DO I NEED A HOME INSPECTION? WHY? WHAT WILL IT DO FOR ME?

These days, home buyers are more than aware that a home inspection is key when purchasing a house, however, they may not necessarily understand the significance of these home inspections

With good representation, a home buyer should not go to settlement without hearing about the need of a home inspection - whether the home is a resale or new construction.

So what does a home inspection reveal and why do I need one? Not knowing the ins and outs of home repair, first-time home buyers usually need help figuring out the major defects from the minor ones.  They often don't know what to look for on their own - after all, this is new to them and guidance is necessary here. 

Even seasoned buyers know that a home inspector can oftentimes reveal defects in a home that cannot be easily tested or obvious.  So, the home inspector can determine what flaws may exist in a home to assist the buyer in making the decision whether to go ahead with a contract or cancel that contract.

Your real estate buyer's agent can be a great source here, as well, they have been through many home inspections and it is their job to represent the buyer's interests in the transaction.*

HOME INSPECTION CHECKLIST COMPARISONS - General vs Specific

All home inspections are different but should generally be conducted in accordance with the standards of practice established by the National Association of Certified Home Inspectors, the following information is based on NACHI guidelines.

===>>>   SPECIFIC INSPECTIONS REQUIRING A LICENSE

Some general home inspectors are not specifically licensed, nor are they required to be in many states. However, a home inspector's standard practice typically does not include the following, for which a specific license to inspect and identify is required:

  • Asbestos
  • Mold, Mildew and Fungi
  • Rodents
  • Lead
  • Wood-destroying insects or organisms
  • Well, Septic and Sewer
  • Methane, Radiation, Radon and Formaldehyde

===>>>   BASIC ITEMS REQUIRING A GENERAL HOME INSPECTOR

Structural Elements - The basic construction of walls, floors, foundation, ceiling and roof.

Exterior Inspection - The basic evaluation of Landscaping, grading and elevation of property, drainage, fences, driveways and sidewalks, fascia/trim, windows and doors, lights and exterior outlets.

Mechanical Systems and Components - The basic evaluation of a chimney, fireplace, ductwork, water heater, furnace, air conditioning, heat pump

Appliances - Built-in microwaves, stove, oven, dishwasher,

Plumbing - The identification and inspection of the overall condition of pipe materials used for potable, drain, waste and vent pipes, toilets, sinks, showers, traps and water faucets.  NOTE:  This inspection does NOT include inspection of any water well, septic or sewer system.  To get those systems properly inspected, you must obtain the services of a proper inspector in those fields.

Electrical - Overall evaluation of the main panel, light fixtures, circuit breakers, receptacles, grounding, exhaust fans, ceiling fans, and types of wiring, this includes smoke detectors that are hard-wired into the home's electrical system

Attic and Roofing - The evaluation of the type and condition of roof construction, framing, ventilation, including the gutters and flashing.  NOTE:  This inspection does not certify the roof nor is it a guarantee of the condition of the roof.  If there are any questions regarding the age or condition of the roof, secure the services of a roofing inspector and/or speak to your real estate agent to get further recommendations.

Garage - Garage door openers, doors, lights, slab, walls, roof, receptacles and roof

WHAT ARE THE MOST SERIOUS ISSUES?

 

  • Safety issues
  • Health issues
  • Air/Furnace system defects
  • Foundation defects
  • Drainage or moisture problems
  • Roofs that may be outdated

    WHO FIXES THE DEFECTS NOW THAT THE INSPECTION IS DONE?

    Within the scope of certain home inspection addendums, a buyer can ask that a seller fix some or all items.  However, for those minor repairs, it may be smarter to either take care of them yourself or hire your own contractor and supervise those repairs.  Depending upon the home inspection addendum's language, the cost of repairing any defects may be borne by the seller prior to settlement or a credit can be provided at closing.

    Most home inspectors will be reluctant to provide a laundry list of actual repair costs - they may give you a general range of costs, but don't expect it.  Contractor costs can vary in labor, trip charges, etc.  For those minor repairs, the best thing to do is to call a contractor to determine the scope and expense to fix them yourself. Every home is going to have at least one issue - no home is perfect.

    Not knowing about home maintenance or general home repair, First-Time Homebuyers may look at a home inspection report with a few minor defects and want to cancel a contract, while a previous homeowner may not think twice about going forward with those same defects.

    Your Real Estate agent can assist you in these instances - they have been through many home inspections and representing your interests is your job.  Don't make a hasty decision without getting recommendations from the professionals who know.

    NEW CONSTRUCTION - To Inspect or Not Inspect

    When deciding upon new construction, some consumers walk into the Sales office and deal directly with a Builder's Representative, never knowing that they can and should have their OWN representation.  Buyers often feel that a home inspection is unnecessary for new home construction - this is a myth.  There are building codes that must be adhered to when constructing a new home and no contractor is immune to making mistakes.

    There are the obvious defects that can be easily tested or eyeballed such as a light fixture not operating properly or a smoke detector not working.  But, most buyers cannot recite code violations or identify whether a furnace is leaking carbon monoxide or a chimney that is unsound; these are the types of defects a home inspector could identify in a new home.

    Before you even step into that new construction lot, make sure you have spoken to a Real Estate agent.  You want to protect yourself and your own interests - an agent can do that for you.  Keep in mind that many Real Estate agents have formed close relationships with many home inspectors who are thorough and may come highly recommended. 

    Jacque Grenning has lived and sold homes in the Gaithersburg, Rockville, Germantown, Montgomery Village and surrounding areas including Frederick County, Virginia and Washington, DC - for over 20+ years.  She has vast experience in both resale and new construction and has a great network of service providers ready to serve you.  Contact Jacque today for all of your real estate needs.

    Jacque Grenning - Realtor, ePro, ABR, CRS, Associate Broker
    Jacque Grenning & Associates
    Good Service isn't Expensive...It's Priceless!
    (301) 529-5200 Direct  (301) 251-1221 x3599 or 3588 Office
    jacque@kw.com
    www.HomesToLiveIn.com


    Broker:
    Keller Williams Realty Advantage
    15400 Calhoun Pl #180
    Rockville, MD 20855

Usually home inspection reports do not go into detail about items or systems that are in good condition.  There should, however, be a detailed write-up of those items that either require service, replacement or repair.  The items that are most important are: