Barbara Sondgerath

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from the Home Inspection Guide for Buyers and Sellers, prepared by American Homeowners Association and AmeriSpec, Inc.

What A Home Inspection Is...And Is Not!
Preparing for a Home Inspection
Additional Notes
Beyond Home Inspections

What A Home Inspection Is...
A home inspection is a thorough visual examination of the home and property.  The process usually takes two to three hours, during which time the house is examined from the ground up.  The inspection includes observation and, when appropriate, operation of the plumbing, heating, air conditioning, electrical, and appliance systems, as well as structural components:  roof, foundation, basement, exterior and interior walls, chimney, doors, and windows.

When conducted by a professional, a home inspection covers about 1,000 check-points in approximately 400 items around the home.  Findings should be provided to you in the form of a comprehensive report.  It is vital that such a report include an objective evaluation of the condition of the home, clearly relating existing defects and indicating potential problems.

And Is Not...
A home inspection is not an appraisal.  And vice versa.  An appraisal is the formal process of estimating a property's value as it relates to a  mortgage loan or mortgage insurance.  It does not itemize defects or reflect potential problems in the home.  Even an FHA appraisal does not attest to the condition of a home.  In fact, the U.S.  Department of Housing and Urban Development encourages home buyers to use private inspection services, and authorizes that closing costs may include inspection fees of up to $200.

A home inspection is not a warranty.  Because a home inspection is a visual examination of the home and operating systems, it is not technically exhaustive.  There is no assurance, expressed or implied, that equipment will not break down at some future date.  However, such protection is available when a home inspection is complemented by a home warranty.  When the services are used in conjunction with one  another, a home warranty covers the items that were serviceable at the time of the inspection and subsequently fail due to normal wear and tear.

A home inspection does not detect every conceivable flaw.  It is an inspection of those areas and items that can be seen.  Home inspectors cannot see through foundation, floors or walls, and cannot inspect  areas or items that are inaccessible.

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Preparing For A Home Inspection
If you, as the seller, have arranged to have your home inspected, you should plan to accompany the inspector during the entire  process.  If it is a buyer initiated inspection, it would be preferable if you were not present.  You must be notified in advance of any inspection.  The real estate agent generally will schedule the inspection for a time convenient to both you and the buyer to allow you enough time to make preparations.

Whether the home inspection has been arranged by you, as the seller, or by the buyer, you can take several preparatory steps which will benefit you and facilitate the inspection process:

1. Make sure the inspector can access all areas of the house.  Clear all furniture, boxes, clothes, toys and other persoanal items that may block access to the furnance, water heater, electrical panels, attic crawl spaces, etc.  Inspectors will not enter inaccessible areas.
2. If access to your attic crawl space is located in a closet, remove clothing, shoes, and other items.  Not only might they be in the way, but as the hatch is removed, debris (dust, insulation, loose plaster) is likely to fall from the ceiling into items left in the closet.
3. Ensure that filters are clear in air conditioners, heaters, vents, drains, etc.
4. Clear out areas under sinks so they can be inspected.
5. Have the house cleaned thoroughly.

The fewer problems an inspector finds with the property, the better overall image the property presents to the prospective buyer.  Obviously, it is to your advantage if the buyer hears the inspector saying,  "Everything on this property is right except for a couple little issues here and there, " rather than hearing a long list of concerns.

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Additional Notes To Homesellers
The home inspector may override your timers (such as automatic sprinklers, outdoor lighting, etc.).  You should check them after  the inspection to ensure they are reset properly.

While most states require no formal licensing of home inspectors, reputable companies adhere to the rigid standars of practice established by the American Society of Home Inspectors.

Qualified inspection companies will provide a sample report to substantiate that they abide by industry standards.  One of the key standards is that ethical inspectors neither perform repairs not refer clients  to repair companies (thus avoiding a conflict of interest).  Obviously, inspectors who make repairs on homes they inspect are more likely to "find" defects.

Once you have arranged for a home inspection, plan to accompany the inspector for the entire procedure.  You have the right to be there, and leading home inspection companies will encourage your presence.  It helps you to better understand the findings in the report, and will reduce post-closing hassles.  Don't forget your list of questions and items of concern.  A thorough home inspection covers more than 1,000 items-everything from foundation to roof - and takes two to three hours, depending on the size of the property.  The report should reflect the condition of about 400 items.

To help you choose a qualified company that will conduct a thorough inspection of your property and provide you with an objective report on the condition of your home, call several candidates and ask the following questions:

1. Do you follow industry standards?
2. Are you willing to supply me with a sample report?
3. Are you a full time home inspection company?
4. What other home services do you offer?
5. May I attend the inspection?
6. How much time will the inspection take?
7. When will the report be ready?
8. Do you perform repairs on items you inspect?
9. What will I receive with the inspection report?
10. What will be inspected?
11. How much will the service cost?
12. Do you carry errors and omissions and general liability insurance?
13. Do you provide an inspection agreement which defines the scope of the inspection?

Also ask if they offer other benefits (such as repair manuals, maintenance guides, continued availability to answer questions), and will they provide a refund if you are not satisfied with their work.  When you receive sample reports, ensure they are thorough, easy to understand, and narrative in format.  How do they compare with reports sent by other companies.?  How do their fees compare with those quoted by competitors?  (Remember, you get what you pay for.)

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Beyond Home Inspections
Extensive as it is, a home inspection is not all inclusive.  Depending on your level of concern and the location of the house, you may want to consider the following optional services which generally can be performed in conjunction with the home inspection:

Radon Testing
According to the U. S. Environmental Protection Agency (EPA), radon gas is the second leading cause of lung cancer in the United States.  The radioactive gas, commonly found in the soil,  has become a major health concern for home buyers.  Make sure the inspector is familiar with EPA protocols and uses only approved equipment.

Water Analysis
Some 84% of Americans surveyed in a Harris poll believe their water supply at home is polluted and, according to the EPA, nearly 70% are concerned specifically about the quality of their drinking water.  Some home inspection companies now provide water quality analysis, but it is important that they utilize only laboratories certified by the EPA or the Health Department.  It is advisable to test for lead, bacteria (such as cryptosporidium), and-in some rural areas-nitrates and coliforms.

Carbon Monoxide Testing
This "silent killer" may be an issue in homes using fossil fuels (oil and natural gas).  Carbon monoxide can be detected only with an analyzer.  A clear and  working ventilation system minimizes the effects of the gas, so have your inspector check it.  For additional protection, install a carbon monozide detector.

Energy Assessment
One valuable-and money saving-service offered by leading home inspection companies is an energy assessment.  It determines major areas of energy use and water while suggesting steps that could save you hundreds of dollars annually in utility bills.  It also helps protect the environment.

Termite Inspection
Although a pest inspection is no guarantee that termites will not infest your home in the future, it will provide a "wood-destroying pest and dry rot" report on any existing  threat.  Beware of termite inspectors who are also exterminators and/or provide repairs.

Lead Paint Testing
Under Title X legislation home buyers are entitled to test for the presence of high levels of lead paint in homes built prior to 1978.  Lead paint can cause health and development  problems for small children if the paint is deteriorated or if it is present in dust.  Ask your home inspector what options they may offer for testing for lead in paint.

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