Home Inspections … are they Necessary?

As a Realtor I always get excited when my client’s residential purchase offer has been accepted and their dream home is no longer a wish but has become realty. The accepted offer is the easy part however, because the work now comes in addressing the many contingences, especially the physical inspection contingency, usually attached to an offer.   

In the California Residential Purchase Agreement the physical inspection contingency is generally removed within seventeen days of acceptance.  During that time the buyer will have the home inspected by a licensed home inspector.   A  home inspection  is an objective visual examination of the physical structure and systems of a house, from roof to foundation. Many of the disclosures that real estate agents give their clients to read and sign are specifically worded to advise their clients to inspect the property thoroughly.

 Many home inspection reports specify what is and is not included in their inspection.  Inspectors do not usually inspect for termites, (also known as wood destroying pests) mold, sprinkler systems, pool, spa or building permits. If a home inspector recommends further inspection it is important to follow through and hire the appropriate professional.  Sometimes the best looking house can contain the biggest problems. A house can be like a car, until you inspect under the hood, the beauty you see is strictly on the outside not the inside.

Buying a home is usually the single largest investment a family makes so to minimize unpleasant surprises and unexpected difficulties you will want to learn as much as possible about the home you are buying, whether newly constructed or an older existing home.  A home inspector will dertermine the condition of the home by checking the roof, basement, water system, water heater, air-conditioning system, structure, plumbing,  and electrical systems.  He will also identify many other aspects of buildings looking for improper building practices, those items that require extensive repairs, items that are general maintenance issues needed to keep the home in good repair, as well as some fire and safety issues.  Sometimes additional inspections of the roof, plumbing or heating and air conditioning are requested and should all completed by licensed contractors.

So why are multiple inspections important?  One inspector recommended further inspection of the house’s plumbing. My buyer wasn’t sure if he wanted to incur the additional cost of having a plumber come out, but I reminded him that what he would spend on the inspection could be money saved on major repairs in the future.  The licensed plumber found a major problem in the sewer pipes and my buyer ended up with over a $10,000 credit for the plumbing repairs that were needed.

Another inspector found a major issue in the furnace and recommended further inspection. The seller then paid for this additional inspection with a licensed heating contractor and a cracked heat exchanger in the furnace was found. Prior to closing, the furnace was replaced by the seller.  Another time a repair needed was found to be covered under warranty and there were no added expenses to either seller or buyer.

Sometimes failing to complete an additional recommended inspection can have serious consequences because a buyer will probably have a difficult time getting financial help from a seller once the house closes.  This is especially true if further recommendations were made and the buyer did not follow through. If costly inspections seem warranted and buyers do not want to incur this cost, another option would be to negotiate a sharing of expenses by both the buyer and the seller.  On occasion, when further inspection is recommended, it can lead to good news too because home inspectors tend to be more cautious to limit their liability.

To find a home inspector you can get a referral from your Realtor, friends or business acquaintances. Or you can find an inspector from a list of certified home inspectors. If you need any additional information on home inspections or inspectors please feel free to call me at 619-980-2738 or visit my website.