What is a Home Inspection

What exactly is a home inspection.  People ask that question a lot.  The short version is a comprehensive, objective evaluation of the house.  More and more lenders and real estate professionals are encouraging home buyers to get a professional home inspection to help protect their investment.  

 Home buyers want to know the house they are purchasing is safe, structurally and mechanically sound, as well as free of health risks. A certified home inspector’s evaluation will provide a solid foundation of information vital to your home.    The report should point out and explain any and all deficiencies found and in most cases provide helpful maintenance tips to keep your home in top condition.  One of my favorite lines would be “It’s easier to stay caught up then it is to get caught up”. 
 
A comprehensive inspection starts outside the house looking for anything that might affect the foundation of the house from the outside.  Things like improper slope on the grade around the house, correct gutters, downspouts and extensions.  It is very important to get the water away from the house when it rains.  Also be on the lookout for maintenance tips like caulking around windows and mechanical penetrations and trimming bushes and trees away from siding.  The inspector should walk on the roof whenever it is possible.  Weather conditions, slope of the roof, and sometimes the type of roof dictate if that is a good idea.  The chimney should be examined from the roof whenever possible.

Another part of the inspection is the grounds of the property.  Looking for safety hazards, maintenance issues, condition of the driveway and sidewalks, siding, windows and other items are standard.  The garage is usually included in a standard inspection however any additional buildings may be an up charge.

Once inside the house, the kitchen is a good place to start.  Plumbing, fixtures, counter tops, cabinets, as well as walls ceilings and the floors in all the rooms are all under examination.  GFCI protected outlets should be installed with in 6 feet of water, like in the kitchen and bathrooms. The attic is a big component that requires a trained eye to catch subtle clues of what has been going on up there over the years.  The amount of insulation and ventilation is key information to help know if what is there is adequate.  Any leaks, old or current, along with any structural defects should be noted. 

Now comes the fun part, the basement.  In newer homes with a finished basement it’s a lot easier, but in some 100 year old houses it’s a completely different story.   The first few steps into the basement your nose will be one way to notice moisture via musty, mildew odors, or a cleaning product to mask those smells.    People will not usually finish a basement that has a moisture problem but that doesn’t mean you don’t have to always be looking.   Foundation problems, plumbing, electrical, hvac, the water heater are all examined and the condition reported.   

The inspection is now almost done.  The summary of the inspection is important and should be reviewed with the customer.  Customers are encouraged to be present during the entire inspection so any issues that come up can be discussed at that time, rather than try to explain it later.  A list of safety issues, maintenance items, and major repairs should be provided.  A list of deferred repair items is a great idea so the buyer knows up front of the pending repair costs and knowing how much money needed to cover the cost of those repairs.  

A comprehensive home inspection should take anywhere from 2 - 4 hours with additional time for larger houses and extra services added in like wood destroying insects, mold, and radon ( we will cover each of these in future topics).   Before you book the inspection, be sure he is licensed and ask what associations they belong to, most states have adopted their standards of practice from one of the national associations.  Wisconsin, for example, uses the American Society of Home Inspectors as theirs. 

If your buying, you want to know that the home you’re considering is safe and sound.  You want to avoid unwelcome and costly surprises.  If you’re selling your home, you will need to make full disclosure of any and all deficiencies.  You’ll want to know what, if any, repairs to make so you can market your home most effectively.  Which ever side of the “For Sale” sign your on, a quality home inspection is vital.