Questions to Ask Your Home Inspector or Things Your Home Inspector Won’t Tell You
While the Internet can be useful when searching for some types of information, it should come as no surprise to anyone that it is also rife with misinformation. The term “to google” is, after all, synonymous with to search, and not to research. It is a good search tool and not so good when relied upon as a sole research method.
If you feel that you have done your due diligence by googling what questions to ask your prospective home inspector, think again. Bullshit is prevalent in our society. By bullshit I mean misinformation that is not exactly a lie and certainly not the truth. It is misleading nonsense used to further the writer’s or speaker’s agenda.
If you google “questions to ask your home inspector”, “things your home inspector won’t tell you”, or the like, you’ll be up to your ears in search results from any number of groups with vested interests in selling their positions or products. These will run the gamut from groups like Zillow/Trulia, real estate brokerages and agents, new home builders, mortgage lenders, the bought-and-paid-for main stream media like CNN, Fox News and MSNBC, brain-dead bloggers, forums populated by the over- and under-medicated, etc. ad infinitum. Most of these have simply either found a list of questions and outright plagiarized it or have lightly edited it and called it their own. In other words, the lists you find, by and large, will be merely regurgitated bullshit, and not even the original stuff.
But, enough about the misinformation; how does one find useful information on this subject? Glad you asked. Perhaps a useful way to approach this is to simply make a list of the most common misconceptions floating about in cyberspace, and address each of them head on. For the sake of both brevity and clarity I will handle each of these as they pertain to home inspections within the state of Texas, where I am intimately familiar with the territory and laws. I will also limit the list to the ten questions I most commonly am asked.
What does your home inspection cover?
Home inspections in the state of Texas are governed by the Texas Real Estate Commission (TREC). While this may appear to be (and certainly is) tantamount to the fox guarding the hen house, it is nevertheless how those folks in the capital of Austin repay us for electing them. The TREC has adopted a set of standards for home inspectors, which includes a detailed list of what must and what must not be inspected
Know Your Stuff: Determining the Major and Minor in a Home Inspection
Hiring a home inspector is a critical part of the home-buying process. Today, it is unthinkable that anyone would buy a home without bringing in an inspector. Worth their weight in gold, home inspectors provide an experienced and objective assessment of what will likely be the biggest purchase of your life.
Yet because of this objectivity, the home inspector will report all problems relating to the home that falls within their scope. From trivial issues that can be quickly cleared up to stomach-wrenching deal breakers, the inspection report will equally report problems that the next homeowner – you – will inherit from the previous owner.
What is Involved in a Home Inspection?
Walking through a home you intend to purchase by yourself or with a friend, you may randomly uncover problems when you happen to look up at the roof, or under the carpet, or in a backyard. You might believe you have a fairly experienced eye from having bought homes in the past.
Exterior Inspection Points
Grading, Drainage, Retaining Walls, and Vegetation (Vegetation inspection is limited to the way it affects the buildings, such as ivy heavily covering and damaging the siding)
Driveways, Patios, and Walkways
Decks, Balconies, Stairs, and Railings
Wall Elements (Cladding, flashing, trim, eaves, soffits, fascia)
Doors and Windows
Roof Coverings (Shingles, standing seam metal, etc.)
Roof Drainage: Gutters and Downspouts
Roof Flashing (Metal “cuffs” around roof protrusions that prevent water from seeping in)
Skylights
Foundation
Electrical Service (Service entrance, grounding, etc.)
Lawn Irrigation System
Home Inspectors Typically Do Not Check
Pest Control Systems: Inspectors will note the presence of pests, notably termites and carpenter ants, but do not evaluate pest control systems.
Swimming Pools: On the whole, swimming pools and spas are not inspected. But in areas that have many pools and spas, inspectors may perform a limited inspection with an eye towards user safety.2
Asbestos, Radon Gas, Lead Paint, and Toxic Mold: Inspectors may point out the possibility of asbestos, lead paint (for homes built before 1978), and toxic mold, but this is not within their scope of inspection and they certainly will not run lab tests on these areas. However, you can hire independent specialists who will test these for you.
Places Behind Heavy Items: The seller should move these items prior to the inspection.
Unsafe Roofs: When the roof is too slippery, too steep, or too unstable, the inspector will not venture up there.
Wells and Septic Systems: Inspectors are not qualified to check these systems, but you can hire specialists who can inspect them for you
Home inspection
A home inspection is a limited, non-invasive examination of the condition of a home, often in connection with the sale of that home. Home inspections are usually conducted by a home inspector who has the training and certifications to perform such inspections. The inspector prepares and delivers to the client a written report of findings. The client then uses the knowledge gained to make informed decisions about their pending real estate purchase. The home inspector describes the condition of the home at the time of inspection but does not guarantee future condition, efficiency, or life expectancy of systems or components.
A home inspector is sometimes confused with a real estate appraiser. A home inspector determines the condition of a structure, whereas an appraiser determines the value of a property. In the United States, although not all states or municipalities regulate home inspectors, there are various professional associations for home inspectors that provide education, training, and networking opportunities. A professional home inspection is an examination of the current condition of a house. It is not an inspection to verify compliance with appropriate codes; building inspection is a term often used for building code compliance inspections in the United States. A similar but more complicated inspection of commercial buildings is a property condition assessment. Home inspections identify problems but building diagnostics identifies solutions to the found problems and their predicted outcomes.
contract to purchase a house may include a contingency that the contract is not valid until the buyer, through a home inspector or other agents, has had an opportunity to verify the condition of the property. In many states and provinces, home inspectors are required to be licensed, but in some states, the profession is not regulated. Typical requirements for obtaining a license are the completion of an approved training course and/or a successful examination by the state’s licensing board. Several states and provinces also require inspectors to periodically obtain continuing education credits in order to renew their licenses
A home inspection is a visual examination of the home’s major structure, systems and components including the roof, exterior, basement or crawlspace, foundation and structure, heating and cooling, plumbing, electrical, fireplace, attic, insulation and ventilation, doors, windows, and interior of a residential property. Home inspectors look for system and major component defects and deficiencies, improper building practices, those items that require extensive repairs, items that are general maintenance issues, and some fire and safety issues. A general home inspection is not designed to identify building code violations, although some deficiencies identified may also be code violations.
A home inspection is not technically exhaustive and does not imply that every defect will be discovered. Some inspection companies offer 90-day limited warranties to protect clients from unexpected mechanical and structural failures; otherwise, inspectors are not responsible for future failures
BE SURE TO ASK YOUR HOME INSPECTOR THESE QUESTIONS
Purchasing a home can be a very smart financial move, but you must be savvy to ensure it’s a sound investment. One factor that will help you decide is the outcome of the home inspection. While the inspection process may not be top of mind, it’s actually a critical step in your journey to homeownership. Below, we’ll discuss the top questions you should always ask your home inspector.
UNDERSTANDING THE INSPECTION
It can be pretty easy to float through the home buying process, guided by your real estate agent and lender. However, it’s important to ask questions and really understand the process for yourself, because at the end of the day, your name is on the loan and title. With that said, it’s a good idea to ensure you’re not only present at the home inspection, but also following the inspector around and asking questions during the process.
FIRST THINGS FIRST – ARE YOU QUALIFIED?
You wouldn’t see a healthcare professional without confirming their credentials and license, would you? The same should apply for a home inspector. Ask to see his or her license up front, before the inspection begins. If they don’t have it available, it’s probably in your best interest to run in the other direction and find a new inspector.
WHAT DOES THIS INSPECTION COVER?
You’ll want to understand what is covered or not covered during the home inspection to avoid any surprises. If there is anything specific you want the inspector to look for, mentioning it up front means it’s more likely he or she can address it during the inspection
HOW MUCH WILL IT COST TO FIX THIS?
In many cases, your home inspector will find things that need repair – even if it’s just replacing a light bulb. Sometimes, he or she will find things that are more significant – and it’s a good idea to ask how much it will cost to fix these items
The Best Home Inspections
it’s important to find out the condition of the home’s systems and components. The chances are that you’ve either made or are about to make a very large investment, and it’s critical that you should get a qualified home inspection to help find out as much information as possible about the property in order to help prepare you for additional or unexpected cost
Nobody want’s surprises, and that’s why your home inspection report should be designed to provide you with valuable information about the condition of the house, and to help reduce your risk. may dispel or confirm your beliefs about the condition of the structure, but usually my reports will provide you with detailed information which does both. I’ll provide you with an outstanding custom report of the property that you are interested in. My reports will provide you with a wealth of knowledge that many of my clients continue to use for years after their purchase.
Imagine that you’ve just spent your savings on the home of your dreams only to find that the roof leaks, the furnace wont light and the electrician wants to sell you a new service panel. Since a home is probably one of the largest investments most of us will ever make, knowing the condition of the home before purchase is essential.
Often homebuyers might misjudge or overlook tell-tale signs which may or may not indicate a serious problem. A professional home inspector looks for these signs and other clues relating to the physical condition of the home. If defects are found, and inevitably some will be found, it doesn’t mean that the home isn’t worth purchasing. However, knowing these facts will enable you to make a more informed decision about the home.
All home inspectors licensed by the Real Estate commission are required to inspect the following (and no two inspectors will see the same things, the same way).
Foundation
Grading and Drainage
Roof Covering
Attic
Exterior Walls
Interior Walls
Exterior Doors
Interior Doors
Floors
Windows
Fireplaces
Stairs and Balconies
Porches
Patios
Attached Decks
Attached Carports
Electric Service entering the Structure
Electric Service Cabinets
Electric Service Distribution Throughout he Structure, including AFCI Protection, GFCI Protection, Smoke Alarms and Carbon Monoxide Alarms
Heating, Venting and air conditioning System(s)
Water Meter
Water Pressure Delivered to the Structure
Water Supply System and Fixtures
Water Drainage and Waste Vent System
Water Heater(s)
Hydrotherapy Equipment
Dishwashers
Food Waste Disposers
Kitchen Vent Fans.
Kitchen Cook-Tops
Kitchen Ranges
Kitchen Ovens
Built-In Microwave Ovens
Bathroom Vent Fans
Bathroom Heaters
Automatic Garage Overhead Doors
Clothes Dryer Vents