Getting the Most Out of Your Home Inspection

Sometimes, with all the other concerns you have in buying a new home, the home inspection process sometimes takes a back seat. But it shouldn't. A home inspection is perhaps the most important chapter in the home-buying saga. You've seen the beautiful floor plans, the new carpet and the freshly painted walls, but do you know what lurks in the attic or in the HVAC system? What lies in the crevices of the roof, or in the interior plumbing? Your home will probably be your largest single investment, and you are about to commit to a 15-or 30-year mortgage.

A home's condition is important to you. By following these pointers, you can maximize your home inspection benefits:

· Know what an inspection includes: Inspections constitute a complete "visual" inspection of the structural and mechanical components of your new or previously owned home. Such components are the Heating and AC System, Interior Plumbing, Foundations, Roofing, Electrical, and more. Depending on the expertise of the inspector, it may also include specialty inspections such as pools and spas, termites, mold/air quality testing, etc.

· Know what it does not include: Inspections do not include decorative flaws such as cracked floor tiles or chipped paint. An inspection will only cover structural and mechanical defects. They also do not make an evaluation on the “value” of a property. Only an appraisal will set a price on property value, usually ordered by the mortgage company when approving a loan. Appraisals are often confused with Home Inspections, especially by first time homebuyers. They are very different. (I will cover more of this in a future blog).

· If you're selling, consider a “listing” inspection before you put your home on the market. This can avoid unpleasant surprises down the road when potential buyers have your home inspected by their own professional. If potential problems are detected, they can be a "deal killer". Most items detected are easily repaired and will enable you to receive a "clean report" when your potential buyer is looking for defects.

· Include a home inspection contingency in your purchase agreement. This is important. If an inspector finds a major defect that you don't want to deal with, you'll want to have the option of getting out of the contract. All houses have defects. Asking the seller to make the repairs, or negociating the appropriate amount off the purchase price is standard.

· Be present for the full inspection: Spending a few hours with the inspector could help you understand the condition of the property. As SafeHouse examines the various systems and components of the home, ask us to explain what you want to know about our findings or the contents found in our report.

· Learn how things work and how to maintain systems and equipment during the inspection process. The inspector may also point out little flaws or oddities that don't measure up to being mentioned in the report, but may warrant watching.

· In the case of new home construction, consider a three-phase inspection: a) after framing, plumbing and electrical, but before the sheetrock is installed, b) just before the walkthrough and closing, and c) after one year from your purchase during your warrantee period. Don’t let the homebuilder talk you out of it. Some builders may tell you it is a waste of money; others may claim the home has already been inspected. It has not! If anything, the house has only been inspected for "municipal code" which is entirely different. They don’t want an independent inspector anywhere near your new home and will try to discourage your from hiring someone.

· Hire a qualified inspector, with many years of experience: Being licensed doesn’t automatically make someone a good inspector. Not all inspectors are created equal. Make sure they have the expertise and knowledge to do a quality inspection. Unlike many other states, in Texas, we have stringent rules and ethical standards set by the Texas Real Estate Commission. SafeHouse Inspection has been doing inspections for over 15 years and is considered one of the top, most experienced inspection companies in Houston Texas. We meet and “exceed” the standards of practice set by TREC.

· Be cautious about hiring someone who may have a conflict of interest or may not be completely impartial. For example, a retired roofing contractor who now does home inspections to make a few extra dollars may find a problem with -- you guessed it-- the roof. This person could take advantage of your need to make repairs in a hurry, leaving you to wonder if the repairs were really needed. In the State of Texas no inspector is allowed to do repairs to a property they have inspected.

· There is no such thing as “passing” for “failing” an inspection. The inspection process is simply a way to determine the condition of the property on the day it was examined. Judgments should not be made by the inspector on whether this is a “good” house or a “bad” house.

· We can’t predict the future: Inspections are not a guarantee against something that might go wrong in six months. We can only evaluate what the current visible condition at the time of inspection.

· The inspection report should list clearly what is functioning properly, as well as those items in need of repair. If major defects are found, you have information to better guide your negotiations. I always tell people, there is no such thing as a “bad house”, only a house at the “right price”.

You'll have the peace of mind that will be a welcome relief once you're settled into your new home -priceless!

Eric J. Bolmer
President, SafeHouse Inspection
Trec #2997
office - 713-961-1531

Real Estate Inspection Services Since 1991
Residential * Commercial Developments * Multi-Units
Structural * Mechanical * Pools & Spas * Sprinkler Systems * Foundations * Mold/Air Quality Testing * Termites