Questions and Answers about Home Inspections!
As a buyer, you are entitled to know exactly what you are getting. Don't rely on what you see and what the seller or the listing agent tells you. A professional home inspection is something you must do, whether you are buying an existing home or a new one. An inspection is an opportunity to have an expert look closely at the property you are considering purchasing and getting both an oral and written opinion as to its condition.
Beforehand, make sure the report will be done by a professional organization, certified by a local trade organization or a national trade organization such as ASHI (American Society of Home Inspection). Not only should you never skip an inspection, but you should go along with the inspector during inspection. This gives you a chance to ask questions about the property and get answers that are not biased. In addition, the oral comments are typically more revealing and detailed than what you will find on the written report. Once the inspection is complete, review the inspection report carefully.
You have to demand an inspection when you present your offer. It must be written in as a contingency. If you do not approve the inspection report, then you don't have to go through with the purchase. Most real estate contracts automatically provide an inspection contingency.
What is a home inspection?
It is an evaluation of the visible and accessible systems and components of a home (plumbing system, roof, etc.) and is intended to give the homebuyer a better understanding of their condition. It is also important to know what a home inspection is not. It is not an appraisal of the property's value; nor should you expect it to address the cost of repairs. It does not guarantee that the home complies with local building codes or protect you in the event an item inspected fails in the future. [Note: Warranties can be purchased to cover many items.] Nor should it be considered a "technically exhaustive" evaluation, but rather an evaluation of the property on the day it is inspected.
Can anyone perform a home inspection?
No. Only persons licensed by the North Carolina Home Inspector Licensure Board are permitted to perform home inspections for compensation. To qualify for licensure, they must satisfy certain education and experience requirements and pass a state licensing examination. Their inspections must be conducted in accordance with the Board's Standards of Practice and Code of Ethics.
Why should I have the home inspected?
Most homebuyers lack the knowledge, skill and emotional detachment needed to inspect homes themselves. By using the services of a licensed home inspector, they can gain a better understanding of the condition of the property, especially whether any items do not "function as intended" or "adversely affect the habitability of the dwelling" or "warrant further investigation" by a person who specializes in the item in question.
Will the home inspection cover everything?
No. Home inspectors typically evaluate structural components (floors, walls, roofs, chimneys, foundations, etc.), mechanical systems (plumbing, electrical, heating/air conditioning), installed appliances and other major components of the property. The Home Inspector Licensure Board's Standards of Practice do not require inspectors to report on wood-destroying insects, environmental contamination, pools and spas, detached structures and certain other items. Always ask the home inspector if he covers all the things which are important to you. If not, it is your responsibility to arrange for an inspection of these items by other appropriate professionals. For a description of the services to be provided by the home inspector (and their cost), you should read carefully the written contract which the home inspector must give you and which you must sign before the inspection can be performed.
How do I find a home inspection, and who will pay for it?
You can search the Internet and yellow pages, seek referrals from friends and neighbors or ask your buyer's agent to assist you. Unless you otherwise agree, you will be responsible for payment of the home inspection and any subsequent inspections. If the inspection is to be performed after you have signed the purchase contract, be sure to schedule the inspection as soon as possible to allow adequate time for any repairs to be performed.
Should I be present when the home inspection is performed?
Whenever possible, you should be present. The inspector can review with you the results of the inspection and point out any problems found. Usually the inspection of the home can be completed in two to three hours (the time varies depending upon the size and age of the dwelling). The inspector must give you a written report of the home inspection within three business days after the inspection is performed (unless otherwise stated in your contract with the inspector). The home inspection report is your property. The inspector may only give it to you and may not share it with other persons without your permission.
Are all inspection reports the same?
No. While the Home Inspector Licensure Board has established a minimum requirement for report-writing, reports can vary greatly. They can range from a checklist of the systems and components to a full narrative evaluation or any combination of the two. Inspectors are required to give you a written summary of their inspection identifying any system or component that does not function as intended, or adversely affects the habitability of the dwelling, or appears to warrant further investigation by a specialist. The summary does not necessarily include all items that have been found to be defective or deficient. Therefore, do not read only the summary. Carefully read and understand the entire home inspection report.
What should I do if I feel something has been missed on the inspection?
Before any repairs are made (except emergency repairs), call the inspector or inspection company to discuss the problem. Many times a "trip charge" can be saved by explaining the problem to the inspector who can answer the question over the telephone. This also gives the inspector a chance to promptly handle any problems that may have been overlooked in the inspection.
If, following the home inspection, the seller repairs an item found in the home inspection, may I have the inspector perform a re-inspection?
Yes. Some repairs may not be as straightforward as they might seem. The inspector may be able to help you evaluate the repair, but you should be aware that the re-inspection is not a warranty of the repairs that have been made. Some inspectors charge a fee for re-inspections.
