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The Home Inspection
& You
reprinted from the consumer information center
Q. What Is a "Home
Inspection"?
A home inspection is an objective visual examination of the
physical structure and systems of a home, from the roof to the
foundation. The standard home inspector's report will include an
evaluation of the condition of the home's heating system, central
air conditioning system (temperature permitting), interior plumbing
and electrical systems; the roof, attic, and visible insulation;
walls, ceilings, floors, windows and doors; the foundation,
basement, and visible structure.
Having a home inspected is like giving it a physical check-up. If
problems or symptoms are found, the inspector will refer you to the
appropriate specialist or tradesperson for further evaluation.
Q. Why do I need a home inspection?
The purchase of a home is probably the largest single investment
you will ever make. You should learn as much as you can about the
condition of the property and the need for any major repairs before
you buy, so that you can minimize unpleasant surprises and
difficulties afterwards.
Of course, a home inspection will also point out the positive
aspects of a home, as well as the maintenance that will be
necessary 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 will be able to make a confident buying decision.
If you have owned your home for a long time, a home inspection can
identify problems in the making and recommend preventive measures,
which might avoid costly future repairs. In addition, home sellers
may opt for having an inspection prior to placing the home on the
market to gain a better understanding of conditions, which the
buyer's inspector may point out. This provides an opportunity to
make repairs that will put the house in better selling condition.
Q. What will it cost?
The inspection fee for a typical one-family house varies
geographically, as does the cost of housing. Similarly, within a
given area, the inspection fee may vary depending upon the size of
the house, particular features of the house, its age, and possible
additional services, such as septic, well, or radon testing. It is
a good idea to check local prices on your own.
However, do not let cost be a factor in deciding whether or not to
have a home inspection, or in the selection of your home inspector.
The knowledge gained from an inspection is well worth the cost, and
the lowest-priced inspector is not necessarily a bargain. The
inspector's qualifications, including his experience, training, and
professional affiliations, should be the most important
consideration.
Q. Can't I do it myself?
Even the most experienced homeowner lacks the knowledge and
expertise of a professional home inspector who has inspected
hundreds, perhaps thousands, of homes in his or her career. An
inspector is familiar with all the elements of home construction,
their proper installation, and maintenance. He or she understands
how the home's systems and components are intended to function
together, as well as how and why they fail.
Above all, most buyers find it very difficult to remain completely
objective and unemotional about the house they really want, and
this may affect their judgment. For the most accurate picture, it
is best to obtain an impartial third-party opinion by an expert in
the field of home inspection.
Q. Can a house fail inspection?
No. A professional home inspection is an examination of the current
condition of your prospective home. It is not an appraisal, which
determines market value, or a municipal inspection, which verities
local code compliance. A home inspector, therefore, will not pass
or fail a house, but rather describe its physical condition and
indicate what may need repair or replacement.
Q. How do I find a home inspector?
The best source is a friend, or perhaps a business acquaintance,
who has been satisfied with, and can recommend, a home inspector
they have used. In addition, the names of local inspectors can be
found in the Yellow Pages where many advertise under "Building
Inspection Service" or "Home Inspection Service". Real estate
agents are also generally familiar with the service, and should be
able to provide you with a list of names from which to choose.
Whatever your referral source, be sure to ascertain the home
inspector's professional qualifications, experience, and business
ethics before you make your selection. You can do this by checking
with the local consumer affairs office or Better Business Bureau,
as well as by verifying the inspector's membership in a reputable
professional association.
Since there are no licensing requirements for home inspectors
[except in Texas and Wisconsin], you will want to make certain that such an
association has a set of nationally recognized practice standards
and a code of ethics. This provides members with professional
inspection guidelines, and prohibits them from engaging in any
conflict of interest activities which might compromise their
objectivity, such as using the inspection as a means to obtain home
repair contracts.
The association should also have rigorous membership and continuing
education requirements to assure consumers of an inspector's
experience and technical qualifications.
Q. When do I call in the home inspector?
A home inspector is typically called right after the contract or
purchase agreement has been signed, and is often available within a
few days. However, before you sign, be sure that there is an
inspection clause in the contract, making your purchase obligation
contingent upon the findings of a professional home inspection.
This clause should specify the terms to which both the buyer and
seller are obligated.
Q. Do I have to be there?
It's not necessary for you to be present for the inspection, but it
is recommended. By following the home inspector around the house,
by observing and asking questions, you will learn a great deal
about the condition of the home, how its systems work, and how to
maintain it. You will also find the written report easier to
understand if you've seen the property first-hand through the
inspector's eyes.
Q. What if the report reveals problems?
No house is perfect. If the inspector finds problems, it doesn't
necessarily mean you shouldn't buy the house, only that you will
know in advance what to expect. A seller may be flexible with the
purchase price or contract terms if major problems are found. If
your budget is very tight, or if you don't wish to become involved
in future repair work, this information will be extremely important
to you.
Q. What if I find problems after I move into my new home?
A home inspection is not a guarantee that problems won't develop
after you move in. However if you believe that a problem was
already visible at the time of the inspection and should have been
mentioned in the report, your first step should be to call and meet
with the inspector to clarify the situation. Misunderstandings are
often resolved in this manner.
If necessary, you might wish to consult with a local mediation
service to help you settle your disagreement. Though many home
inspectors today carry Errors & Omissions liability insurance,
litigation should be considered a last resort. It is difficult,
expensive, and by no means a sure method of recovery.
Q. If the house proves to be in good condition, did I really need an
inspection?
Definitely. Now you can complete your home purchase with peace of
mind about the condition of the property and all its equipment and
systems. You will also have learned a few things about your new
home from the inspector's report, and will want to keep that
information for future reference. Above all, you can feel assured
that you are making a well-informed purchase decision, and that you
will be able to enjoy your new home the way you want to.
This booklet has been prepared
as a public service
by the American Society of Home Inspectors
(ASHI) in cooperation with the Extension Service
of the U.S. Department of Agriculture.
For further information, contact ASHI at 1735
North Lynn Street, Arlington, VA 22209, (703)
524-2008, or the Extension Service offices listed
in the white pages of your phone book.
American Society of Home Inspectors 1993. All rights reserved.
All content on sheboyganbyowner.com is subject to the Federal
Fair Housing Act.
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