What Buyers and Sellers Need to Understand About a Home Inspection
Are you going to be getting a home inspection?
Inspections for homes are a vital part of the real estate transaction process, so it makes sense to learn as much as you can about them.
The more you know about what they entail and how they affect you as a buyer or seller, the more confident you will be moving forward with your transaction.
If you’re buying or selling a home, you should be well informed on the ins and outs of a home inspection by the time you’re done reading.
The inspection day will be one of the most critical hurdles in the sale.
Buyers and sellers should understand that an inspection does not pass or fail a property.
We will cover everything you need to know about inspections for houses.
You can consider it a home inspection checklist for buyers and sellers
What is a Home Inspection?
A professional home inspection is a top-to-bottom property overview conducted by a licensed inspector.
A reputable inspector will spend hours carefully reviewing a property to evaluate its condition. They will check many vital systems, such as plumbing, electrical, and HVAC.
There will be a lengthy review of all the structural components and anything that could impact health or safety. The size of the home and the problems discovered will ultimately determine the time it takes to complete.
Buyers will have a home inspection contingency in their real estate contract that will give them a specified period to conduct the inspections. At times, additional inspections may be warranted by qualified contractors if the inspector deems it necessary.
This is referred to as the due diligence period. When a home inspection is completed, you should have an excellent idea of the property’s condition.
It is not uncommon for a home inspector to find several defects. No house is perfect. Buyers may choose to terminate the real estate contract if unsatisfied with the inspection results.
Types of Inspections For Homes
Besides a general home inspection, a buyer should consider other specialty home inspections. Some of the additional inspections for homes that should be considered include the following:
- Radon inspection to check the level in the house.
- A well inspection when there is no public water.
- Pest inspection to check for the presence of bugs and rodents.
- Mold inspection to ensure there is nothing present.
- A lead paint inspection for homes built before 1978.
- A level two chimney inspection.
- Pool inspection to check the structural integrity and mechanicals are working correctly.
- A septic system inspection.
All of these items should be part of a home inspection checklist.
How Long Does a Home Inspection Take?
The time to complete home inspections can vary based on the property size. You can expect most inspections of homes to take between 2-4 hours.
Homes with basements and attics will take longer than those with a slab or no attic space. Some inspectors are more thorough than others and take their time.
Buyers who ask inspectors many questions will also increase the inspection time.Click To TweetWhat Buyers Need to Know About A Home Inspection
When buying a home, here is what you will need to know about the home inspection process:
How to Pick a Home Inspector
Home inspectors play an integral role in most real estate transactions. It is easy to see why picking the right home inspector is vital.
You want to know that the home you are buying is something you will be satisfied with. Given the magnitude of a home inspector’s role, it will be crucial to choose the right one.
Here are a few pointers to consider in your search for a home inspector:
- Get a reference from your buyer’s agent.
- Look for a company that is bonded and insured.
- Verify that the inspection company only does inspections – not home repairs and renovations.
- Find out what the review includes and how long it takes.
- Get references for your potential home inspectors.
- Please verify that you can accompany the inspector while they go through the home.
- Request a sample inspection report.
- Compare the cost of hiring different companies.
- See if you can find a home inspector with experience in the type of home you are looking at.
- Choose an ASHI-certified or InterNACHI inspector. These are highly respected organizations that offer home inspectors higher levels of training and certifications.
You may also want to use Google to help find a home inspector. Try searching for “home inspection near me” or “home inspectors near me.” Doing an online search should provide plenty of options for local home inspectors.
American Society of Home Inspectors
Once you have identified a few home inspectors, you should see if they are members of The American Society of Home Inspectors.
ASHI certified is short for the American Society of Home Inspectors. Homebuyers can feel extra confident working with an excellent home inspector when they are ASHI certified.
The American Society of Home Inspectors has a rigorous course to become certified. Quite often, a professional home inspector will be able to spot potential problems before they occur.
When working with an ASHI inspector, you will receive a detailed home inspection report after the inspection. The report will detail all of the significant issues. There will be particular emphasis paid to safety issues.
A professional inspector will have the report to you in a timely fashion. They know there is some urgency based on the inspection contingency in the contract.
With ASHI certification, you will have the confidence you have a qualified inspector and not someone who will be rushing.
Questions for Home Inspectors
When the home inspector finishes their inspection, you will need to ask them some questions. Hopefully, you will have lots of questions.
Of course, it can help to know what questions to ask a home inspector.
Here is a list of summary questions for home inspectors and short explanations about each. Notice some of these things should be asked before the inspection and others after completion.
Inspector questions are wise to ask, especially for a first-time buyer.
- How much does the home inspection cost?
- What is covered in the home inspection?
- How is the home inspection done?
- Do you have a sample report I can look at?
- Can you explain this to me? Home inspectors should be glad to explain their observations.
- How big a problem is this? It would help if you had a perspective on the most pressing issues.
- Do I need an expert to look at this problem? Diagnosing issues sometimes requires more specific expertise.
- Is this problem typical? You want to know if a problem is common or unusual in most homes.
- Can you advise me on things I should fix when I move into the home? Some problems are better off addressed immediately when you move in.
How to Negotiate After a Home Inspection
No home is perfect, but some are worse than others.
Following the home inspection, there is a chance that you will need to negotiate at least some repairs. Consider the following before you begin:
Credits Are Often Better Than Repairs.
You can probably get credit instead of actual repairs, which can benefit your sale.
Credits are more comfortable for the seller to offer than going through the trouble of getting repairs done.
For you, it is more likely that the repairs will be of good quality when you hire the work to be done.
In this case, you would ask the seller to either lower the price or provide a seller’s concession. A lower price will allow you to make the repairs after closing.
Trust Your Realtor.
Your agent knows what repairs are vital and what repairs can be dealt with later.
Trust your Realtor to guide you through this process, negotiating for your best interests without threatening the deal.
One of the things a real estate agent does is provide counseling and advice.
Keep in mind the purpose of a home inspection is to identify major structural, mechanical, or safety defects.
Don’t be the buyer that thinks a home inspection is your opportunity to present a “punch list” of everything wrong with the house. Focus on significant issues that should be repaired.
Don’t bog down the sale by asking for the moon. Be a reasonable buyer.
What Are Reasonable Home Inspection Repair Requests and What Are Not
Some inspection repair requests are entirely legit—and probably expected. Of course, many home inspection requests will not be considered reasonable.
You want to make requests that are likely to be granted, not demands that frustrate the seller and maybe kill the transaction. That’s not how inspections for homes work.
Inspections for houses should not be seen as an opportunity to create a punch list to make the property perfect.
Some little things to ask a seller to do include:
- Cosmetic issues or other minor issues
- Anything under $100
- A window with a failed seal (if you saw it before making an offer)
- Renovations you are planning.
- Cracks in a basement floor
- Loose fixtures, railings, and similar issues that are simple to fix
- Minor water damage that you saw before making an offer
- External buildings – like sheds, outhouses, etc.
- Cosmetic landscaping or minor yard problems
The bottom line is you should be focusing on the items that have the necessary repairs required. There are no mandatory home inspection fixes.
What Might a Home Inspector Miss at The Inspection?
Remember that home inspectors are human, just like the rest of us. They do make mistakes from time to time.
It would be best if you understood there could be defects that a home inspector misses during a home inspection. In the article, you will see an outline of some common problems that are not always easy to pick up on.
Keep in mind a home inspector is only spending a few hours at a home. It is tough to learn about every property in that amount of time.
Can you imagine being on your back in a crawl space trying to diagnose if there are problems? It would be wise to ask the seller if they have ever had issues in these areas.
A Septic System Inspection is Not Part of a Home Inspection
If you are buying a home serviced by a septic system, it is essential to note that a general home inspector does not inspect them.
Septic inspections are conducted by specialized inspectors who are licensed in this field. If the seller is not required by law in their state to have the septic system inspected, you definitely should!
The septic system is a vital component of any home. When a septic system needs replacement, it costs a lot of money.
A septic system is one of the most costly components in a house. See how much a septic system costs to educate yourself.
When buying a home with a septic system, never skip having it inspected.
Should a New Home Have an Inspection?
Whether a new home should have an inspection is always up for debate. You can probably skip the examination you purchase from a builder with an impeccable reputation for building quality properties.
On the other hand, if you are unsure you’re buying from someone with a top reputation, it may be worth having a new construction inspection.
In most areas of the country, new homes undergo a reasonably extensive inspection process by local officials.
Most of the time, they do a decent job catching any glaring problems. Are they perfect – no, of course not.
If you have any doubts, get it inspected. However, most builders will not let you have a home inspection contingency that would allow you to escape the contract.
Inspections on Homes Are Not Gospel
As mentioned above, home inspectors do make mistakes. In my thirty-seven years of selling homes, I have seen far too many times where buyers think everything that comes from a home inspector’s mouth is the gospel.
Far from it!
As a buyer, you should always keep an open mind. An inspection of a house should not be taken as a rubber stamp of truth.
Home inspection mistakes happen quite a bit. Even the most reputable home inspector can make mistakes. They are human, just like the rest of us.
When To Walk Away After a Home Inspection?
Backing out of a sale due to home inspection issues varies from person to person. Some buyers do not want to take on much work. Others have a high tolerance for dealing with problems.
The most likely time buyers will walk away is when there are substantial issues. A seller will either not fix or address the problems by offering monetary compensation.
Buyers do not walk away from real estate transactions often, but when they do, it’s usually due to the inspection.
What Sellers Need to Know About Home Inspections
When selling a home, here is what you will need to know about home inspections:
How to Prepare for a Home Inspection
The first rule for every home inspection is: Do not conceal any defects you know are in the home.
The home inspector will find them anyway, and you may be breaking the law.
Now that you have that rule down, here are some more ways you can be ready for the buyer’s home inspection:
- If you have moved out of the house, ensure the power remains.
- Please ensure all light bulbs are working by changing them before the inspection. The inspector will want to be able to view all areas of your home. They won’t need additional time to see if the receptacle is not working or is just a blown light bulb.
- Thin out your closets of clothes so the inspector can see inside them.
- Remove items from basement walls to be inspected for cracks and water penetration areas.
- If there is access to the attic in a closet, ensure it is accessible.
- Please change the filters to your furnace and leave any service tags so the inspector can see them.
- If your home is vacant, ensure the power is on, and there is fuel so the systems can be inspected.
Remember that the home inspection is one of the most significant hurdles for a seller to clear. It is vital to ensure your house has no glaring defects.
Do what you can to make this part of the transaction go smoothly.
Pros and Cons of a Pre-Listing Home Inspection
Some sellers choose to have a home inspection before listing for sale. They do so to be confident that potential buyers and their inspector will find the property acceptable.
Potential problems can be dealt with before it’s the buyer’s turn.
Pre-listing home inspections are becoming more common because they give sellers extra control over a sale.
Understanding the condition of your home before the buyer’s home inspection takes place is worthwhile. The expense is minimal compared to dealing with problems you didn’t know about or losing the sale.
A professional inspection of a home can help you do just that.
Like a buyer, you will get a detailed report outlining the issues discovered. Of course, there are pros and cons you need to consider.
PROS of Having a Home Inspection Before Selling:
- You find out what condition your home is in.
- Pricing the house accurately is much easier.
- Minimize stress.
- You can make repairs.
- Less likelihood of negotiations.
- Help improve the buyer’s confidence.
- Make your real estate agent’s job easier.
CONS of Having a Home Inspection Before Selling:
- You will have to pay for the pre-listing inspection.
- Real Estate disclosure laws may require you to disclose any issues.
- There will be two inspections of your home.
Top Home Inspection Issues You Should Know About
Reasonable buyers should not expect a home to be perfect. However, they do expect it to be habitable and in decent shape.
That means some significant defects will be a problem—possibly big enough to kill the sale if a home inspector finds them.
These home inspection problems that can kill home sales include:
- Structural problems
- Termites and other pests
- Drainage and signs of water damage
- Mold problems
- Radon issues
- Wiring and electrical panel issues
- Plumbing issues
- Water pressure issues
- Well water issues
- Asbestos issues
- Lead paint
- A lousy roof that needs replacement
- Situations that require a structural engineer to evaluate.
Remember, these problems do not have to be the end of the world. But you will probably need to make some repairs if you want to sell the home, especially if you’re going to sell for a reasonable price.
Some of the most common problems are with electrical systems, the electric panel, and the plumbing if you have an older home.
What You Need to Repair Before Selling a House
There are plenty of home repairs that are a waste of money if done right before a sale. On the other hand, some repairs have a high return on investment because they can increase your home’s desirability and are often inexpensive.
These are some of the things that should be repaired before selling:
- Painting the rooms that need it.
- Cleaning up the exterior and adding accents, like basic landscaping, increases curb appeal.
- Minor kitchen repairs include painting and installing new fixtures and new countertops.
- Minor bathroom repairs, including replacing missing tiles, cleaning up or replacing grout, and adding a new coat of paint.
- Improved lighting to make the home more inviting and spacious feeling.
- Refinishing hardwood floors.
- Make sure everything works, like doorknobs and locks.
- Pre-sale inspection—to give you time to fix what inspectors are guaranteed to find.
What to Know About Putting a House Back on the Market After a Failed Inspection
Sometimes bad luck and poor planning leave you with a failed home inspection and a lost sale. Never fear; you can list the home again and find a buyer.
You do, however, have to understand the ramifications of re-listing your home again. Sometimes it is best to salvage a home sale and make the buyer request repairs. The essential factor will be whether the next buyer wants the items repaired.
If the vast majority of buyers felt that the issues with your home are deal-breakers, it would be silly not to deal with them.
Remember, a failed home inspection is the number one reason homes end up back on the market.
Some tips for moving forward include:
- Be prepared for questions about why you are listing the home again.
- Don’t get overwhelmed by emotions—you are somewhat compromised, so be more flexible in what you will and will not accept.
- Make all the repairs your agent says you need to make to avoid a similar problem when you list again.
What to Disclose After a Home Inspection
It is essential to understand that disclosure laws vary from state to state. Sometimes, a seller must disclose everything they know about their house.
In other areas, it is the exact opposite. This is called Caveat Emptor, or “let the buyer beware.”
Caveat emptor does not remove your obligation to answer questions honestly from a buyer. That would be considered fraud.
Sometimes sellers think that selling a home as-is removes their responsibilities of being honest about their home’s condition. WRONG!
You must always be honest when a buyer asks you a direct question. Not doing so is an easy way to get sued.
In most states, real estate agents are held to a much higher standard and must disclose everything they know about a house.
This includes information obtained from a home inspection.
Buyers and Sellers Should Both Understand These Home Inspection Nuances
Inspections for homes come with some nuances that can vary based on location.
Your Real Estate Agent Should Attend the Inspection
Many buyers and sellers will ask, “should my real estate agent be at the home inspection.” The answer is a resounding YES! The agent you choose to represent you is supposed to look after your best interests.
One of the ways they do this is by attending the home inspection.
If your agent isn’t there, how could they do the best job of representing your interests? The answer is they can’t!
There are several reasons why this is important:
- Your agent can help explain issues as the inspector identifies them.
- Some home inspectors can overemphasize an issue’s importance, causing unnecessary stress to the buyer or seller.
- The agent can only do the best job if they know all the house issues.
- Negotiating issues between buyers and sellers is challenging when you are not there firsthand to see the problem.
- It’s easy to misrepresent something when a real estate agent is absent.
A seller should not be present at a home inspection.
Inspection of a Home with Lead Paint
Lead laws are in place to protect buyers and sellers. Your agent should be fully aware of existing laws and be able to explain how they pertain to your situation as a buyer or seller.
The lead paint law is every state’s only federally mandated disclosure law. Points to remember:
- Most homes built before 1978 contain lead paint.
- Lead is a highly toxic substance that affects every organ in the body.
- Children six years and younger are at the most risk because they are more likely to consume the paint.
- Lead in the paint can leach into the non-lead-based paint as well, so painting over lead-based paint with modern paint is not enough to eliminate the risk.
- Sellers must disclose any information about lead paint in the home.
- Home sellers do not have to test for lead-based paint.
- Sellers must give the buyer ten days to order a test for lead-based paint.
- Sellers need to give buyers a Property Transfer Lead Paint Notification and the pamphlet, Protect Your Family from Lead in the Home.
- Professionals can remove Lead-based paint.
- Adhering to the lead law is not tricky.
- Buyers, once you take possession of the home via the transfer of title and there is a child under six present, you must get rid of the lead paint or follow interim control protocols.
- Interim control is a temporary fix for lead paint hazards in a home. It is different from a complete deleading because it only deals with the worst lead paint issues.
- A permanent solution encapsulates the lead paint.
- Encapsulating is a legal method of dealing with lead paint. Encapsulation provides a special liquid coating and a long-lasting, effective barrier over lead paint. Regular paint is not an encapsulation.
Bonus Information For Home Inspectors
Inspections for homes work best when a buyer’s agent and inspector are on the same page.
What a Real Estate Agent Wants from a Home Inspector
Reputable real estate agents want to work with home inspectors in the client’s best interests. They want someone skilled at identifying issues and explaining those issues to clients.
Agents and inspectors can help clients get the best outcomes from each real estate transaction.
An exceptional home inspector will be as good at presenting information as they are at finding problems. The best inspectors don’t exaggerate issues to make buyers walk away from perfectly good homes.
Conversely, great real estate agents don’t prevent home inspectors from doing their job.
Look at what a home inspector should and should not be doing. A good home inspector understands that communication is vital to everyone involved in the transaction.
Final Thoughts on Home Inspections
There are many reasons to get a home inspection, including your family’s health and safety. While inspections of homes are not required, they are worth every penny.
The home inspection process is something that both buyers and sellers should take seriously. The smoothest real estate transactions are ones where both the buyer and seller are reasonable.
Hopefully, you have gotten quite a bit of knowledge out of this home inspection checklist.
Additional Buying and Seller Resources Worth Reading
- What environmental issues can affect your house sale – learn about potential environmental problems that may be discovered during the home inspection process.
- Home inspection preparation tips – Whether buying or selling a home, preparing for the home inspection is vital. The potential for the sale falling through goes up when you’re unprepared.
- Are home inspectors always accurate – one thing consumers should know about a home inspection is that everything you hear isn’t necessarily true. Home inspectors are human beings who make mistakes just like the rest of us.
Use these additional real estate resources to make intelligent decisions when buying or selling a home.
About the author: The above Real Estate information on home inspections for buyers and sellers was provided by Bill Gassett, a Nationally recognized leader in his field. Bill can be reached via email at billgassett@remaxexec.com or by phone at 508-625-0191. Bill has helped people move in and out of many Metrowest towns for the last 37+ Years.
Are you thinking of selling your home or condo? I am passionate about real estate and love sharing my marketing expertise!
I service Real Estate Sales in the following Metrowest MA towns: Ashland, Bellingham, Douglas, Framingham, Franklin, Grafton, Holliston, Hopkinton, Hopedale, Medway, Mendon, Milford, Millbury, Millville, Natick, Northborough, Northbridge, Shrewsbury, Southborough, Sutton, Wayland, Westborough, Whitinsville, Worcester, Upton, and Uxbridge MA.
