Home Inspections

A Home Inspection is part of the process when purchasing a home. This inspection is done by an outside professional who can provide an unbiased and impartial visual exam and test the systems of the house to ensure that everything is in working order. With stricter legislation at the state and federal level, the home inspection has become more and more important so a professional opinion is essential.

Typically a well known home inspection company is contacted to conduct this examination. These professionals are knowledgeable about home construction, maintenance and safety and know how the systems are supposed to function or why they don't work. They are usually certified professionals who have passed a written examination and met rigorous standards to be an inspector. These people arre current on the latest technology and materials along with the skills required for conducting these inspections.

They will examine the physical condition of the house and let you know what systems or items need repair or replacement. At the end of the inspection, a detailed report is prepared and presented to the buyer to inform them of any potential issues or problems or non-working items. This written report will give you a lot of information that you might not have otherwise known or considered and will make you aware of everything about your purchase.

Identification of a problem does not mean that it should be fixed or changed it is just making you aware of all the conditions of the home you are planning to purchase. This information will be important to you and may lead you to ask the seller to make repairs if a serious problem is identified.

Some important questions that can be asked of your home inspector are:

- How long have you been in the home inspection business and how many home inspections have you completed? If it's been a short time, you might ask for a more experienced inspector to assist.
- What will areas will the inspection cover? If there are particular areas that you want covered you should ask that they be included as well.
- What type of report will I receive and when will I receive it? The usual timing is within 24 hours or shortly thereafter.
- Will I be able to attend the inspection? You can and you should be there for the inspection as it is valuable to be able to hear what the inspector has to say and to voice any questions or concerns while he is there.
- Do you continue to attend additional training and educational programs that will keep you up to date? Most of these professionals are required to keep apprised of the latest training if they are a part of national or state association of inspectors.

When you have your inspection and then receive your written report, it is important to know which problems that have been identified are potentially the most serious. These are problems that might be considered a reason for not pursuing the purchase of this home:

- Foundation cracks are major concerns however it is important to know the reason for the cracks and whether repairs or replacement are feasible or if too much water may have accumulated outside the foundation or caused the cracks.
- Wiring in an older home especially should be reviewed carefully. If the wiring has been updated that is good, however it is important to know if the current owner has the home up to date in terms of technical needs for a family that will utilize computers and have other technical needs that an older couple might not have had.
- Stains on walls or ceilings may indicate a leaky roof or a leak in an upstairs bathroom. It is important to ask whether there have been problems and to ensure that they have been addressed if there have been.
- Fresh paint could indicate that the owner is covering up for a problem area rather than just freshening up the house for sale especially if the painting is only in an isolated area.
- If renovations have been done to the house, it is important to find out if load bearing walls have been removed or have been kept in place. Drawings of any renovation work should be requested to ensure that there is no potential physical damage even if you don't observe sagging ceilings or floors or cracks.
- Windows or doors should all be checked to ensure that they open and close properly and that they have all been sealed correctly as well.
- The outside siding of the house should not show any stains on the wood or cracks in bricks or stucco or missing mortar. In colder climates, cracks should be sealed to prevent further deterioration.
- Have the inspector check for termites or other pests that might reside in your attic or other areas of the house. Some areas demand a termite inspection as well.
- Sagging floors with slopes are signs of trouble so be sure and get someone to look at this as soon as possible.
- Watch for dry rot or moisture or decay on patio covers or porches or other areas to see if there fungal decay.

These major problems don't need to deter you from buying the house, but unless your seller is willing to pay for the repairs or replacement required, it might not be worth purchasing if you know in advance that you will have major expenditures. However, if you are planning on doing a major renovation after you move in, then you can take care of some of these issues that the seller isn't willing to accommodate.

If your seller will comply with repairs or replacement before closing, it is essential that a reputable repair man or licensed professional is used. As a buyer, it is recommended that you ensure that this occurs by asking to see the licenses and/or permits required to get the job completed.

Olympian Civil Home and Building Inspections (866) 476-2056
Copyright © 2008 Olympian Civil Home and Building Inspectors,
2008 All Rights Reserved