Have you ever thought about what’s behind the walls in your home? Or what’s happening with all that metal equipment up in the attic? You probably don’t think about these things very often—you just take for granted that everything is fine. But you might be surprised, and that surprise will not be a welcome one if it appears the day after you move into your new home!
Prospective buyers have at least four opportunities to be sure that the home they decide to purchase is structurally sound and that all of its systems are in working order:
- The First Impression – Pay attention to everything when you walk through a home. Many buyers look only at superficial things like paint, carpet, and landscaping. These can be easily replaced or changed. Other, more serious issues may be hiding in plain sight. Look carefully, and ask questions!
- The Seller’s Disclosure – This document should always be offered to a prospective buyer. It is the seller’s written statement of the condition of the home.
- The Professional Home Inspection – Every home buyer should have a home inspection. Period.
- The Final Walkthrough – This is the day before or the day of the closing, and it is your last chance to ensure that all requested repairs have been made and that everything is in working order.
So, let’s talk about that professional home inspection. Inspectors are trained, experienced professionals who have completed a rigorous training program and an apprenticeship as well as a state-certified licensing test. Many of them have backgrounds in either engineering or home construction. Either way, they know their way around a house and can spot problems the average consumer would never recognize.
This is the best defense against some very nasty (and expensive) surprises.
A professional inspector will spend about a half day in the home. He will turn on every light switch, test every electrical outlet, run the dishwasher, test the oven temperature, flush every toilet, open every water tap and inspect every drain pipe for undetected leaks. And that’s just the first hour! Inspectors are required by law to give the home a thorough “going over” and to provide you with a detailed report which includes the good, the not-so-good, and the dangerous.
For example, the inspector will perform a thorough examination of the home’s exterior, looking for problems with shingles or other roofing components, gutters, windows and doors, bricks and façade, trees too close to the home (a potential hazard due to insects), and most important of all—the foundation. If the home has a pier and beam foundation, the inspector will probably crawl around under the house to ensure the structural supports are doing their job. For a concrete foundation, the inspector will watch for soil grading and drainage to avoid future foundation damage.
Back inside, the inspector will turn his attention to the attic, where he will look at the interior structural components of the roofing support system, ventilation, and insulation. He will look for evidence of existing or previously-repaired roof leaks as well as damage or infestation by insects. Finally, he will carefully inspect the furnace and the air conditioning evaporator coils. His report will include photographs and his professional opinion of the age, condition, and remaining useful life of the equipment. He suggest minor repairs that could extend the life of these expensive systems.
And that’s not all! The inspector will examine the water heater, the electrical box, and the fireplace to point out potential hazards before they become serious. There’s more, but you get the idea.
Here in Houston a professional inspection usually costs about $350-400 for an average home.
The report is generally delivered over night, and a good inspector will be available to answer any questions you may have. My favorite inspector reviews his report with the buyer on the spot from his laptop immediately after his inspection work is completed. The inspection report can reveal repairs to be negotiated with the seller, or it may reveal nothing significant at all. Either way, considering the investment a buyer is making in buying a home, the time and money spent for a professional inspection is definitely a bargain!
So when your Realtor brings up the subject, take advantage of the opportunity to schedule a professional inspection and learn as much as you can about your new home. You’ll be glad you did.
