Frequently Asked Questions (FAQs)
When Do I Need An Inspector?
The best time to call an inspector is right after you've made an offer on your new place. The real estate contract usually allows for a grace period to inspect the property. Ask your professional agent to include this inspection clause in the contract, making your purchase obligation contingent upon the findings of a professional inspection is your best protection from a future nightmare.
Why Do I Need An Inspection?
The purchase of a home is one of the largest single investments you will ever make. You should know exactly what to expect --- both indoors and out -- in terms of 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 problem 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 afterward. Of course, an inspection will also point out the positive aspects of a 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 you are about to purchase, and be able to make your decision confidently. As a seller, if you have owned your building for a period of time, an inspection can identify potential problems in the sale of your building and can recommend preventive measures which might avoid future expensive repairs.
Can my house FAIL an Inspection?
No. A professional inspection is simply an examination into the current condition of your prospective real estate purchase. It is not an appraisal or a Municipal Code inspection. An inspector, therefore, will not pass or fail a building, but will simply describe its condition and indicate which items will be in need of minor or major repairs or replacement and an estimated time frame.
What If The Report Reveals Problems?
If the inspector finds problems in a building, it does not necessarily mean you shouldn't buy it, only that you will know in advance what type of repairs to anticipate. A seller may be willing to make repairs because of significant problems discovered by the inspector. If your budget is tight, or if you do not wish to become involved in future repair work, you may decide that this is not the property for you. The choice is yours.
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 the property and its equipment and systems. You may have learned a few things about your property from the inspection report, and will want to keep that information for your future reference. Above all, you can RELAX, knowing that you are making a well-informed decision and that you will be able to enjoy your new home or building with peace of mind.
Can I Inspect The Building Myself?
Even the most experienced building or home owner lacks the knowledge and expertise of a professional inspector who has inspected hundreds, and perhaps thousands of homes and buildings in their career. An inspector is equally familiar with the critical elements of construction and with the proper installation, maintenance and inter-relationships of these elements. Above all, most buyers find it difficult to remain completely objective and unemotional about the building they really want, and this may lead to a poor assessment.
What are the most commonly found issues?
Improper Grading Around A Structure:
Flat grade or grades with a downhill slope toward the structure can result in moisture/water intrusion in basements and crawl spaces. This water can often lead to foundation/structural damage and mold growth. Perimeter grading should slope down hill away from the structure. If gutters are present, downspouts often deposit water directly next to the foundation. This water should be directed away from the structure using downspout extensions.
Decks:
Many decks on older homes and many do-it-yourself installations lack proper fastening devices and support structures. Many decks also lack proper support at guardrails. Improperly supported decks pose a significant hazard of collapse and should be repaired by a qualified contractor.
Ungrounded Three Prong Outlets:
Disconnected or non-existent ground conductors are frequently found in both older and newer homes when outlets are installed/repaired by non professionals. Ungrounded outlets may go undetected and appear to operate properly until tested. Ungrounded Three Prong Outlets present a unique danger and should be rewired by a qualified electrician.
Reversed Polarity Outlets:
Occasionally, wire conductors can be installed in reverse order. When this defect is present, electricity to appliances will continue to flow even though the switch may be in the off position. Reversed polarity outlets may go undetected and appear to operate properly until tested. Reversed Polarity Outlets present a unique danger and should be rewired by a qualified electrician.
Non-Functioning or Non-Existent Smoke Detectors:
Smoke detectors are required to be operating and located in or near each sleeping area in all residential dwellings. Many dwellings require multiple smoke detectors. Test and maintain smoke detectors often and if you are purchasing a used home consider replacing older smoke detectors. Chirping noise indicates the battery is low and needs replacement.
Loose or Missing Handrails or Guardrails:
Handrails are typically required on all stairs in habitable areas with three steps or more. Many insurance companies will require proper handrails to be installed at front steps prior to coverage.
Non-Functioning Safety Devices on Garage Door Operators:
All garage door operators are required to automatically reverse if a closing door should hit an obstruction. Newer garage door operators may have improper "down force" adjustment and should be readjusted. Older garage door operators may lack required safety reverse mechanisms and should be replaced. Refer to manufacturer instructions for testing methods.
Knob and Tube Wiring:
Many older homes built before 1930 may contain knob and tube wiring. While this wiring was common in its time, modern lifestyles often require the use of many electric appliances and gadgets that were never anticipated. This type of wiring may be inadequate for these added demands on the electrical system. The presence of Knob and Tube wiring is indicated by dark single strand wire secured in place with white ceramic knobs or tubes. It can also be indicated by the use of round push-button light switches. A qualified electrician should repair any problems with this type of wiring. Some insurance companies may require knob and tube wiring to be upgraded prior to coverage.
Improper Venting of Water Heater:
All gas appliances create carbon monoxide that must be vented outside the home using properly secured metal vent pipe. Loose, corroded or improperly pitched vent pipe can result in carbon monoxide entering household air. Screws should be used to secure all joints. Minor amounts of carbon monoxide can cause headaches and dizziness while higher levels of carbon monoxide can be fatal. Consider installing a carbon monoxide detector in or near sleeping areas.
Ungrounded Electric Service Panel:
All main service panels must have at least one permanent and uninterrupted connection to the earth. Newer panels require two connections. Some panels may have a ground rod driven 8' or more into the ground while others are connected to underground water pipes. If a home is connected to a city water supply, a jumper wire from one side of the water meter to the other is required. This wire is frequently missing. A qualified electrician should repair this defect.
Bathroom exhaust venting:
Bathroom venting is very important in preventing to build up of moist air which leads to mildew and mold formation in the bathroom. Improperly installed vents by inexperienced handyman and home owners in which the vent is allowed to vent into the attic were the moist air collects and contributes to mold growth in attic.