What Really Matters | Inspection Components | Cost

In Real Estate Transactions, whether you’re the buyer or the seller, you can benefit from having your home inspected for one or all of the following services.

Buyers: Know what you’re buying. Don’t be surprised after the fact. Have the home inspected and tested before purchasing. Once you sign on the dotted line you own it. It is a buyer beware environment.

Sellers: Find out what is wrong with your home before you get into negotiations.

You can have deficiencies fixed beforehand, on your terms and usually at a lower cost. Or, you can simply enter the negotiation phase knowing what a fair value is for the repair.

Three Rules Every Home Buyer Should Follow:

Rule #1: Home ownership is one of the best decisions people make.

Today, buying the home of your dreams is easier than ever before. Many people who thought that buying the home they wanted was simply out of their reach are now enjoying a new lifestyle in their very own new home.

Buying a home is the smartest financial decision you will ever make. In fact, most American home owners would be financially broke at retirement if it wasn't for the equity in their home. Furthermore, mortgage rates are more flexible today than ever and tax allowances favor home ownership. Real estate values have always risen steadily. Of course there are peaks and valleys, but the long term the trend is a consistent increase. This means that every month when you make a mortgage payment the amount that you owe on the home goes down and the value typically increases. This owe less-worth more situation is called equity build-up and is the reason you can't afford not to buy.

Even if you have little money for a down payment or credit problems, chances are that you can still buy that new home. It just comes down to knowing the right strategies, and working with the right people. See below.

Rule #2: Hire a Buyer's Agent to represent you.

Buying property is a complex and stressful task. In fact, it is often the biggest single investment you will make in your lifetime. At the same time, real estate transactions have become increasingly complicated. New technology, laws, procedures and competition from other buyers require buyer agents to perform at an ever-increasing level of professionalism. For many homebuyers, the process turns into a terrible, stressful ordeal. In addition, making the wrong decisions can end up costing you thousands of dollars. It does not have to be this way! Work with a buyer's agent who has a keen understanding of the real estate business and who is on your side. Buyer's agents have a fiduciary duty to you. That means they are loyal to only you and are obligated to look out for your best interests. Buyer's agents can help you find the best home, the best lender and the best inspector. Best of all, in most cases, the buyer's agent is paid out of the seller's commission, even though he/she works for you.

Rule #3: Pay for Quality and Experience.

Buying a home is probably the most expensive purchase you will ever make. The cost of a home inspection is very small relative to the home value. Be smart hire a competent, experienced ASHI Certified home inspector. It is important to thoroughly know the home before you purchase it. Now is not the time to save a few dollars by hiring the lowest priced home inspector.

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What Really Matters?

Buying a home? The process can be stressful. A home inspection is supposed to give you peace of mind, but often has the opposite effect. You will be asked to absorb a lot of information in a short time. This often includes a written report, checklist, photographs, environmental reports and what the inspector himself says during the inspection. All this combined with the seller's disclosure and what you notice yourself makes the experience even more overwhelming. What should you do?

Relax! Most of your inspection will be maintenance recommendations, life expectancies and minor imperfections. These are nice to know about. However, the issues that really matter will fall into four categories:

1. Major defects. An example of this would be a structural failure.
2. Things that lead to major defects. A small roof-flashing leak, for example.
3. Legalities: Things that may hinder your ability to finance, legally occupy or insure the home.
4. Safety hazards: e.g. such as an exposed, live buss bar at the electric panel.

Anything in these categories should be addressed. Often a serious problem can be corrected inexpensively to protect both life and property (especially in categories 2 and 4).

Most sellers are honest and are often surprised to learn of defects uncovered during an inspection. Realize that sellers are under no obligation to repair everything mentioned in the report. No home is perfect. Keep things in perspective. Do not kill your deal over things that do not matter. It is inappropriate to demand that a seller address deferred maintenance, conditions already listed on the seller's disclosure or nit-picky items.

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Components of a Home Inspection

As an ASHI member I must adhere to ASHI's Standards of Practice and Code of Ethics. This means I will inspect all of the following (when possible):

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FAQ & Answers

Should you have a new home inspected?

Yes, It is always sound practice when buying a house to have a home inspection. Buying a home is very emotional experience, which can lead to oversights or mistakes. A home inspector is working entirely for you, he is not emotionally involved nor has any financial interest in the home. This allows him to provide an expert opinion of the house, the builder’s competency, craftsmanship and thoroughness.

If you are having the home built for you then you should consider having inspections done during the construction. I recommend the following inspections;

• A footing and foundation inspection prior to pouring of the floor. Some of the things we’ll be looking for are perimeter drainage, passive radon system, moistures barrier on exterior of foundation and depth of gravel under basement floor.
• A progress inspection on framing, electrical rough in and roof installation needs to be done before the insulation or walls are installed. This can be done at one time. I also like to inspect how the insulation has been installed because mistakes here will cost the home owner for years to come.
• The final inspection is after the interior walls are completed, all appliances are installed and all mechanical systems are operational. From this inspection we can create what is called a punch list for the contractor. This is a list of unfinished, defective and/or poorly installed items that need to be fixed before final payment is made.

Should you be present for the inspection?

Although it is not necessary for the client to be present it is highly recommended. My approach to home inspections is to work with the buyer as if we are a team. We look at, assess and evaluate each component of the house as we go along. During this process information and ideas are exchanged that help you understand the home and its condition. This exchange of information is not nearly as effective if you are relying only on the report.

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How long does the Inspection take?

The normal home inspection varies depending on several factors. The usual time at the house is from less than 2 hours to more than 3. The goal is to educate and inform through communication. The length of time I am at the house is a secondary concern.

What type of inspection report do I receive and when?

The report is a computer generated report that is clear, compartmentalized and easy to understand. The report is usually around 20 pages and includes pictures to emphasize and illustrate important points.  The report will be emailed or faxed to the client within 24 hours after the completion of the inspection.

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What is ASHI (American Society of Home Inspectors)?

To become a certified member of A.S.H.I., an inspector must pass the required written technical exams, and have his or her reports verified that they follow A.S.H.I.'s strict Standards of Practice and Code of Ethics. Membership must be maintained through continuing home education or educational meetings and seminars. Members of ASHI are independent professional home inspectors who have met the most rigorous technical and experience requirements in effect today.
            ASHI Client Bill of Rights (PDF)|
            ASHI Standard of Practice Guide (PDF)

Do you Test the water supply?

Yes: All private wells should be tested prior to purchasing the home. The standard test covers Fluoride, Chloride, Nitrite, Nitrate, PH, Hardness, Sodium, Iron, Manganese, Copper, Lead, Arsenic; Coli form Bacteria and E. Coli Bacteria. All in compliance with the Federal Primary Drinking Water Standards. If it is a public supply ask the water company for their latest analysis

What about mold inspections?

Henningsen Inspections LLC will report any observable mold found during the inspection. A person's sensitivity to mold varies from person to person, which may necessitate further testing and cleanup. This can be discussed at the inspection and if prudent testing by a professional will be recommended. The cost for mold testing is determined by the number of samples taken. Usually, the cost ranges around $500 to $1000.

Should the Septic be inspected?

Yes:  We feel the best approach is to find out when the tank was pumped last and then consider having it pumped again and inspected at the same time.  We recommend that all septic inspections be performed by a company that specializes in this septic maintenance.  Improper inspections can damage the septic system and shorten it life expectancy.

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Home Inspection Costs