HOME INSPECTION. Learning Objectives. Understand what a Home Inspector is responsible for. Know the difference between ISHI and ASHI.

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1 HOME INSPECTION Learning Objectives Know what a Home Inspection includes. Understand what a Home Inspector is responsible for. Know the difference between ISHI and ASHI. Understand the difference between a Home Inspection and a Home Warranty Evaluation. Home Inspection A standard home inspection is a visual examination of the physical structure and major interior systems of a building, much like a physical exam that your doctor may perform on you. However, it should be clearly understood that a home inspection is not to be confused with an appraisal, warranty evaluation, building code inspection, a guarantee of any kind, and/or an insurance policy on the condition of the property. During an inspection, the inspector will review the readily accessible exposed portions of the structure of the home including the roof, attic, walls, ceilings, floors, windows, doors, basement and foundation, as well as the heating/air conditioning systems, interior plumbing and electrical systems for potential problems. Keep in mind that a home inspection is not intended to point out every small problem or invisible/latent defect in a home. Most minor or cosmetic flaws, for example, should be apparent to the buyer without the aid of a professional. The purchase of a home is one of the largest single investments you will ever make. With that in mind it is extremely important that you learn as much as you can about the condition of the property and the possible need for any major repairs before making the purchase. A home inspection by a licensed inspector helps minimize the possibility of unpleasant surprises, unexpected costs and post-purchase headaches. It s important to remember that a reputable home inspector 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, giving you confidence and peace of mind. Property Inspections: Home Inspection 1

2 What s more, home inspections are not just for new homebuyers. For existing homeowners, an inspection may be considered in order to identify problems in the making, and to learn important preventive measures to avoid costly future repairs. If you are planning to sell your home, you also may wish to have an inspection prior to placing your home on the market. This will give you a better understanding of conditions which may be discovered by the buyer s inspector, and an opportunity to make repairs that will put the house in better selling condition. The fee for a typical one-family house varies geographically, much like the cost of the property itself. Other cost factors include the size and features of the house, its age, and additional considerations such as optional testing. It s always a good idea to compare prices form several different inspection services in your area, paying close attention to exactly what is included with the price. When comparing inspection services, it s important to remember that the lowest-priced inspector is not necessarily the best choice. The inspector s qualifications, including his experience, training, professional affiliations - and most importantly his LSBHI licensing should be the most important consideration when making your decision. Technically, you can inspect your home, yourself. But you re taking a substantial gamble in doing so. Typically, even the handiest homeowner lacks the knowledge, training and experience of a professional home inspector, who has inspected hundreds, perhaps thousands, of homes over the span of a career. A licensed inspector is familiar with the countless elements of home construction, proper component installation, and maintenance. They understand how the home s systems and components are intended to function together, as well as how and why they fail. What s more, most buyers find it very difficult to remain completely objective and unemotional about the house they really want, and this may skew their judgment. For the most objective and accurate assessment of any home s condition, it is best to obtain an impartial, third-party opinion by a trained, licensed expert. A home cannot actually fail an inspection. An inspection is merely a thorough examination of the home s current condition. It is neither an appraisal (which determines market value) nor a municipal inspection, which verifies local code compliance. A home inspector, therefore, will not pass or fail a house, but will accurately and objectively describe its physical condition and indicate potential problems or concerns. The best place to find a reputable home inspector is on the web. The State Board of Home Inspectors goes to great lengths to ensure that all its licensed inspectors are fullytrained and certified, and that they meet our impeccably high standards for professionalism, expertise and reliability. Real estate agents are also generally familiar with reputable home inspection service providers, and should be able to provide you with a list of names from which to choose. Property Inspections: Home Inspection 2

3 Whatever your referral source, you will want to make sure that the home inspector is: State licensed and certified, and A Member in good standing of either the International Society of Home Inspectors (ISHI) and/or the American Society of Home Inspectors (ASHI) to guarantee his or her professional qualifications, experience, and business ethics. These associations require a professional standards and ethics practices inspectors must abide by. A home inspector is typically contacted right after the contract or purchase agreement with the seller has been signed, and, depending on the home inspector s schedule, is often available within a day or two. However, before you sign any agreements with the seller, be sure that there is an inspection clause in the contract, making your purchase obligation contingent upon the findings of a professional Technically, you do not have to be present for a home inspection, but it is highly recommended that you attend, for several reasons: 1. You will be able to observe the inspector and ask questions directly. 2. You will learn, first-hand, about the condition of the home and become familiar with all its features and components. 3. You will get to know how various systems work, and how to maintain them. If for any reason you cannot attend the inspection, you can still rest easy knowing that your home inspector will provide you with a comprehensive, written report describing the inspection and its findings. However, there s simply no substitute for actually being there while the inspection takes place. Make time to be there! First of all, it s important to remember that virtually no home is perfect. If your inspector does identify some problems with the home, it doesn t necessarily mean you shouldn t buy the house, only that you will know in advance what to expect. What s more, you may be able to negotiate the purchase price of the home with the seller if significant problems are found, which will help you offset the required repair costs. Now that your new home has been thoroughly inspected, you can complete your home purchase with confidence in its overall condition and its vital systems and components. You will also have become knowledgeable about your new home s structure and can keep that information handy for future reference. Property Inspections: Home Inspection 3

4 Home Inspection vs. Home Warranty Evaluation Some inspectors whether hired through real estate agents or the homebuyers themselves don t really perform a complete home inspection at all, but rather what s known as a warranty evaluation, and the difference is significant. In a nutshell, a warranty evaluation usually takes under an hour, only covers basic elements that are covered by the home warranty such as the heating/air conditioning system and other built-in mechanical systems. Whereas a real home inspection consists of a full comprehensive evaluation of virtually every system and component of the home, including major appliances, roof, structure and utility systems, and includes a complete, written inspection report. A licensed home inspector is also required to carry a minimum of $300,000 in Errors & Omission (E&O) Insurance, which protects both client and real estate agent in case the inspector inadvertently misses or omits a major defective system or component from his inspection report. When selecting a home inspection service, make sure that you are, indeed, getting a full inspection, and not a simple warranty evaluation. The difference could mean potential savings of thousands of dollars in repair and maintenance bills over the long term. Types of inspectors: In many instances, it is required that a specific type of inspector to be present to give the homeowner an actual assessment of the condition of the property involved in a transaction. Here are a few common inspectors: Termite- Termite inspectors are NOT home inspectors. Termite inspectors are usually licensed through the State Department of Agriculture. Only licensed pest controllers can do termite inspections. Stucco- can be done by a licensed home inspector. If only the stucco is going to be inspected then it can be done by a siding inspector. Houses can only by licensed home inspector licensed by the State Board of Home Inspectors. Structural- if the structure requires certification the it can only be certified by structural engineer. Roofing inspections can be done by roofing inspector or home inspector. Property Inspections: Home Inspection 4

5 Air Conditioning inspections can be performed by a certified home inspectors; however, it is best to use a licensed HVAC inspector. Certified home inspectors inspect for mold. Regarding mold, buyers must be made aware of the mold informational pamphlet prior to purchasing a home. (See Rules and Law in Chapter One for more information.) Types of Inspections Lack of inspections can cause many serious problems. Many structural problems that can affect your safety as well as health problems can result from inpections that chould have been done upon sale of the property. Here are a few examples: Woodboring inspections-insects certified termite exterminators are required to search fortermites and other woodboring insects. These bugs can cause major structural problems and must be repaired and treated. Mortgage companies require that a termite certificate be issued before they will release funds to purchase a house. Mold is a very serious problem. It can cause major damage to houses and also can cause serious health defects. Please point your buyers and sellers to the mold information pamphlet put out by the EPA you can find it by going to this link: Septic tanks and water wells can cause serious plumbing and health problems if there is a problem with either system. A certified inspector is trained to recognize problems common to both. There are other common material defects such as roof shingles bad siding, concrete that is broken and wood that is split. A licensed home inspector is trained to recognize these and other common material defects when inspecting properties. What to do if a defect is found Most states have laws that require sellers to fill out a property condition disclosure statement upon the sale of their home. There they list all known defects to the property so the buyer can make an informed decision when making an offer. If a discrepancy arises between what the home inspector finds and what is on the property conditions disclosure statement, it must be dealt with immediately as it could effect the sale. The buyer s agent must contact the listing agent about the known defect. Remedies can only be made by mechanic that is capable of doing that kind of operation. Example: Licensed exterminators should be the only ones handling termite issues. Property Inspections: Home Inspection 5

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