The Home Inspection Process

If you are buying or selling a home it's likely that you will have to deal with a home inspection. A buyer should always have an inspection done on any home before closing - even if it is not required by the bank or mortgage company. It can also be advantageous for a seller to order an inspection before marketing to avoid any surprises prior to closing.

Finding an Inspector

Finding a home inspector is no different than hiring any other contractor - the best way to find a good one is through a recommendation from someone you trust. Check with friends and family or with your realtor (who should be able to make several suggestions).

The Process

The purpose of the inspection is to uncover any problems with the house and it systems prior to the sale. The inspector will visit the house and visually check out the systems, often taking pictures to include in the report. A complete inspection should also include a radon test.

The inspector will need free run of the house should have easy access to the attic and basement. While not strictly necessary, it is advisable to be present during the inspection - this allows the inspector to point things out to you during the procedure and will greatly increase your understanding of the final report.

The Report

A typical inspection will cover the following areas of the subject house:

  • Heating system
  • Central air conditioning
  • Plumbing
  • Electrical system
  • Roof
  • Attic
  • Insulation
  • Windows and doors
  • Walls and ceilings
  • Basement/foundation
  • Overall structural integrity

A home does not pass or fail an inspection report. The purpose of the report is to provide a candid and comprehensive picture of the home's condition and to alert you to any areas that may require work - now or in the near future.

Reading the Report

The inspection report will list a number of areas/systems/items in the house along with a description of the condition of each.

A "checklist" report provides a simple grade for each item (i.e. kitchen range - good, fair, or poor). This type of inspection is not recommended - it is vague and does not provide adequate information. If you must accept this type of report it is important to attend the inspection so you can make additional notes of your own.

A "narrative" report is far more useful as it provides a more informative description of each item, often with specific recommendations (i.e. bathroom sink - white porcelain unit, heavy wear, rust stains, several chips in finish, recommend re-caulking at counter-top).

If anything in the report concerns you don't hesitate to investigate further. If you are concerned about the appearance of something (such as the damaged sink in the prior example), go back to the house and take a look. If you have technical questions about something in the report (i.e. small cracks in the foundation) call the inspector and ask about the seriousness of the situation and how it affects the house.

Handling Problems

Few houses are in perfect condition and not every item in the inspection report requires action. For example, the inspector may report that the roof is worn but still functioning properly. This is a warning that there may be a problem at some point in the future. Such a report does not necessarily require repairs by the seller or preclude the purchaser from buying. You may use the report as a negotiating tool or simply keep it for informational purposes.

If the report uncovers major problems - such as a faulty heating system - the matter will have to be addressed before the closing of title. Typically the seller is responsible for such repairs (or an allowance for the cost of the repairs), but all things are negotiable in a real estate transaction.