Buying a home is likely one of the biggest financial decisions you’ll make in your life. Ensuring the home you buy is structurally sound and free of significant defects is extremely important. Licensed home inspectors can help provide an objective assessment, but you’ll want to take key steps beforehand to find the right inspector and get the most out of the inspection process. This blog provides a comprehensive overview of considerations, research steps, and best practices to employ ahead of your home inspection.
Define Your Needs and Set Expectations
Not all home inspections are alike, so first consider what you want to accomplish. Most commonly, buyers want to:
-
Identify any repairs needed and negotiate with the seller
-
Learn about the home’s condition to make an informed buying decision
-
Ensure there are no deal-breaking defects or immediate safety issues
However, inspections can also help verify public records or spot unauthorized renovations. Define your goals so you find the right inspector and inspection type accordingly.
You’ll also want to educate yourself on what is and isn’t within an inspector’s scope. A standard home inspection will assess the home’s structural integrity along with the condition of systems and components like the roof, foundation, electrical, plumbing, HVAC, major appliances, etc. Most inspectors won’t do invasive testing or assess every nook and cranny. Manage your expectations accordingly.
Research Inspector Candidates Thoroughly
While there is no national regulatory body for Licensed home inspectors, numerous professional associations offer membership, certifications, codes of ethics, and standards of practice. Look for an inspector who belongs to a well-regarded group like InterNACHI or ASHI.
You’ll also want to:
-
Verify inspector licenses in your state if required. About two-thirds of states regulate the profession currently.
-
Check for certifications indicating extensive training and testing on all home systems. InterNACHI’s CPI designation is common.
-
Look for long tenure inspecting in your local area along with hundreds of completed inspections. Experience matters.
-
See that the inspector carries errors and omissions insurance for liability purposes.
-
Read through numerous online reviews on Google, Facebook, Yelp, and the Better Business Bureau.
Don’t just take a real estate agent’s word. Do your homework to vet two or three potential inspectors thoroughly.
Prepare Extensively For Your Inspection
You might think the home inspector carries all responsibility during an inspection. However, thorough preparation on your end enables the inspector to maximize use of the limited 2-3 hour timeframe onsite. Complete these key steps beforehand:
Accompany the Inspector During the Inspection
While not required, attending the inspection allows you to see home flaws, ask questions, and direct inspectors to areas of concern. Pay close attention and take your own photos/notes. If unable to attend, ensure a trusted family member or friend goes.
Gather Home Background Documents
Provide as much home history as you can to the inspector including listing details, disclosures from sellers, previous inspection reports, permits, warranties, HOA guidelines, etc. Photos and maintenance records also help. Such documents alert inspectors to past modifications, issues, or areas needing special attention.
Ask the Seller Permission for Inspectors to Turn On Utilities, Operate Systems & Access Roof
Inspectors need total home access to water, electricity, gas, HVAC systems, appliances, roofing, attics, crawlspaces, and more during their assessment. Make appropriate arrangements with sellers ahead of the inspection date.
Install New HVAC Air Filters
Dirty air filters lead HVAC systems to work less efficiently to assess operation. Fresh filters enable inspectors to observe HVAC performance accurately under normal conditions.
Clear Access to Electrical Panel, Attic, Crawlspaces & More
Inspectors need easy access without obstructions to vulnerable home areas. Make sure public records are consistent with actual home layouts and additions as well.
While inspectors come trained and prepared, following these tips will get you better inspection results.
Review Reports Carefully and Ask Questions
You will likely receive a comprehensive written home inspection report within 24 hours spotlighting any defects found, maintenance advice, safety Issues, code violations, and more. While formatted reports help, don’t hesitate to contact the inspector afterwards with clarifying questions. Photos often clarify as well.
Most importantly, objectively assess if identified defects uncover deal-breaking flaws or simply areas needing repair negotiations with sellers. Keep things in perspective. Also, understand that no home is perfect. Expect at least a few necessary upgrades or replacements.
Get contractor quotes to fix key defects found after negotiating credits or repairs with sellers. This way you have exact cost estimates for items like roof replacement, electrical panel upgrades, mold remediation etc. before the purchase is final.
Appreciate the Home Inspection as a Learning Process
While the main goal is determining major home flaws, embrace the inspection as an opportunity to learn about home function and maintenance as well. Listen closely as the inspectors explain systems operations, points out common defect causes, and provides seasonal upkeep recommendations.
The more observant and inquisitive you are, the more you’ll discover about your prospective new home. Over time, you’ll become a smarter, more confident homeowner making informed real estate decisions.
The home inspection process requires effort but pays invaluable dividends towards securing your dream home free of unexpected headaches or major hidden defects. Stay proactive by asking inspectors key questions, acing contractor consultations, and negotiating repairs wisely with sellers. If you prepare diligently and leverage inspector expertise, you’ll be able to make a confident, exciting purchasing decision!
