Frequently Asked Questions
Here are answers to some of the most common questions about home inspections.
If you have additional questions, please contact us.
1) What is a "home inspection"?
2) Why do I need a home inspection?
3) What will it cost?
4) Can't I do it myself?
5) Can a house fail inspection?
6) How do I find a home inspector?
7) When do I call in the home inspector?
8) Do I have to be there?
9) What if the report reveals problems?
10) What if I find problems after I move into my new home?
11) If the house proves to be in good condition, did I really need an
inspection?
1) What is a "home
inspection"?
A home inspection is an objective visual examination of the physical structure
and systems of a home, from the roof to the foundation. The standard home
inspector's report will include an evaluation of the condition of the home's
heating system, central air conditioning system (temperature permitting),
interior plumbing and electrical systems; the roof, attic, and visible
insulation; walls, ceilings, floors, windows and doors; the foundation,
basement, and visible structure. Having a home inspected is like giving it a
physical check-up. If problems or symptoms are found, the inspector will refer
you to the appropriate specialist or tradesperson for further evaluation.
2) Why do I need a home
inspection?
The purchase of a home is probably the largest single investment you will ever
make. You should learn as much as you can about the condition of the property
and the need for any major repairs before you buy, so that you can minimize
unpleasant surprises and difficulties afterwards. Of course, a home inspection
will also point out the positive aspects of a home, as well as the maintenance
that will be necessary to keep it in good shape.
After the inspection, you will have a much clearer understanding of the
property you are about to purchase, and will be able to make a confident buying
decision. If you have owned your home for a long time, a home inspection can
identify problems in the making and recommend preventive measures which might
avoid costly future repairs. In addition, home sellers may opt for having an
inspection prior to placing the home on the market to gain a better
understanding of conditions which the buyer's inspector may point out. This
provides an opportunity to make repairs that will put the house in better
selling condition.
3) What will it cost?
The inspection fee for a typical one-family house varies geographically, as does
the cost of housing. Similarly, within a given area, the inspection fee may vary
depending upon the size of the house, particular features of the house, its age,
and possible additional services, such as septic, well, or radon testing. It is
a good idea to check local prices on your own. However, do not let cost be a
factor in deciding whether or not to have a home inspection, or in the selection
of your home inspector. The knowledge gained from an inspection is well worth
the cost, and the lowest-priced inspector is not necessarily a bargain. The
inspector's qualifications, including his experience, training, and professional
affiliations, should be the most important consideration.
4) Can't I do it myself?
Even the most experienced homeowner lacks the knowledge and expertise of a
professional home inspector who has inspected hundreds, perhaps thousands, of
homes in his or her career. An inspector is familiar with all the elements of
home construction, their proper installation, and maintenance. He or she
understands how the home's systems and components are intended to function
together, as well as how and why they fail. Above all, most buyers find it very
difficult to remain completely objective and unemotional about the house they
really want, and this may affect their judgement. For the most accurate picture,
it is best to obtain an impartial third-party opinion by an expert in the field
of home inspection.
5) Can a house fail
inspection?
No. A professional home inspection is an examination of the current condition of
your prospective home. It is not an appraisal, which determines market value, or
a municipal inspection, which verities local code compliance. A home inspector,
therefore, will not pass or fail a house, but rather describe its physical
condition and indicate what may need repair or replacement.
6) How do I find a home
inspector?
The best source is a friend, or perhaps a business acquaintance, who has been
satisfied with, and can recommend, a home inspector they have used. In addition,
the names of local inspectors can be found in the Yellow Pages where many
advertise under "Building Inspection Service" or "Home Inspection Service". Real
estate agents are also generally familiar with the service, and should be able
to provide you with a list of names from which to choose.
Whatever your referral source, be sure to ascertain the home
inspector's professional qualifications, experience, and business ethics before
you make your selection. You can do this by checking with the local consumer
affairs office or Better Business Bureau, as well as by verifying the
inspector's membership in a reputable professional association.
Since there are no licensing requirements for home inspectors
(except in Texas), you will want to make certain that such an association has a
set of nationally recognized practice standards and a code of ethics. This
provides members with professional inspection guidelines, and prohibits them
from engaging in any conflict of interest activities, which might compromise
their objectivity, such as using the inspection as a means to obtain home repair
contracts. The association should also have rigorous membership and continuing
education requirements to assure consumers of an inspector's experience and
technical qualifications.
7)
When do I call in the home inspector?
A home inspector is typically called right after the contract or purchase
agreement has been signed, and is often available within a few days. However,
before you sign, be sure that there is an inspection clause in the contract,
making your purchase obligation contingent upon the findings of a professional
home inspection. This clause should specify the terms to which both the buyer
and seller are obligated.
8) Do I have to be
there?
It's not necessary for you to be present for the inspection, but it is
recommended. By following the home inspector around the house, by observing and
asking questions, you will learn a great deal about the condition of the home,
how its systems work, and how to maintain it. You will also find the written
report easier to understand if you've seen the property first-hand through the
inspector's eyes.
9)
What if the report reveals problems?
No house is perfect. If the inspector finds problems, it doesn't necessarily
mean you shouldn't buy the house, only that you will know in advance what to
expect. A seller may be flexible with the purchase price or contract terms if
major problems are found. If your budget is very tight, or if you don't wish to
become involved in future repair work, this information will be extremely
important to you.
10) What if I find problems after I move into my new home?
A home inspection is not a guarantee that problems won't develop after you move
in. However if you believe that a problem was already visible at the time of the
inspection and should have been mentioned in the report, your first step should
be to call and meet with the inspector to clarify the situation.
Misunderstandings are often resolved in this manner.
If necessary, you might wish to consult with a local mediation
service to help you settle your disagreement. Though many home inspectors today
carry Errors & Omissions liability insurance, litigation should be considered a
last resort. It is difficult, expensive, and by no means a sure method of
recovery.
11) If the house proves to be in good condition, did I really need an
inspection?
Definitely. Now you can complete your home purchase with peace of mind about the
condition of the property and all its equipment and systems. You will also have
learned a few things about your new home from the inspector's report, and will
want to keep that information for future reference. Above all, you can feel
assured that you are making a well-informed purchase decision, and that you will
be able to enjoy your new home the way you want to.
The information in this section was provided by the
American Society of Home Inspectors (ASHI) in cooperation with the
Extension Service of the U.S. Department of Agriculture.
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