concern should
be inspected by an competent engineer. |
Buyer signature here |
April 1 2006 |
| Buyer signature here |
April 1 2006 |
| Inspector signature here |
April 1 2006 |
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