Record-Eagle,  August 19, 2006             Cookie McCullough

Why and When??

Nearly all home and commercial building buyers hire a professional home inspector to take a close look at their new property before closing. Whole-home inspections cover numerous systems within the house. Although architectural details, wall and floor coverings, modern conveniences and many other factors are important in the buying decision, the focus of a home inspection is on the structural/mechanical/electrical condition of the property.

Following are some answers to frequently asked questions regarding home inspections. These should help with the inspection process for your new home or commercial building.

What is a Home Inspection?
A home/building inspection is a visual examination of the physical structure and systems of a property. If you are thinking of buying a home, condominium, or commercial building, it should be thoroughly inspected before the final purchase. A major concern of home buyers is being suddenly confronted with major (and costly) problems after they take settlement of a property. A home inspection/survey prior to your purchase can reduce the chance of major problems being discovered after the sale is completed.

What does a Home Inspection include?
A complete inspection includes a visual examination of the building from top to bottom. The inspector evaluates and reports the condition of the structure, roof, foundation, drainage, heating system, central air-conditioning system, visual interior plumbing, electrical systems, visual insulation, walls, windows, and doors. Only those items that are visible and accessible by normal means are included in the report.

Why do I need an Inspection?
The purchase of a home or commercial building is one of the largest single investments you will make. You should know exactly what to inspect both indoors and out, in terms of presently needed and future repairs and maintenance. A fresh coat of paint could be hiding serious structural problems. Stains on the ceiling may indicate a chronic roof leakage or may be simply the result of a single incident. The inspector interprets these and other clues, then presents a professional opinion as to the condition of the property so you can avoid unpleasant surprises in the future. The inspection will also point out the positive aspects of the building, as well as the type of maintenance needed to keep it in good shape. After the inspection, you will have a much clearer understanding of the property.

When do I request an Inspection?
The best time to request an inspector is right after you’ve made an offer on a home or commercial building. The real estate contract usually allows for a grace period to inspect the building. Be sure your professional agent includes an inspection clause in the contract, making your purchase contingent upon the findings of a professional inspection.

How long does it take to perform a professional home inspection?
The time the inspection takes will vary depending upon a number of factors. The condition, age, size, construction of the home and the experience level of the inspector will all have an impact upon the time it takes to effectively complete the inspection. Generally, it should take two to three hours in an average sized home of 2000 sq. ft.

Should I attend the inspection with the inspector?
Yes. If it is possible you should attend the inspection. A great deal of information about the home will be learned during the inspection procedure. While most of the information will be in the report, you will have an opportunity to see any potential areas of concern first hand rather than reading about them in a report. It is a great opportunity to ask questions and become more familiar with the property.

Can a property “fail” a Home Inspection? NO. A professional inspection is simply an examination of the current condition of the property. It is not an appraisal or a Municipal Code inspection. An inspector will not pass or fail a building. The inspector’s job is simply to describe the condition of the building and indicate which items may be in need of minor or major repair or replacement in the present or future.

If the report is favorable, did I really need an inspection?
Definitely! Now you can complete your purchase with peace of mind about the condition of your property and its systems. You may have learned a few things about your property from the inspection report, and will want to keep that information for future reference. Above all, you can rest assured that you are making a well informed purchase decision and that you will be able to enjoy your property.