Why new homes should be inspected prior to purchase

Many home buyers believe they do not need to perform a home inspection if a house is less than five years old.  While understandable, this is a dramatic misconception that could prove costly. 

Even brand new homes will have defects of one kind or another, regardless of the construction quality. This happens since homes are built by humans, and there are bound to be oversights and mistakes that could give rise to flaws in the house.

Moreover, the first occupants of a brand new home may make modifications or perform renovations while they are living there.  This could include changes to the electrical wiring, or installation of a new bathroom.  If they list the home for sale after a few years, potential problems should not be overlooked.

For this reason, new homes should be inspected regardless of whether they will be delivered along with a builder's warranty. Home buyers assume they do not require a professional home inspector as municipal building inspectors conduct inspections on new homes. But that alone may not be enough.   As a future owner of the home, you want a certified inspector to investigate the home from the perspective of an occupant, which is a much higher standard of care.  There is a marked distinction between a professional home inspection and one performed by a county or municipal inspector. The county/municipal inspector confirms code compliance. The home inspection report prepared by the qualified home inspector will provide a comprehensive summary of all areas of concern.

Though there are quality control programs in place for new construction, it does not indicate future construction problems that might have been overlooked during that phase. These defects might show up later in the life of the house, most likely after the builder warranty has expired – but while you may still be an occupant of the home.

Home owners usually encounter these problems after the first year or two without knowing the actual reasons. Only a professional home inspector can conduct an in-depth inspection and point out the various issues to the prospective owner.

Buyers of brand new or relatively new homes should not overlook the home inspection portion of the purchase process.  A high quality home inspection is always worth the minor investment – considering the overall cost of a new home.

How to get your home ready for a home inspection

When a Seller gets a pre-listing home inspection OR a Home owner requires a periodic home inspection, they need to get their homes prepped for the home inspector so that the inspection is conducted in an optimal fashion. 

The following recommendations will help the seller/owner prepare for the home inspection in advance:

• 1.       Remove clutter so that the home inspector has visual access to as many areas as possible.
• 2.       Be on time to the inspection so that you can fully participate in all aspects of the investigation.
• 3.       Have the home exterior ready for inspection as the inspector may start examining the outer area of the home if you are not ready. This includes leaving fences unlocked and dogs tied up.
• 4.       The home inspector should be informed of the occupants of the home, especially any children or elderly people.
• 5.       To the extent possible, pets should be removed from the property to allow full access to all areas that are to be inspected.
• 6.       Closets need to be cleared if they provide access to the attic.
• 7.       Keep all utilities connected - The home inspector will have to check the stove, test the furnace and test the air conditioner. It is good to leave the utilities on, so that the inspector can assess their functionality.
• 8.       Provide a work area around Furnace and Water Heaters for the inspector.
• 9.       Many home inspectors may not check the pilot lights if they are not lit. It is a good idea to keep them on before the inspection process starts.
• 10. Ensure easy access to the garage and try to minimize overcrowding in this area.
• 11. The garage and electrical boxes should be kept open or have keys attached for ease of use.
• 12. Give ample time for the home inspector to conduct the inspection. Between 2-4 hours is typical. If you are aware of potential concerns, raise them immediately when the inspector arrives.

During the inspection, note any questions that may arise during the walk-through. Every home inspection will uncover a few flaws in your property. Discuss the problem areas, understand the urgency, and gain an estimate of the repair costs.

A good preparation for the home inspection is beneficial to all involved.  After all, a comprehensive report is facilitated by your active preparation...

How to choose a Home Inspection company

During the process of buying or selling a home, a home inspection plays an important role informing both sides about the current state of the house.  Moreover, existing home owners also seek an occasional home inspection to inform them about the state of the house and pursue necessary repairs before they become more costly. 

A home inspection consists of a thorough physical inspection of the home - both exterior and interior. The home inspector will then prepare a detailed home inspection report that summarizes the findings and highlights key areas of concern. The report includes the general condition of the home's foundation, electrical, plumbing, visible insulation, and other systems. This report is delivered to the client in a timely fashion following the inspection.

The average cost of a home inspection ranges from $350-$650, which provides excellent value as long as the Inspector is of a high caliber.  When one considers the magnitude of the problems that could impact a house, gaining comprehensive information easily pays for itself. 

For instance, a pre-listing home inspection paid for by a Seller, proves beneficial.    The home inspection report informs potential buyers of the condition of the property in advance of submitting a formal offer.  This helps facilitate a smooth sales process by eliminating surprises once the negotiation is well underway. 

There are a wide variety of home inspection companies that offer dramatically different levels of service.  Certain home inspectors seek to offer the absolute lowest prices.  They typically accomplish this since they are poorly trained, and by performing perfunctory inspections that are based on mere observations, rather than investigations.  The end result is often a very disappointed client who has spent money, but received little in return. 

Before you select your home inspection company, be sure they are of reputable quality with a core focus of providing an in depth investigation of a home.  This will ensure that you have a comprehensive understanding of all facets of the house.  Of course, each and every home has at least some small amount of defects. A good inspector distinguishes between major versus minor repairs, and helps inform the decision of whether a house is right for a particular buyer.    As a home owner, these key distinctions are equally relevant and appreciated. 

Methods for identifying a good home inspection company include:

1. ·         Asking friends and family members for a referral
2. ·         Search engines such as Google/Bing will list home inspectors in your local area
3. ·         Discussing with your real estate agent
4. ·         Most local banks could help you with a list of recommended home inspectors

It is imperative to complete detailed research on several of your local home inspection companies. Feel free to call the companies and ask what distinguishes them from the competition.  You can then select the company that best suits your needs.

Homes bought without Inspection

If you have identified a potential new home, and plan on submitting an offer, be sure to carefully assess the status and quality of the home.  Certain home sellers have completed a detailed home inspection prior to listing their property for sale.  In those rare instances, you may feel comfortable relying on the report based on the quality of the inspection company.  

Companies such as Symmetrize Home Inspection complete a thorough inspection in an unbiased fashion, and such reports are trustworthy.

In most cases, the home has not been inspected prior to listing.  When that happens, you, as the buyer, should not hesitate before contacting a reputable home inspection company.  Completing a detailed home inspection is imperative prior to closing on the purchase. 

The home inspection report is very valuable as it clearly conveys the current condition of the home, and identifies any issues you should be aware of prior to closing the purchase.

 

Unfortunately, many home buyers do not opt for a home inspection since they view it as just another expense associated with buying a home.  Often, these buyers already feel financially stretched by the home buying process and they therefore take every opportunity to save money.  Such a strategy represents the classic “penny wise, pound foolish” since misunderstanding the quality and state of a home can result in dramatic unforeseen costs and heartache upon taking possession.

A good home inspection pays for itself.  First, there is the comfort in knowing that you buy a house with your eyes wide open.  Current problems are identified and the repair costs can be incorporated into your offer price.  Moreover, there is the peace of mind associated with moving your family into a home that has been thoroughly investigated for safety-related issues.  Taken together, these two benefits are invaluable!

When deciding upon your home inspection, remember the following:

·         Your home inspection should be conducted by a qualified home inspector, one who is associated with a reputable company in the industry. 

·         Seek referrals from friends or family who have recently bought homes.

·         Make sure you are present during the inspection.

·         Ask your home inspector any questions you may have.  A good home inspector is always interested in providing feedback to their clients.

·         Read through your report carefully!  There is no substitute for a well-informed buyer.

·         All homes have minor issues that have to be addressed.  Recognize that as fact when buying a home, especially an older home.

·         Homes are constantly in a state of flux.  

Remember that your home inspection is conducted at a point in time.  Things can change.  A dramatic storm can cause problems that did not exist at the time of inspection.  Unfortunately, even a great home inspector cannot see into the future!

Importance of performing a home inspection prior to buying a condominium

If you are in the process of buying a condominium, you should definitely plan to perform a thorough home inspection prior to sealing the deal.  New condo buyers often believe there is nothing they can do about problems in a building.  Nothing could be further from the truth. Overlooking easily identifiable problems can result in regret, especially if the entire cost falls on you.

A comprehensive condo home inspection is vital to making a good decision and spending your money responsibly. Before you choose to buy a condo and hire a home inspector, walk through the property with your own checklist.

Like any other home inspection, you'll want to know what it includes:

• ü  heating and central air conditioning systems
• ü  interior plumbing
• ü  electrical systems
• ü  the roof
• ü  visible insulation
• ü  walls, ceilings
• ü  floors
• ü  windows
• ü  foundation
• ü  appliances

A qualified Home Inspector will provide you with accurate and detailed information regarding the condition of the condo and its major systems, which will include some or all of the above items. A Home Inspector will also review the common elements of the condo. This is to ensure that the maintenance has been satisfactory and to inform the condo buyer about any major repairs/replacements that may require attention in the future.

Although the condominium association may be responsible for the repair and maintenance of all common and limited common areas of the condominium association; it is still in the buyer’s financial interest to be informed of possible problems that may result in a substantial building-wide assessment.

It is vital to be present during the home inspection process. Your investment of time during the inspection could prevent potential problems in the future. Being educated about your condo, and its future maintenance requirements, is one of the most valuable components of a home inspection.

A condominium is a building like any home, and it has repair and maintenance requirements. Although condominium apartments may be smaller than a residential home, it does not make the inspection any less important. 

With the recent dramatic increase in condo prices, a home inspection will always be worth the investment.

Top Home Inspection blunders

Top Home Inspection blunders

Getting your home inspected is one of the most vital steps you can take to ensure your new home is everything you expect à a high quality structure, safe for your family, and a compelling long-term investment.

Unfortunately, many people do not fully comprehend the mechanics of a home inspection OR what they are required to do to get the most out of it. A big mistake with this process can result in time intensive and costly repairs. Read more to find out what home inspectors feel are the five biggest mistakes home buyers make during the home inspection.

Avoiding an inspection since the home is “new”

It has been observed that even expert homebuyers sometimes make this costly mistake. Their assumption is that by clearing all local codes and ordinances, a home must be in good shape. However, not all home builders are of equal quality. Some take shortcuts to boost their profits at the expense of the future occupants. It requires a thorough home inspection to identify potential problems with the foundation or structure.

Just because the home has passed its code inspection, do not assume that the builder or the contractors have completed all the necessary work. Your home inspector can detect potential problems and alert you to any potentially costly future work.

Choosing a “wrong” home inspector

When choosing a home inspector, you're actually selecting a professional who is qualified to give your home a top-to-bottom checkup. Therefore, it is vital to go with someone who is knowledgeable, detail-oriented, professional and reliable. First-time buyers often make the mistake of selecting the least expensive home inspection company. Unfortunately, such “low cost” inspectors often lack the resources and experience to thoroughly investigate your future home.

It is important to ask the home inspection company about the licensing, credentials, and experience of the home inspectors who will be inspecting your home. This is not a decision to be taken lightly!

Not being “present” during the inspection

Though the home inspection report may provide you with detailed information about your home, it can never replicate the experience of partaking in the inspection or interacting with the inspector. The face-to-face interaction is beneficial since it allows you to ask questions that arise as you walk the home.

 

Ignoring the inspector's recommendations

 

Many buyers do not follow-up on the home inspector’s recommendation(s) regarding the property. People may fall in love with the home, and avoid confronting the seller about their concerns. Doing so may result in a very expensive repair, and a bad case of buyer’s remorse.

It is imperative to pay attention to the home inspector’s recommendations and solicit a thorough estimate of necessary repairs.

Expecting “too much” from the home inspector

Even a professional and experienced home inspector cannot predict the condition of your home in the long-term. The inspector can point out the current problems and potentially identify certain future issues that may eventually arise. Regardless, certain problems are unidentifiable. For example, it is impossible to predict future weather that could impact the quality of the roof.

It is important to remember that a home inspector is hired by to comprehensively review the property in question. The inspector provides you with the report based on the current condition of the home à clairvoyance is not part of the job description!