What to Expect When You’re Inspecting
13 Jan 2015
A home inspection can save you money and misery when buying a house
By Mary Lynn Bruny![inspecting-Peshkova](/wp-content/boulderhg/2015/01/inspecting-Peshkova-258x300.jpg)
![inspecting-IMG_5566](/wp-content/boulderhg/2015/01/inspecting-IMG_5566-200x300.jpg)
Join the Process
You can join your inspector during the inspection or just receive the report afterward. But it’s best to meet with your inspector, because he can explain any issues to you and you can ask questions. Good inspectors will also point out things you should be aware of, like that oddly hung cable wire in your backyard. If you join the inspector, wear sensible shoes and clothes that can get dirty as you examine the basement, garage and attic. “Definitely walk with your inspector,” recommends Brain Doyle, veteran project manager at Triad Construction. “If you find something afterward that’s not on the report it will be much harder to discuss it later.” Another reason to accompany the inspector is to learn about the property. A good inspector will point out where critical items are—the main water shut-off valve, the furnace power switch and filters and the main dryer vent—and how to operate and maintain them. “We have all this redwood trim in our house and we had no idea how to take care of it,” Roan-Yager says. “Our inspector talked with us about that and told us how often to stain and oil it.”![inspecting-IMG_5563](/wp-content/boulderhg/2015/01/inspecting-IMG_5563-300x200.jpg)
Common Concerns
In his 15 years as a home inspector Conte has only had one inspection where he found no issue. “It was a newer 800-square-foot condo,” he says. Assuming your home will have problems, what are the most common? Many issues arise from deferred maintenance, says Wright Kingdom Real Estate broker associate John Hoeffler. “For instance, we often see furnaces that need to be cleaned and reinspected because the filter hadn’t been changed in three years.”![inspector-furnace2](/wp-content/boulderhg/2015/01/inspector-furnace2-300x153.jpg)
Post Inspection
Assuming you want to proceed with the home purchase after an inspection, you should meet with your realtor to strategize before your Inspection Objection Deadline. You may want to ask the sellers to fix any problems before closing or ask for financial compensation at closing.
“My advice to both buyers and sellers is to negotiate for a cash credit,” Hoeffler says. “The seller doesn’t have any interest in doing the best repairs possible. There can be a whole other set of issues because the buyer isn’t happy with the repairs or the repairs don’t get done on time. Then the closing gets delayed.”
But a seller’s willingness to accept your requests will depend on market conditions and their own assessment of the inspection, not yours. “A seller in a hot market isn’t going to be real negotiable regardless of what’s wrong, if they’ve had the house on the market for one week and have multiple offers,” Hoeffler says.
“But most buyers and sellers work through the issues. Reasonable people come to a reasonable settlement and move forward.”
What’s Inspected?
- Heating and cooling systems
- Water heaters
- Electrical (fixtures, switches, outlets, fans)
- Plumbing (faucets, drains, toilets, pressure regulators)
- Windows, doors, walls and floors
- Some appliances (dishwasher, disposal, range)
- Cabinetry
- Fireplace
- Smoke and carbon monoxide detectors
- Attic (framing, insulation and ventilation)
- Garage
- Walkways
- Driveway
- Gates and fences
- Decks and patios
- Lot drainage
- Windows, doors, cladding and trim
- Foundation
- Roof and chimneys
- Gutters
- Electric and gas meters
- Electrical (fixtures, switches, outlets)
- Plumbing (faucets)
- Refrigerators
- Ice makers
- Washer and dryer
- Sprinklers
- Outbuildings
- Sewer lines
- Radon
- Asbestos
- Mold
- (Radon and sewer tests are usually available for additional fees)