So you have been house hunting for weeks or even months, and you finally fall in love with the home of your dreams. You tell your agent you want to make an offer, and your mind wanders endlessly with thoughts of furniture and fabrics. You and your agent come up with a price to offer, you sign the contract, and your offer is submitted. It gets better….your offer is accepted! Yayyyy! You’re officially under contract and on your way to painting the bedroom, installing custom cabinets, and finding the perfect spot for your couch.
Not so fast my friend! Before we get too far ahead of ourselves, we must now take a practical approach to the process and talk about the home inspection. It’s almost like falling in love, but now let’s take a deeper look inside to uncover any potential problems with your new love. And more importantly, is it really love or are the problems too much to overcome?
What Is a Home Inspection?
Like going to the doctor or bringing your car to a mechanic, home inspections can be nerve-racking and traumatic. When it’s your house in the hot seat, even a fairly clean inspection report might sting a bit. News flash: no home is perfect and they all have issues. But you can take steps to ready yourself (and your home) for the home inspection to minimize unwanted surprises.
A home inspector will come to the house and perform a visual observation. In accordance with the state’s standards, the home inspector identifies major mechanical issues and potential threats to health and safety. Tim Buell, the president of the American Society of Home Inspectors, says “We look for things that are significantly deficient, unsafe, near the end of the service life, or not functioning properly.”
Of note, there are no licensing requirements for home inspectors in the District of Columbia, but Maryland and Virginia both have licensing requirements. Therefore, be sure to hire a reputable home inspector, and if buying in DC, hire an inspector that is licensed in Virginia or Maryland at a minimum.
What To Expect During the Inspection
The typical home inspection takes 2-3 hours, but the time varies depending on the size of the property and the number of issues uncovered. The home inspector will go through the interior and exterior of the house to record any broken, defective, or hazardous issues with the house and the area surrounding the house.
As the buyer, you should plan to attend the home inspection if possible. While you will typically receive a lengthy report following the inspection, being present gives you the opportunity to ask questions and review any issues with the inspector. The seller should not be present during the inspection.
What is the Inspector Looking For?
Home inspectors have a long, thorough list of things to check in the home. They typically focus on safety issues in the following areas:
Water Damage
Structural Issues
Old/Damaged Roof
Damaged Electrical System
Plumbing Problems
Insect and Pest Infestation
Issues with the HVAC System
What Isn’t the Inspector Looking For?
Home inspectors are not concerned with anything cosmetic in a home, unless it poses a potential safety issue. For example: If there is a large crack or water stain on a wall, they’ll report it - but they won’t report peeling wallpaper.
Also, the home inspector can only inspect what they can see. They cannot put holes in the wall or damage the home to inspect hidden areas. A good home inspector will use electronic devices to scan behind walls for signs of leaks, poor insulation, moisture, etc.
What Happens After the Inspection?
Once your home inspection is completed, you will then receive a thorough report that details every issue found by the inspector. Remember that no home is perfect, so it is important to distinguish minor vs. major issues. Depending on the terms of your contract, you may have the ability to negotiate repairs with the seller. If a buyer requests a seller update simple home elements or cosmetic flaws, that could raise a red flag to the seller. If a handyman can handle the repair, you typically wouldn’t be encouraged to ask for it. When you are arguing over an interior door that doesn’t latch or reverse polarity on an outlet on a $500,000 home, then something may be out of sorts.
If you are negotiating repairs with the seller, then you will work with your agent to ensure you meet the required contractual deadlines.
What If My Inspector Missed Something?
A reputable home inspector will make themselves available post-inspection should you have any questions or concerns. While there is a difference between good and bad inspectors, they are human and make mistakes from time to time. If you move in to you new home and feel that the inspector missed something, they’ll typically work with you to resolve the issue or refund the cost of the inspection. This rarely occurs with my list of preferred inspectors.