Heartland Home Inspections-USA

Home Inspections-why?

13 Most Important Inspector Discoveries you must know before settlement.

For Homebuyers or Sellers:

For most property inspections it not a question to have a home inspection its when to schedule. And that is as soon as possible. The home if possible should be empty.

You can have a home inspection before entering the sales contract.

Costly repairs, latent defects? Most items found defective during an inspection are all serviceable, meaning they can be repaired or replaced, if disclosed in a certain time frame, prior to moving in or closing settlement. It’s all dependent on the cost and who will pay?

Buyer or Seller? Your contract contingencies make the difference. Or Buying “as is”. You hire an inspector to inspect the home top to bottom inside and out. There are over 500 items in the average home to inspect, the 13 listed below are the most costly areas of major concerns. Must know.

1. Plumbing, leaks and repairs

Defective plumbing can manifest itself in two different ways: leaking, and clogging. A visual inspection can detect leaking, and an inspector will gauge water pressure by turning on all faucets in the highest bathroom and then flushing the toilet. If you hear the sound of running water, it indicates that the pipes are undersized. If the water appears dirty when first turned on at the faucet, this is a good indication that the pipes are rusting, which can result in severe water quality problems.

2. Wet Basement

An inspector will check your walls for a powdery white mineral deposit a few inches off the floor, and will look to see if you feel secure enough to store things right on your basement floor. A mildew odor is almost impossible to eliminate, and an inspector will certainly be conscious of it.

It could cost you $200-$1,000 to seal a crack in or around your basement foundation depending on severity and location. Adding a sump pump and pit could run you around $750 - $1,000, and complete waterproofing (of an average 3 bedroom home) could amount to $5,000-$15,000. You will have to weigh these figures into the calculation of what price you want to net on your home.

3. Defective Electrical

Your home should have a minimum of 100 amps service, and this should be clearly marked. Wire should be copper or aluminum. Home inspectors will look at octopus plugs as indicative of inadequate circuits and a potential fire hazard.

Unsafe or Over-fused Electrical Circuit

A fire hazard is created when more amperage is drawn on the circuit than was intended. 15 amp circuits are the most common in a typical home, with larger service for large appliances such as stoves and dryers. It can cost several hundred dollars to replace your fuse panel with a circuit panel.

4. Heating & Cooling Systems (HVAC)

Insufficient insulation, and an inadequate or a poorly functioning heating system, are the most common causes of poor heating. While an adequately clean furnace, without rust on the heat exchanger, usually has life left in it, an inspector will be asking and checking to see if your furnace is over its typical life span of 15-25 yrs. For a forced air gas system, a heat exchanger will come under particular scrutiny since one that is cracked can emit deadly carbon monoxide into the home. These heat exchangers must be replaced if damaged - they cannot be repaired.

5. Roofing Defects

Water leakage through the roof can occur for a variety of reasons such as physical deterioration of the asphalt shingles (e.g. curling or splitting), or mechanical damage from a windstorm. When gutters leak and downspouts allow water to run down and through the exterior walls, this external problem becomes a major internal one.

6. Attic Spaces

Aside from basement dampness, problems with ventilation, insulation and vapor barriers can cause water, moisture, mold and mildew to form in the attic. This can lead to premature wear of the roof, structure and building materials. The cost to fix this damage could easily run over $2,500.

7. Exterior or Interior, Rotting Wood

This can occur in many places (door or window frames, trim, siding, decks and fences). The building inspector will sometimes probe the wood to see if this is present - especially when wood has been freshly painted.

8. Masonry, Brick, Stucco EFIS Work

Re-bricking can be costly, but, left unattended, these repairs can cause problems with water and moisture penetration into the home, which in turn could lead to a chimney being clogged by fallen bricks or even a chimney, which falls onto the roof. It can be costly to rebuild a chimney or to have it repainted.

9. Adequate Security Features

More than a purchased security system, an inspector will look for the basic safety features that will protect your home such as proper locks on windows and patio doors, dead bolts on the doors, smoke and even carbon monoxide detectors in every bedroom and on every level. Even though pricing will vary, these components will add to your costs. Before purchasing or installing, you should check with your local experts.

10. Structural/Foundation Problems

An inspector will certainly investigate the underlying footing and foundation of your home, as structural integrity is fundamental to your home.

11. Termite/ Pest Inspection

An inspector will certainly inquire if you need a termite inspection? Some loans require it while others don’t. The treatment and repair for termite and pest damages can be very costly to have corrected.

12. Environmental Conditions

A certified inspector will inquire before the inspection date, if you should consider Radon, Mold, Asbestos and Lead Paint testing. These EPA issues can be costly to correct. Testing price varies and can be offered at discounts if tested during the home inspection.

13. Latent Defects-the unknowns

What about the latent defects? The ones no one can see or know about during the inspection? The latent defects. These are the unknowns that are not seen, 1/3 of defects not seen. Some defects will not be known until you live in the home for a period of time

All about the accuracy and the inspection process .

A thorough inspection of the average home in good condition normally will take 2 to 3 hours. The time is all dependent on the age, the overall condition, and how many discoveries are found, and how long it takes to evaluate the discoveries, example: one defect can lead to another and more time is required.

Inspection Type: There are many types of home inspections, the 3 most requested; Custom inspections, Standard inspections, and Inspections Plus (unlimited time frame).

Depending on the buyer or sellers inspection type they need, the type of home, to be inspected, should determine the inspection type needed.

Custom Inspections: Not a whole house inspection. Example, Roof only, Plumbing only, Structural, Basement water leaks, Electrical, etc. Inspecting just one important area of the home. Checking contractors installation work after completion. Drive by.

Standard inspections: This type of inspection includes everything from top to bottom of the home, including inside and out to the visual inspection only limitations. Meaning checking of all items, that they work or don’t work, need repair items or replaced items. This inspection provides the necessary inspection required for loan purposes and for most buyers or sellers. The report is a check items list kind of report. 2 to 3 hours.

Inspection Plus : Includes all the above, with unlimited time allowed, the inspector discoveries go beyond the surface to determine the cause, the defect, and the cost. These are for the most discriminating buyer or seller. These inspections are good for old and new homes alike. But go further into detail and provide more information on your report, a narrative explanation to major concerns is found. Unlimited time, normally 4 hours or more, but unlimited.

All the reports are computer generated with digital photos of major concerns where a photo is worth a thousand words and proof of the discovery and location thereof.

Hiring and Inspector; not all are the same.

1. The most important concerns for hiring your inspector is the communication between you the buyer, the seller and the inspector, for starters. In addition, his years of experience, Certification and Insurance, integrity, honesty and references. All of these are important to the buyer and seller to know before hiring. Inspectors, like all professional fees are based on expertise, experience and client references. Expect to pay a completive rate from a certified experienced inspector. Fees at competitive rates apply.

2. The next most important issue with the home inspection is following through after the inspection. Do you need the inspector to come back? Do you need the inspector to explain the defects to other 3 rd parties, agent, seller or builder?

3. Latent defects? The standard home inspection is limited to visual inspection. Normally 2/3’s of the homes problems will be detected. What about the latent defects? The ones not seen or not possible to know about during the inspection? The latent defects. These are the unknowns that are not seen, the other 1/3 that can be costly. Some defects will not be known until you live in the home for a period of time. Cosmetics are not considered as part of the home inspection unless determined as a major defect. IE; structural related. Most homebuyers compensate this risk with a Home Owners Warranty, or their homeowners insurance. A good inspector will warrant his inspection for latent defects for a minimum of 90 days after the inspection that will cover the cost of the unknown defects that per Murphy’s Law, are more than likely to happen than not. Buyer bewares.

Inspection Standards: Most home inspections by private inspectors are not to code requirements. Best commercial practices are observed. And take in all the above.

County inspections are different than private inspectors by the county inspector inspects according to county code to a specific trade type, plumbing, mechanical, electrical and building. Each type is by a different trades specialty. This is the main reason the private inspector exist, to put it all together as a home unit.

The private party inspector, must know all the home building trades and inspects for all the above as individual components, units and systems. The inspector goes above and beyond code when doing a home inspection. For example, floor noise, insulation defects, design arrangements, plumbing, electrical, safety, health, all outside the scope of county inspection standards.

Between the 2 different inspectors mentioned above, county and private, both are needed, with a new home, one overseeing the other to aid in eliminating possible defects. One without the other is half the total inspection. The more eyes looking, the better, and allowing the less latent defects is the intent of the inspections.

For pricing, get quotes from 3 pre approved inspectors in the area where the property is to be inspected. Ref: www.ASHI.org.

This article is provided by Heartland Home Inspections. Contact me for quotes, scheduling and home inspection questions, and no obligations.

Stephen Atchison

American Society of Home Inspectors #212561

Heartland Home Inspections

800-630-4677

Email: stevatchis@aol.com