Real estate topics - Inspection QA

Real Estate Topics
HOME INSPECTION Q&A

Q. When should I have the inspection done?

A. Generally, as soon as possible after acceptance of the Offer to Purchase and Contract. You want the Sellers to have time to fix things. Also, you want inspection issues resolved before you spend money for appraisals, surveys, or title work.

Q. Should I have a brand new home inspected?

A. It is typical to find wiring errors, hot/cold water reversal, safety features missing on garage doors, and other construction errors. Recently, an inspector found that the AIR DIRECTION WAS REVERSED in a new home’s heating system. The air filter blew out of its housing when the grill was opened! One inspector recently remarked that he has never had a buyer of a new home feel it was a waste of money?

Q. What’s the timing for inspections on a house which is being built, such as a pre-sale?

A. If the home is under construction, it is wise to have an inspection during the framing stage and a final inspection after the Certificate of Occupancy (CO) has been issued and the utilities have been activated.

Q. How long does an inspection take?

A. Even on a small house, you should budget several hours. The time (and price) increases as the square footage rises.

Q. Do I have to be present during the inspection?

A. No. It is encouraged, because there is no substitute for seeing things firsthand. And watching and listening to an inspector is an educational process. But your agent can represent you and then go over the final report, explaining the nature of what was found.

Q. What does it cost?

A. It varies by the square footage of the dwelling. Budget about $225 for small homes and up to $350 for larger houses. You will know the dollar figure in advance because you and the inspector will jointly sign an agreement spelling out the extent of the inspection and the cost.

Q. How do I choose an inspector?

A. All must meet licensing requirements for the State of North Carolina. But there are significant differences among inspectors. Look for one with experience. Also ask about the way data will be presented. It is very helpful if the inspector provides a SUMMARY at the beginning of the report. Otherwise, everyone has to wade through the technical specifications of the furnace or the capacity of the water heater to find the items which need attention.

Q. What does the inspector NOT do?

A. Home inspectors do not conduct “destructive” testing. For instance, they won’t be putting holes in walls. Confined areas, appliances, plumbing, electrical outlets, etc., must be reasonably accessible. Also, home inspectors do not focus on cosmetic issues. Instead, they confine themselves to structural and mechanical situations.

Q. Any exceptions?

A. There ARE times when something cosmetic might appear in the report. If it is a new house and there is a glaring problem, it might be noted by the inspector. Or, if the cosmetic item suggests a potential problem, the inspector will highlight it. A water stain on the ceiling demands an explanation. A cracked walkway or driveway may represent soil which is conducive to pier shifting or a rotating chimney.

Q. Should I take my agent’s recommendation, or find an inspector on my own?

A. Your agent should provide the names of several inspectors who have done work recently for satisfied clients. Then you make the choice. You also can ask other people, or interview inspectors yourself. Keep in mind your specific expectations. It’s not uncommon for buyers to tell their agent, “I want the strictest inspector in the county!” In that case, the agent might recommend the two inspectors he/she feels will accomplish what you want to achieve. Ditto for special situations, such as special construction techniques, radon testing, etc.

Paul Folmsbee would be honored to assist you in your next home purchase. He can recommend inspectors who have done well for recent home buyers.