Many Real Estate agents will strongly suggest that you get a Buyer’s Home Inspection as part of your purchase agreement. There is a miriad of different levels of proficiency required to be a Home Inspector throughout the country. This can even vary from county to county and city to city. In many states there is no license or specialized training required. There is a National Association of Certified Home Inspectors (NACHI) that can give you a starting point for what you might expect from your local inspector. I will discuss what the typical inspector does and what the report should cover to be of value to you as a buyer. Is an inspection a good idea, and what does it do for you?

• Do it yourself? If you are knowledgeable in all of the systems and structures of a house, you can find a blank report online and do your own inspection. Generally this is not the case.
• Knowledge. Most home buyers do not have a background in the construction trades and are unaware of the issues that can arise from faulty systems and structures in a house. A good inspection report will identify any areas of concern for both immediate attention and will project probable future concerns.
• Omissions. There are several areas that are usually not included in the report and often require other specialized inspections. These can include: presence of asbestos, gases and chemicals (Radon, Methane, Radiation, Formaldehyde), wood destroying organisms, mold, mildew, fungi, rodents and existence of lead.
• Structures. The basic framing elements of a house (walls, ceilings, floors, roof, foundation) should all be sound.
• Exteriors. This part of the inspection can include sidewalks, driveways, fences, fascia and trim boards, doors, windows, outdoor lights and receptacles, drainage, grading, landscaping, siding, house elevations and chimneys.
• Attic and roof. An attic can tell you a lot about the home’s history, and reveal potential problems. The truss and rafters should be solid. Any previous fire or water damage should be carefully noted. The amount (R-Value) of insulation should be calculated. Proper attic ventilation (including baffles to keep insulation from blocking air inlets) should be observed. The part of the chimney that passes through the attic should be sound with no cracks, mortar damage or water stains. Any signs of rodent infiltration (nests, feces, food, damaged wood or insulation) into the attic space should be noted. The external roof should also be inspected for age and condition of shingles, flashing and gutter integrity. A roof certification would have to come from a roofing specialist.
• Systems. The inspector should review the condition of the water heater, furnace, air conditioner, duct work, fireplace and/or inserts, and sprinklers.
• Appliances. The report should show that the dishwasher, range and oven, built-in microwave, garbage disposal, and smoke alarms are all in working condition.
• Garage. Whether attached or detached, the following should be inspected: slab floor, walls, ceiling, vents, entry, firewall, main door, door openers, exterior siding, windows and roof.
• Plumbing. From the report you should know the type and condition of pipes used for drinking water, as well as drain-waste-vent systems. Showers, toilets, sinks, faucets, and traps should be checked. Usually sewer (city or septic) is a specialized inspection from others.
• Electrical. Look for information on the main panel and any sub-panels, circuit breakers, kind of wiring used, grounding system, exhaust fans, receptacles, ceiling fans, light fixtures and switches.

After the report is received, you may want to discuss the findings with a general contractor to help you prioritize the list into urgent and secondary issues, before you approach the seller with a new offer or negotiate which modifications you must have done before the purchase can go forward. There will be some issues uncovered that violate building codes or are requirements from a lender, that must be remedied before moving forward with the purchase.

Find Quality Local Home Inspection Experts

Tags: home inspection, home inspector, home structures, home systems, inspect appliances, inspect electrical, inspect plumbing, inspect structures, NACHI