Buying a new home is one of the biggest decisions you’ll make in life. Before signing on the dotted line, it’s critical to thoroughly inspect the property inside and out. That’s where building inspections come in.
A professional home inspection gives buyers peace of mind and helps identify issues that could cost thousands down the road. But what exactly does a building inspection entail? And how do you find a qualified home inspector? This guide has all the details.
What is a Building Inspection?
A building inspection is a detailed assessment of a home’s condition. The inspection covers all physical aspects of the property, inside and out. An inspector looks for signs of damage, wear and tear, code violations, and potential safety hazards.
The standard home inspection includes examination of:
- Foundation and structure
- Roof, gutters, and drainage
- Exterior surfaces and trim
- Windows, doors, and flashings
- Electrical, heating, and cooling systems
- Plumbing and water pressure
- Insulation and ventilation
- Kitchen and appliances
- Bathrooms and fixtures
- Walls, ceilings, floors, and stairs
The inspection typically lasts 2-3 hours. Inspectors evaluate the visible portions of these systems and components. They won’t dismantle or move furniture and personal belongings.
The purpose is to identify defects and determine if major systems are functioning properly. Inspectors don’t test for environmental hazards like radon, asbestos, or lead. Specialized inspections are available for these concerns.
Why are Building Inspections Important?
Building inspections help buyers fully understand a home’s physical condition before purchase. An inspection report flags defects that might otherwise go unnoticed in a typical property walkthrough.
Inspections are important because:
- They identify safety hazards, code violations, and issues that may impact the home’s structural integrity over time. Knowing about these problems upfront prevents surprises down the road.
- Inspectors look at areas that are hard to access like crawl spaces, attics, and roofs. They use ladders, flashlights, moisture meters, and other tools to get a closer look.
- They test components like electrical systems, furnaces, water heaters, and plumbing fixtures that buyers can’t adequately assess themselves.
- The inspection report provides an objective third party opinion of the home’s condition from an experienced professional.
- Inspection findings give buyers leverage to re-negotiate the sale price or ask the seller to address deficiencies before closing.
- The report provides a repair checklist for preventative maintenance that will extend the home’s lifespan.
In summary, a building inspection is a small investment that can pay big dividends for buyers. Inspection findings help buyers make informed decisions and protect their wallets long after move-in day.
What Does a Building Inspector Check For?
Building inspectors check all aspects of the home from roof to foundation following industry standards of practice. Here are some specifics:
Roof and Attic
Inspectors evaluate the age, material, and condition of the roof covering. They look for missing or damaged shingles as well as indications of leaks. Signs of water intrusion like staining, mold, or wet insulation raise red flags.
In the attic, inspectors examine the roof structure, ventilation, insulation coverage, and potential sources of leaks. Electrical components, exhaust fans, and ductwork are also checked.
Gutters and downspouts are assessed for proper drainage and signs of water overflow. Drain extensions should divert water away from the foundation.
Exterior
The home exterior takes a beating from the elements. Inspectors check for cracked, peeling, or faded paint and stain. They ensure all trim, railings, and decorative elements are well-secured with no rot or insect damage.
Windows and doors are examined for functionality, age, material condition, and energy efficiency. Joints and weather-stripping should form a tight seal. Screens and hardware should be present and operational.
Pay close attention to areas vulnerable to water like windows, doors, trim, flashing, and penetrations. Signs of moisture damage indicate larger underlying issues.
Structure and Foundation
Inspectors look at the condition of the roof structure in the attic to spot sagging, cracked, or damaged framing. Flooring is checked for levelness and signs of settlement.
Basements and crawl spaces are examined for cracks, bowing, moisture damage, and evidence of pests or rodents. Signs of past water intrusion raise concerns about the foundation’s integrity over time.
Electrical
Electrical problems have the potential to start fires. Inspectors check for modern wiring and circuit breakers, sufficient outlets, ground fault interrupters near water sources, and smoke detectors. Exposed, damaged, or hazardous wiring must be addressed.
Plumbing
Inspectors turn on all faucets, flush toilets, and run showers to check water pressure, drainage, and leaks. They look for corrosion, dripping faucets, and signs of past leaks.
Water heaters are checked for age, capacity, and energy efficiency. Signs of corrosion, soot residue, or rust indicate a potential safety hazard.
Heating and Cooling
The HVAC system is tested to ensure adequate heating, cooling, and airflow throughout the home. Gas appliances are checked for leaks and proper exhaust venting.
Evaporator coils, air filters and ductwork are examined for cleanliness. Old systems may contain asbestos or outdated refrigerant gases. Recommended upgrades will improve energy efficiency.
Kitchen and Bathrooms
Kitchen appliances are turned on to check basic operation and examine for leaks or other defects. This includes the stove, oven, refrigerator, dishwasher, sink, and garbage disposal.
Bathrooms are checked for proper ventilation, exhaust fans, and fixture functionality. Inspectors look for signs of past or ongoing leaks at sinks, showers, tubs, and toilets. Missing or cracked caulk and tile grout requires refinishing.
Interior
Inspectors check walls, ceilings and floors for cracks, stains, or other damage. Carpets, paint, caulking, and other finishes are examined. Signs of pests, mold, or asbestos may be present.
Cabinets, countertops, shelving, doorways, ceilings, and stairways are checked for general condition and safety hazards. Door and window functionality is tested.
Fireplaces and chimneys are assessed for proper installation and maintenance. Chimney caps should allow proper ventilation while keeping pests out.
What Does the Inspector Provide?
At the end of the on-site inspection, the inspector will walk through notable findings with the buyer. A detailed inspection report is then prepared summarizing the condition of all systems and components.
The report indicates items functioning properly as well as deficiencies requiring repair or further evaluation. Most inspectors provide photos and cost estimates for significant repairs.
The report serves as an objective reference about the home’s physical condition to inform the buyer’s purchase decision. The buyer’s real estate agent will also review the report.
Key items provided in the inspection report:
- Summary of the scope covered and limitations of a standard home inspection
- Overview of major systems and components inspected including approximate age and normal useful life
- List of major defects, safety hazards or code violations requiring immediate repair
- Minor defects needing eventual repair or ongoing maintenance
- Maintenance tips and recommendations for extending the life of systems
- Estimated repair costs for larger items
- Guidance on when to consult specialists like roofers or HVAC technicians
- Summary of any systems nearing or beyond their normal useful life
- Clarification on whether key inspection items meet industry standards and best practices
The report aims to provide an objective snapshot of the home’s current physical condition to help buyers make an informed decision. It’s not meant to be an exhaustive list of minor flaws or a guarantee of future performance.
How Much Does a Home Inspection Cost?
The cost of a standard home inspection typically ranges from $300-$500 depending on your location and size of the home. Here are some factors that influence price:
- Home size – Larger homes take longer to inspect and require more ladders and equipment. Expect to pay more for multi-story homes over 2500+ square feet.
- Location – Pricing is higher in major metro areas and for difficult to access homes like lakefront properties. Travel time also adds costs in remote areas.
- Scope – Basic visual inspections start around $300. More testing like radon, mold, and water quality will increase costs.
- Inspector experience – New inspectors often charge less than veterans with thousands of inspections under their belt. This tradeoff may or may not be advisable.
- Contingencies – Some inspectors offer discounts if you book and pay upfront without contingencies. But this locks you in even if problems arise.
Extra Fees:
- Re-inspection fee – If repairs are required, most inspectors charge an hourly rate for re-inspections after work is complete.
- Rush fee – Expect an upcharge for expedited reports needed in 24 hours before closing. This requires inspectors to work overtime.
- Travel fee – Added costs for properties located over 50 miles from the inspector’s office.
When comparing bids, look for experienced inspectors with strong references and expertise in your type of home. A more thorough inspection report often justifies a slightly higher price.
How to Choose a Home Inspector
Finding the right home inspector for you is an important decision. Here are tips for selecting a trustworthy pro:
Research and Ask Around
Search online and ask real estate agents, recent home buyers, friends, and neighbors for inspector recommendations. Look for experienced inspectors with a solid reputation and years of service in your area.
Verify Licensing
Most states require home inspectors to hold a license demonstrating educational training and passage of a certification exam. Licenses must be displayed during the inspection – don’t use unlicensed inspectors.
Check Credentials
Look for affiliations with industry organizations like ASHI and InterNACHI. Volunteer participation on codes boards and trade groups indicates a deeper commitment to the field.
Call References
Ask inspectors for client referrals and call them. Ask if the inspector was thorough, delivered a professional report, and pointed out unnoticed issues. Verify they have experience with your home type.
Compare Sample Reports
Ask inspectors to provide a sample inspection report so you can evaluate the level of detail and formatting. Look for reports that are clear, easy to understand, and highlight priority issues.
Consider Specialties
General home inspectors have broad knowledge of all home systems. Those with specialties like commercial properties, historical homes, or environmental hazards may better meet your needs.
Review Agreements
Understand any upfront fees, payment terms, and limitations. What is guaranteed if the inspection misses major defects? Will the inspector do free re-inspections after repairs?
Trust Your Gut
Your inspector will spend 3+ hours inspecting your potential new home. Choose someone you feel comfortable with and who clearly explains their process.
Take time to research inspector candidates thoroughly – it will pay off later in a more robust inspection report. Avoid choosing an inspector based on price alone.
What to Do After the Inspection Report
The inspection report serves as your repair checklist and record of the home’s physical condition at the time of sale. Here’s how to move forward once you have the report:
Review Findings Carefully
Read the report fully and highlight any deficiencies you have concerns about. Discuss priority items and cost estimates with your agent to determine next steps.
Request Repairs from Seller
Your agent can formally request the seller to remedy inspection findings through credits or fixing issues prior to closing. Most sellers will correct minor and low cost defects.
Get Quotes from Contractors
For bigger repairs, get written quotes from licensed contractors to better understand the scope and costs. This will help you and the seller negotiate who bears responsibility.
Consult Specialists
For complex issues like foundation cracks, mold, water intrusion, etc., consult specialized inspectors and contractors for a professional assessment. Their diagnosis will carry more weight.
Update Home Insurance
Provide your home insurance company with a copy of the inspection report. They may request repairs or require higher premiums for existing deficiencies.
Keep for Ongoing Maintenance
Hold on to the inspection report as a guide for future repairs and preventative maintenance. It will help you prioritize home improvement projects.
The inspection report is a vital resource throughout the course of homeownership. Refer back to it regularly to preserve your investment and prevent small issues from becoming costly repairs down the road.
Limitations of Home Inspections
While extremely useful, home inspections have limitations buyers should understand:
- Visual assessment only: Inspectors examine visually accessible items only. They don’t dismantle equipment or move belongings/furniture. Dangerous issues could be lurking behind walls or under flooring.
- Limited testing: Basic inspections don’t check for asbestos, mold, radon, lead paint etc. Special tests are needed to identify environmental hazards or pests.
- Time constraints: The standard 2-3 hour inspection timeframe only allows a sampling of items. Intermittent or seasonal issues may go undetected.
- Future failures: Inspections assess current condition. Inspectors can’t predict future problems or changing conditions over time. Regular maintenance is still essential.
- Cosmetics: Minor cosmetic flaws, home layout/design, and normal wear and tear usually aren’t noted. Inspectors focus on material defects impacting function and safety.
- Appliances: Appliances are tested but not examined for issues like adequate temperature or problems during extended use. Appliance warranties provide better protection.
- Exclusions: Pools, sheds, security systems, and low voltage lighting among other specialty items aren’t part of the standard inspection. Assess these separately.
Home inspections provide a snapshot of a home’s overall condition to help guide the purchase decision. They can’t eliminate all risk or predict the future. Understand the limitations before setting expectations too high.
Frequently Asked Questions
Q: Should I be present during the inspection?
A: It’s highly recommended. You’ll get to see the inspection process first-hand. The inspector can point out issues and explain their recommendations as they go along. Being present also allows you to ask questions.
Q: What if I can’t attend the inspection?
A: Ask your real estate agent to be present as your representative. Have them take photos and notes of issues for discussion later. Or ask if you can do a video call with the inspector mid-way through.
Q: Can I hire an inspector suggested by my real estate agent?
A: Using an independent third-party inspector is best to prevent any bias or conflict of interest. Don’t rely on an inspector recommended by your agent or the seller’s agent – find one yourself.
Q: Should I hire multiple inspectors?
A: For most homes, one thorough general inspection is sufficient. Only hire specialists for unique risks like radon, mold, asbestos, pools, etc. if you have legitimate concerns. This will increase costs quickly.
Q: What if the seller won’t fix highlighted issues?
A: Use the inspection findings to negotiate credits at closing to complete repairs yourself. If major issues pose a significant cost or safety concern, you may need to walk away from the property.
Q: Can I ask for repairs after closing?
A: It’s difficult legally to require repairs from the seller after the purchase is complete. The inspection period is the time to request action on deficiencies found.
Q: Does a home inspection guarantee the house won’t have problems?
A: No, home inspections provide a general assessment of condition but can’t eliminate all risk. They don’t guarantee future performance. Homeownership always requires ongoing maintenance.
A thorough home inspection provides invaluable peace of mind for buyers and highlights issues needing attention. Make sure to hire a qualified inspector, understand the major findings, and request repairs for priority concerns. This will help ensure your new home meets your needs for years to come.