6 Things to Know Before You Book a Home Inspection
The home inspection is a crucial part of the escrow process and can add even more stress to the transaction. Here is a short list of things to know before you book your home inspection that will help you streamline the process and relieve at least a bit of the stress.
1. Know what a home inspection is
Unfortunately, popular television shows and social media have wildly skewed the public’s perception of what a home inspection entails. Carefully reading through the CREIA Residential Standards of Practice is a great first step to understanding the scope, inclusions and exclusions of the inspection. This may come as a shock, but a home inspection is not meant to identify and disclose every single deficiency in the home you are looking to purchase! A home inspection is defined as a survey and basic operation of the systems and components of a home which can be reached, entered or viewed without difficulty, moving obstructions or requiring any action which may result in damage to the property or personal injury to the inspector. The purpose of the inspection is to provide you with information regarding the general condition of the home and cosmetic or aesthetic conditions are not considered. The inspection is not technically exhaustive and only applies to the primary home and primary parking structure (garage or carport). The inspection report provides documentation of material defects discovered during the inspection of the systems and components of the home which, in the opinion of the inspector, are safety hazards, are not functioning properly or appear to be at the end of their service lives. The report may or may not include recommendations for corrections or further evaluation as needed. In short, the inspection is meant to identify major deficiencies in the main systems and components of the home and the inspection does have limitations. We’re not looking for the $50 repair; we’re looking for the $5,000 repair.
2. Research The Home You’re Purchasing
You’ve likely already spent hours researching the pricing history of the home, the neighborhood, the school district, even the nearby earthquake fault lines! Take a little more time to research the common issues in the age or type of home that you are looking for. For instance, pre-war homes (built before the mid 1940’s) often have “knob and tube” wiring installed. Homes built up until the early 1930’s are usually not “bolted”, which means that the house is essentially not attached to the foundation. Most homes built prior to 1978 are likely to contain lead or asbestos in the building materials. There are many online sources that can help you understand the home you are purchasing, prior to having a home inspection performed, and knowing the common issues with the age and type of home you are purchasing goes a long way to understanding what will be in the inspection report.
3. Inspect Your Inspector
While there are literally hundreds of inspectors and inspection companies, no two inspectors are the same. There are generally two types of inspection companies: multi-inspector firms and individual owner/operators. Take the time to research the various inspectors to find someone who will get the job done right. Reading online reviews, asking people you know or just searching online is a good first step. Once you narrow it down to a few companies or individuals, make contact with them to get an idea of their quality. A few simple questions to ask are:
Are you certified to perform home inspections?
California does not require certification for home inspectors; however there are a few professional associations that your inspector should be certified with. CREIA (California Real Estate Inspection Association), ASHI (American Society of Home Inspectors) and InterNACHI (International Association of Certified Home Inspectors) are generally the most well-known. If you’re speaking with a multi-inspector firm, make sure to ask if the inspector that they will send to the property is certified through one of the above associations, or other recognized standard.
Inspectors should be insured with both Errors & Omissions (E & O or “Professional Liability”) and general liability coverage. The amount of coverage may vary, but most inspectors opt to be covered for at least $1,000,000.
What is your background/experience level?
Some inspectors have construction backgrounds while others have engineering backgrounds. Some went through formal training and others have more hands-on experience. Try to get a sense that they have the experience and background that you are looking for.
What do you inspect and what don’t you inspect?
While all inspectors should be meeting the minimum standards, some opt to defer certain systems or components of the home to “qualified specialists”. Some inspectors choose to exclude the fireplace and chimney system altogether, while others will not enter the crawlspaces of the home. Make sure that your inspector will at least visually inspect all major systems and access all crawlspaces if possible.
What is the inspection procedure?
Each inspector performs the inspection differently. If you’re planning on attending the inspection (which is highly encouraged), ask if they do a general overview at the end of the inspection to explain the highlights of the report and answer questions on-site. Remember, this is a great time for you as a buyer to ask questions and learn how to operate various components of your new home. Hiring an inspector that will engage with you will greatly enhance your understanding of the home and the inspection report.
The general home inspection is usually where most buyer’s start and if there are any significant deficiencies in a major system of the home, the inspector will likely recommend that you have a specialist evaluate the system before you remove escrow contingencies. The number of alternate inspections is almost endless, so you as a buyer should consider what your specific concerns are now and what they may be in the future. There are however, a few specialty inspections that are generally not included in the home inspection that you may want to consider having done:
Sewer line camera inspection
I highly encourage you as a buyer to consider having a sewer inspection done. Since the main sewer line buried, usually between the front of the home and the street, there is no way for the general inspector to evaluate it. The sewer inspector will run a fiber optic camera down the sewer line to detect internal issues. They will even provide you with a copy of the video so you can pop some popcorn and watch it with the family! Major repairs or replacement of the sewer line can cost several thousands of dollars, so it is prudent to have this inspection, especially if the home is more than 30 years old.
While the fireplace and chimney is part of a general inspection, the internal structure is not evaluated. A chimney inspector will run a camera inside the chimney to determine the condition of the areas that are not visible otherwise. This inspection is recommended especially for homes with a masonry (brick) chimney that is over 30 years old.
Your general inspector may or may not include the pool in the home inspection. Either way, the general inspection of the pool usually does not take into account the water chemistry, leakage, proper sizing of the equipment, pressure/flow rates, etc. A dedicated pool inspection is a sound investment since most pool repairs are very costly.
Mold sample or air testing
Toxic mold can be a significant issue, especially in residential homes. While the general inspector will disclose any areas of suspect water damage that they find, most do not test the area or the air to determine the presence of mold. Mold inspections can be costly, but provide peace of mind going forward.
Some less common specialty inspections are:
Home Efficiency Evaluations
Pest or Rodent Inspections
Getting the actual inspection scheduled can be difficult, especially since you have to coordinate with the inspector’s schedule, realtor’s schedule, seller’s schedule, not to mention yours! Try to have at least the general inspection scheduled as soon as possible after you open escrow on the property, but don’t forget about any specialty inspections that you want done. Depending on the size and scope of the home, a general inspection can take anywhere from 2 hours up to 4 hours or more, so remember to allocate enough time for everything to get done properly. If the house is vacant, make sure that you confirm that the utilities (water, gas, electricity) are turned on for the inspection. I don’t know how to pick locks so also make sure that the inspector has access to the property at the inspection time.
If you can, try to be there to meet with the inspector and ask questions in person. Just being able to see some of the items that the inspector will note in the report will help you to understand what the issue is. Reading a report out of context is difficult and usually leads to an hour long phone call with the inspector. This is also a great time to look more closely at the home and take measurements for furniture. Once the inspector is finished, they should go over the highlights of the report and discuss the overall condition of the property with you. Essentially, you should leave the property having at least a general knowledge of the home and what you will be seeing in the inspection report.
Following these steps will put you ahead of most other buyer’s looking to book a home inspection. Arming yourself with information is the best was to ensure that your new home purchase is not only a sound investment, but also an amazing milestone in your life!
