Purchasing a home is one of the biggest financial decisions you’ll ever make. Before signing on the dotted line, it’s essential to have a professional home inspection performed to evaluate the condition of the property and uncover any potential issues. Here’s what you need to know about home inspectors and why hiring one is so important.
What is a Home Inspector?
A home inspector is a trained professional who visually examines the physical structure and systems of a house to determine its overall condition. The inspector will look at things like the roof, plumbing, electrical, HVAC (heating, ventilation and air conditioning), insulation, walls, floors, windows, doors, foundation, and more.
Home inspectors use specialized tools and techniques to find defects and determine if major systems are functioning properly and up to code. They will test things like electrical outlets, look in the attic and crawlspaces, run water and flush toilets, check insulation levels, and so on. The goal is to identify any repairs that may be needed now or in the near future.
Why You Need a Home Inspection
There are several important reasons to get an inspection before finalizing a home purchase:
Uncover Hidden Defects
A professional home inspector has the skills and expertise to uncover issues that may not be visible to the untrained eye. Small problems left undiscovered can turn into expensive repairs down the road. An inspection will reveal existing or potential problems so you know the true condition of what you are buying.
Understand the Home’s Systems
The inspector will thoroughly evaluate all of the home’s major systems like plumbing, electrical, HVAC, roof, etc. You’ll gain peace of mind knowing that these expensive systems are functioning properly or learn about any needed repairs or replacements.
Make an Informed Decision
Armed with the home inspector’s objective, unbiased report, you can make a well-informed decision about moving forward with the purchase. If major issues are found, you may want to negotiate with the seller for repair credits or lower the offer price. Otherwise, you might walk away knowing it’s not the right home for you.
Avoid Costly Surprises
Finding problems after you purchase the home can be an unwelcome surprise. Paying for a home inspection now can potentially save you from expensive emergency repairs down the road. Identifying issues ahead of time means you can budget for repairs and factor it into purchase decisions.
Maintain Safety
A home inspection focuses on identifying potential safety hazards like exposed wiring, faulty gas lines, damaged roofs/gutters, broken railings, cracked foundations, and more. Discovering these issues in advance allows you to address them promptly to protect your home and family.
What the Home Inspector Checks
The home inspector examines all aspects of the property visually and many components functionally. Here are some of the major things they will inspect:
- Roof: Condition of roof coverings, flashings, skylights, gutters and downspouts, potential leaks, age, and estimated remaining life.
- Attic: Ventilation, insulation, framing, electrical, exhaust fans, and potential moisture issues.
- Exterior: Condition of siding, trim, paint, windows/doors, decks, porches, railings, eaves, driveway, walkways, vegetation, grading, and drainage.
- Structure: Foundation, floor, wall, ceiling and roof framing for soundness, cracks,settling, or water damage.
- Electrical: Main panel, wiring, breakers, outlets, switches, fixtures for proper function, sufficient amperage, grounding, and safety.
- Plumbing: Water supply/drain lines, fixtures, water pressure, leaks, water heater, sump pump, and softener or filter.
- HVAC: Heating and cooling equipment, distribution, thermostats, vents, filters, and temperature differences throughout the home indicating proper function.
- Interiors: Walls, ceilings, floors, windows, doors, railings, steps, smoke and CO detectors, overall condition of surfaces and fixtures.
-Garage: Roof, walls, doors, windows, opener, fire separation walls/ceiling from living space.
- Basement/Crawlspace: structural integrity, moisture issues, insulation, ventilation.
- Built-in Appliances: (optional) General function and condition if appliances are included.
What’s Not Included in a Home Inspection
While home inspectors check over the property thoroughly, there are limitations on what falls outside the scope of a typical inspection:
- Code compliance: They may point out issues that don’t meet code, but don’t conduct official code compliance inspections.
- Warranty claims: Home warranty claims are not investigated.
- Appraisals: Inspections don’t include home appraisals or evaluate the deal.
- Mold testing: This requires separate specialized testing not in a basic inspection.
- Swimming pools: These require a separate pool inspection.
- Security systems: Don’t typically test alarms, intercoms, cameras or other security systems.
- Detached structures: Unless agreed upon, detached garages, sheds, and other structures are not inspected.
- Hidden defects: Inspectors can’t see behind walls or under flooring so some issues may go undetected.
It’s important to understand these limitations before hiring an inspector. Specialized tests and inspections can be arranged for issues outside the normal scope if needed.
How to Choose a Home Inspector
It’s crucial to pick an experienced, qualified professional when getting a home inspection. Here are some tips for choosing the best inspector:
- Check licensing: Most states require inspectors to be licensed – verify this when researching.
- Look for certifications: Nationally-recognized certifications indicate extensive training and expertise. These include InterNACHI and ASHI.
- Read reviews: Look online for reviews on sites like Google or Yelp to evaluate the quality of past work.
- Ask about experience: Choose an inspector with significant experience inspecting homes in your area and of your home’s age and style.
- Get references: Ask for recent references from past clients and call them to learn about their experience.
- Compare services: Inspectors offer different optional services, like radon or mold testing, at additional cost. Decide if you need any of these add-ons.
- Meet in advance: Many inspectors offer pre-inspections to go over the process. This is a good chance to assess their professionalism.
- Consider availability: You want an inspector who can perform the inspection within the time frame before closing.
Taking the time to find the right home inspector will give you confidence in the thoroughness and accuracy of the inspection report.
What to Expect During the Home Inspection
A standard home inspection takes two to three hours on average for the inspector to thoroughly examine the interior and exterior of the property. Here’s a quick rundown of the process:
- The inspector will arrive on-site with a toolkit of equipment and devices for testing. This may include moisture meters, outlet testers, flashlight, mirror, voltmeter, and more specialized tools.
- They will inspect the roof, chimneys, gutters, siding, windows, and exterior components first. This includes taking photos from all angles.
- Next, they move inside to evaluate flooring, walls, ceilings, doors, cabinets, countertops, sinks, faucets, lights, and built-in appliances if included.
- They turn on all sink and shower faucets, flush toilets, check water pressure, drain speed, and look for leaks.
- Electrical, AC, and heating systems are all activated and tested. Outlets, breakers, wiring, and thermostats are examined.
- Fireplace, ventilation, insulation, piping, and ductwork are inspected in unfinished areas like the basement and attic.
- The home inspector will share key findings with you during the inspection and point out any issues.
You generally do not need to be present for the inspection, but most inspectors allow and encourage this if you want to learn about the home. The full inspection report is provided in writing after completion.
What is in the Home Inspection Report?
The home inspector prepares a written report detailing their examination of the property and any deficiencies found. A typical report includes:
- Overview of major systems and structure and their general condition
- Description, location, and photos of any damage, wear and tear, improper installation, needed repairs, code violations. etc.
- Details on the testing performed for each system
- Recommended repairs and ballpark cost estimates in some cases
- Concerns that may impact living in the home safely or comfortably
- Discussions of any repairs needed now and others that may be needed in the future
- Summaries of any systems or areas that were not inspected and why
The report aims to inform you of the home’s overall condition while bringing to light any issues that may influence your purchasing decision or warrant further evaluation by a specialist.
How Much Does a Home Inspection Cost?
Home inspection fees vary depending on the size of the house, extent of services, and your location. The average nationwide cost ranges from $300-$500, but can be higher in some markets. Larger homes or those requiring extensive testing may cost more. Additional services like radon, pest, or mold inspections add to the total cost.
Be sure to get quotes from a few inspectors before deciding. Compare the scope of their inspections to make sure you are comparing apples to apples. Ask about any extra fees too. A thorough inspection is well worth the investment for the peace of mind and financial protection it provides.
Why a Home Inspection is Worth It
Spending money on a home inspection may feel like an added expense when you’re in the process of buying a home. But it’s a smart investment that can potentially save you much more in the long run by avoiding expensive hidden problems.
A home inspection gives you an unbiased, professional assessment of the property’s condition from roof to foundation. Knowing potential issues upfront allows you to make informed decisions and budget wisely for repairs. This prevents unwelcome surprises after moving in.
Though not required in most areas, a home inspection is highly recommended to ensure you know what you’re getting with such a major purchase. Buying a home is often the biggest investment a person makes in their lifetime. Don’t skip this important step in doing your due diligence before purchasing.
Bottom Line
Hiring a qualified home inspector when buying a new house provides an objective, professional examination that can alert you to potential issues and prevent costly surprises down the road. They check over all of the home’s major systems and structures to give you a clear picture of its current condition and help flag items that may require repair or replacement.
While not foolproof, a home inspection goes a long way to reduce risks and equip you with the knowledge needed to make a wise purchasing decision. It’s a smart investment that can potentially save you thousands in the long run. When ready to buy, be sure to take the time to find an experienced, reputable home inspector in your area to give you peace of mind during the transaction.
