To inspect or not to inspect…. that is the question?

To inspect or not to inspect…. that is the question?  and more…..

I ALWAYS recommend an inspection for my buyers.

 You have the right to request an inspection of any property you are thinking of purchasing by a professional inspector of your choice.  Many of the more severe and expensive problems such as mechanical, electrical, structural and plumbing are not noticeable to the untrained eye.  If repairs are needed, negotiate these in your contract offer.  A professionally conducted home inspection followed by a written evaluation is becoming standard procedure in home buying because of increased buyer awareness and savvy.

Are inspectors licensed?

Since an increasing number of buyers are requesting property inspections, there has been a rapid increase in the number of people entering the inspection field; the State of Georgia does require testing and licensing of inspectors.

 What does an inspection entail?

A qualified inspector will follow Standards of Practice in conducting their inspection.  The inspection consists of a physical inspection of the home with the purchaser present, followed by a written report detailing their findings.  They report on the general condition of the home’s electrical, heating, and air systems, interior plumbing, roof, visible insulation, walls, ceilings, floors, windows, doors, foundation, and visible structure.  The inspection is not designed to criticize every minor problem or defect in the home.  No home is perfect.  It is intended to report on major damage or serious problems that require repair for the well being of the home and that might require significant expense. 

 

 

Buyer education is necessary —

 The primary purpose of the inspection is to educate the buyer to make an informed purchasing decision.  The inspector should allow and even encourage the buyer to attend the home inspection.  A good home inspector knows how the home’s many systems and components work together and how to minimize the damaging effects of sun and water.  The buyer’s attendance of the inspection provides them with an over all idea of possible future repair costs and maintenance routines.  This is valuable information, which could increase the life span, and perhaps the future selling price of the home.

 Continuing education is important for inspectors —

A competent home inspector is familiar with the latest construction materials, home building techniques, and professional equipment.  Consumers should research whether prospective home inspectors actively monitor the changes in construction and real estate in order to keep their business practices current and professional.  Members must meet annual continuing education requirements for this purpose.

Time and fee guidelines for the inspection —

The time necessary to properly inspect a home, as well as the fee charged by an inspector, varies according to market location, the size and age of the home, and the individual inspection company.  However, you can expect that it will take an average of two to three hours to competently inspect a typical Atlanta Georgia one-family, three-bedroom home, with an average cost of $375.  Your agent may not be at the inspection, so notify your agent after the inspection is completed.

 Beware of false claims —

Consumers must be cautious in evaluating some of the claims made by people hoping to fill the growing demand for home inspection services.  Many new companies request only an application fee.  Some claim to offer certification but do not require exams or proven credentials.  Still others boast engineering licenses as assurance of competence, even though the engineering license has nothing to do with home inspecting.

Inspection extras —

Some inspectors may be qualified to provide other types of services with their inspection that go beyond the scope of the ASHI standards.  My favorite Atlanta home inspector, Mike Monahan offers additional services such as infared thermal inspections, radon testing, and lead testing.

 

 

 When I asked Mike Monahan what are some of the most common questions that he gets from home buyers, he gave me the following:

Question: Do I need to be there?
Answer: I prefer that you be with me when I do the inspection. There are lots of things that you can learn from the inspection and we go over lots of different maintenance type items that you will find to be very useful as you get in your new home.

Question: Does my agent need to be there?
Answer: No, but that, too, is generally a good idea to have him or her present. They can answer some questions which I would not be qualified to answer – things relating to what should be asked of the seller.

Question: Do you have a lockbox key?
Answer: Yes, I have the key code box to get us in the property IF it is a house on lockbox. Some sellers do not have or allow lockbox key access. So be sure to find out before we get to the property and try to gain access.

Question: How long will the inspection take?
Answer: Typically between 2-3 1/2 hours. It depends, but this is a pretty good estimate based on previous jobs. A home is a complicated item to look at when you get into the nitty-gritty, as we will do when conducting the inspection. So, be prepared for a long class with me.

Question: What do I do if you find something seriously wrong with the house?
Answer: That depends. If I determine that something is seriously wrong with, say, the plumbing leading out of the house, I would explain to you what the problem is or appears to be and why this is serious and the consequences of not doing anything about it. I would then try to give you some ballpark idea of what the cost to rectify the problem would be. At that point, like all the issues that I bring up to the seller, it becomes an issue for you and your agent to determine your comfort level and to what degree you believe the seller may or may not repair or correct or pay for this particular issue (classic problem that question #2 above concerns).

Question: What about follow up on any items you find that will be corrected by the seller?
Answer: If the seller agrees to fix a certain number of items and you want me to go back to the house to see if those items have been corrected, I can do that for a charge of $95.00 as a follow up.

If you are looking for a home inspector, Mike Monahan always makes my list.  You can also go to the ASHI website to find ASHI certified inspector.