What to Expect from a Home Inspection

A professional real estate inspector will typically spend several hours evaluating a home. He could spend half a day or more, depending on the size of the home, and a considerable amount of additional time completing the written home inspection report. Fees for the services of a real estate inspector typically range from $200 to $500 or more, depending on the size (and age) of the home and the time it takes to conduct the inspection and compile the final report of the real estate inspection.

What the Home Inspection Should Cover

• The inspector should review all existing systems and equipment in the home and provide an estimate of how long they should continue to function properly, especially high-ticket items such as the air conditioning and heating system, plumbing and drainage systems, electrical system, roof and. And don’t forget to have the inspector look closely for termite damage.
• The inspector also should pay special attention to more mundane items such as the interior and exterior paint, gutters, siding (if applicable), grout and caulking, flooring and walls.
• The inspector should put all of the appliances to the test, including checking the range and oven, running the washer and dryer, dishwasher, kitchen disposal, etc.
• The inspector should note any unusual or unique features that might increase or decrease the overall value of the home.
• The inspector should pay special attention to any special features or problems that you let him know about in advance.
• The inspector should provide you with an overview of the quality and condition of the home, noting any special circumstances.

Other areas the home inspector should check

• Floor plans and property layout: Is there room for future expansion or additions? Is there adequate storage space? Is there adequate parking and green space?
• Walls and ceilings: Are the walls and ceilings plaster or drywall? If there is wallpaper, can it safely be removed without damaging the walls?
• Floors: If the floors are covered with carpet, what lies beneath the carpet? (Carpets can hide problems.) What is the condition of the floors or carpet? If the home has hardwood or parquet floors, are they free of moisture damage? If the home has tile floors, are they asbestos-free floor tiles? Are tiles free of cracks and chips and firmly in place?
• Windows: Are the windows large enough to allow for escape in the event of a fire or other emergency? Do all of the windows function properly? How energy-efficient are the windows?
• Doors: Are doors solid and secure? Do the locks work properly? (You should change all the locks immediately after moving in because you never know who may have a key.) Are the doors level and hung properly? Do the doors operate smoothly, without sticking on the door frame or the floor?
• Insulation: Is the home adequately insulated (especially important in these days of rising energy costs)? Does the home need additional insulation? (Recommended R-factors are R-11 to R-15 for walls and R-19 to R-30 for ceilings, with the higher the number the greater the value of the insulation.) Are the doors and windows leaking and thereby compromising the insulation.
• Closets: Is there adequate closet space and/or other storage? Are the closets big enough? Do the closet doors open and close properly?
• Fireplaces and wood-burning stoves: Is the chimney flue lined with brick or terra cotta? (In most places, brick lining does not conform with local building codes). Does the fireplace damper work properly? How often is the chimney cleaned? (It should be cleaned once a year).  Is the metal flue of a wood-burning stove clean?
• Ventilation: Is the attic large enough to provide adequate ventilation? Is a ventilation fan in use or is one required?
• Exterior areas: In addition to obvious signs of aging such as peeling paint or cracked concrete, what is the overall condition of the exterior areas? Are decks and/or porches well-maintained? Is the lot graded to encourage rain to flow away from the foundation? Are gutters and downspouts functioning properly and free of leaks?

A major goal of the home inspection is to provide you with a report of what to expect once you take ownership. What are the home’s distinguishing characteristics, both positive and negative?

Once you receive the inspection report, you should be able to estimate the costs of bringing everything up to your expectations. You should be able to identify solutions to the problem areas and decide whether you want to continue on a path toward acquiring the home. The home inspection should also help you gain insight and perspective to form a basis for comparing the other homes you may be considering.

Once the home inspector has finished his inspection and prepared a written report of his findings, carefully review his findings with him in person, if possible, to identify both the positive and negative results. An experienced home inspector can identify the red flags and serious problem areas while giving you an overall thumbs up or thumbs down.

You should pay special attention to the quality of the home’s construction and any subsequent remodeling and/or repairs, as well as how well the home has been maintained, the quality of its fixtures and any high-ticket areas that are nearing the end of their expected service.

You can then calculate the cost of bringing the home up to your standards if you do indeed decide to go forward with the purchase of the home, including any remodeling, renovation or maintenance that may need to be done as well as any that has already been completed.

In our previous post, we discussed determining home values, making an offer and negotiating your home price. In our next post, we’ll discuss home warranties.

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