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You may have received advice which may not be in your best interest. That advice could cost you dearly if you're not careful. Its important to know when a home inspection is necessary, who should do the inspection, and how it should be performed.
A professional home inspection covers all elements of the home. A detailed report is created which discusses the condition of a home's major components.
Here are a few suggestions which you may have heard. What follows each is the more prudent approach.
*You don't need an inspection if a qualified person tells you everything is OK.
Verbal explanation is not enough. When a proper inspection is performed, the qualified professional inspector will report all items inspected along with a narrative of the findings. Some reports go so far as to include the required repairs or replacement needed. Digital photos are used to illustrate the findings. The report is a formal, final, and factual declaration of what was discovered about the property. The report, in its entirety, is the written documentation by which good decisions will more likely be made.
*You only need a termite inspection.
A home inspection will cover all aspects of the home. A termite inspection is a narrowly focused inspection of only one possible problem of the home. Other such inspections include structural, environmental and a host of others which may be necessary. The one who will be obligated to recommend those additional inspections is the home inspector. A proper home inspection will address the overall performance of the visual structural, the performance of the major systems and safety aspects of a home. A termite inspector has no concern about the functionality of the kitchen cooktop.
*A general contractor can handle the home inspection.
Some states actually prohibit general contractors from performing home inspections and the repairs which may follow. A potential conflict of interest is obvious. While having the background suited to being a home inspector, be aware that a general contractor is not a professional home inspector. Only if the general contractor has been licensed as a professional home inspector makes it so. An inspector not only needs to have knowledge somewhat similar to a general contractor, but must also detect patterns of deterioration and wear of a structure and operating systems. An inspector is required to maintain knowledge of plumbing, mechanical, electrical, and fire safety issues for structures of all ages. The inspector will also have knowledge of the building codes at time the home was built. A general contractor may not be master of those various issues.
*The inspection report is a repair list.
The issue of repairs following a home inspection should be addressed in the offer to purchase. Who is responsible for cost of any repairs should be clearly indicated. In North Carolina, section 13 of the standard Offer to Purchase and Contract form approved by North Carolina Bar Association and North Carolina Association of Realtors helps to avoid misunderstandings relating to inspections and repairs. Although section 13 helps, the seller is not required to make any or all repair of items listed in the report. It may become a deal buster if the buyer and seller are unable to resolve the repair issues. The only exception is when a home inspection reveals issues which law mandates must be corrected before a home is sold. The home inspection is intended to make the buyer beware of what is being purchased prior to commitment. The buyer protects the investment, but may also gain negotiating power, based on the condition of the home.
*You don't need an inspection when sold "as-is".
This is a possible red flag which should give you even greater reason to have a home inspection. The seller is announcing that they have no intention, within the realm of law, to make repairs before selling the home. As a buyer you should find out what you're buying. The property may have severe issues which could have significant costs. You need to fully understand what you're investing in and estimated additional costs to understand if the investment is wise. A property disclosure may indicate issues, but failure to properly home inspect is a mistake.
*Don't bother inspecting a newly built home.
A home inspection protects your investment and protects you when you sell. Knowing the construction is sound will give you great peace of mind now and when you go to sell years from now. The trouble-shooting issues which previous homeowners have resolved with pre-owned homes, the home inspector will likely rout out. Locate a home inspector who may provide special pricing to return at various stages of construction, if building. Although home warranty programs protect structural issues, it makes good sense to identify possible problems before dealing with the hassles once moved in.
Consumer Reports' - based upon interviews with home owners, builders, inspectors, industry representatives, government officials, and lawyers - once reported that as many as 15 percent of all new homes sold (at the time - 150,000 of them a year nationwide) had a serious defect.
Just because its new, doesn't mean its without defects.