Worry Less With a Quality Home Inspection
You’ve found a home that feels right. Now comes an equally important part of the decision: understanding the home beyond what you could see during the showing. A professional home inspection can help you do that—not by telling you whether to buy the house, but by giving you more information to consider before you decide how to move forward.
When a purchase agreement includes an inspection contingency, it typically gives you a specified period of time to have the property inspected and respond to the findings according to the contract. Those timelines and options vary by agreement and location, so understanding your inspection contingency before you sign the offer is important.
It’s also helpful to understand what an inspection is—and what it isn’t. An appraisal primarily helps a lender evaluate the property’s value for lending purposes. A home inspection is performed for you, the buyer, to provide information about the property’s condition. In most transactions, you select and pay the inspector.
Qualifications and licensing requirements for home inspectors vary by state, so ask about an inspector’s experience, training, professional credentials, and the standards they follow. Organizations such as the American Society of Home Inspectors provide professional standards and education for inspectors. A standard inspection is generally a visual examination of readily accessible systems and components, which may include:
ROOF AND EXTERIOR
Visible roofing materials, gutters, downspouts, siding, exterior doors, windows, grading, and other accessible components may be examined for damage, deterioration, improper installation, or conditions that deserve attention.
FOUNDATION AND STRUCTURE
Accessible structural components may be examined for cracking, movement, deterioration, moisture intrusion, or other observations that could warrant additional evaluation.
PLUMBING
Accessible plumbing components, fixtures, drains, water supply systems, and water-heating equipment are typically examined for observed leaks, damage, deterioration, and other concerns.
ELECTRICAL
The inspector may examine accessible portions of the electrical system, including service equipment, panels, representative outlets, switches, and visible wiring, and identify conditions that appear unsafe or deserve further evaluation.
HEATING AND COOLING
Accessible heating and cooling equipment and components are typically examined and, when conditions permit, operated using normal controls. If something isn’t functioning as expected, the inspector may recommend further evaluation by an HVAC professional.
INTERIOR
Walls, ceilings, floors, stairs, railings, doors, windows, and other accessible interior components can provide clues about the home’s condition. Some findings may be straightforward maintenance items; others may deserve a closer look.
ATTIC AND CRAWL SPACE
When accessible, these areas can reveal useful information about insulation, ventilation, moisture, visible structural components, and other conditions that aren’t easily noticed during a showing. Specialized testing for concerns such as radon or mold may be available separately or recommended when appropriate.
An inspector generally doesn’t pass or fail a home. Instead, the inspection report documents observed conditions and identifies items that may need repair, maintenance, monitoring, or further evaluation. Sometimes the most useful thing an inspector can tell you is simply, “This deserves a closer look from a specialist.”
Once you have the report, the next step is to put the findings into perspective. Not every item carries the same weight, and not every issue needs the same response. Depending on your contract and circumstances, your options may include:
- Accept the findings and move forward. You may decide the items identified are things you’re comfortable handling after closing.
- Ask the seller to make certain repairs. Depending on the contract and circumstances, you may decide some items are worth requesting before closing.
- Request a credit or other concession. In some situations, having control over the repair yourself may make more sense than asking the seller to complete it, subject to your agreement and any lender requirements or limits.
- Renegotiate the purchase price. The parties may be able to agree on a price adjustment based on what the inspection revealed.
- Ask a specialist for more information. A roofer, electrician, plumber, structural engineer, HVAC professional, or another specialist may be able to help you better understand a particular concern before deciding what it means to you.
- Exercise a contractual right to terminate. If the terms of your agreement and inspection contingency allow it, you may ultimately decide you’re more comfortable stepping away from the purchase.
The important thing is not to let the number of items on the report make the decision for you. Instead, look at what was found, what it may mean, what additional information you need, and which options make the most sense for you.
I can help you identify qualified inspectors to consider, understand the inspection timeline, and work through your choices after the report arrives.
A home inspection may uncover questions you didn’t know to ask. That’s a good thing. The more you understand about the home, the better prepared you’ll be to decide whether it’s the right one for you.
