Inspections When Buying a Home
Inspections When Buying a Home
Home inspections are visual assessments of a house’s mechanical systems and physical structure. Home inspectors are trained to identify potential issues before buyers sign on the dotted line and are stuck with costly problems they were not anticipating.
A home inspection is one of the best ways for buyers to protect themselves during the purchasing process. Inspectors are not going to offer their opinion on whether buyers are getting a good deal on the purchase price. What they can do is provide valuable information about potential issues in a home that can quickly turn it into a money pit.
Prospective homebuyers can require an inspection contingency in the homebuying contract. It gives buyers the right to conduct a home inspection within a specified period. Buyers can then use the home inspection findings to either negotiate repairs or a lower price or cancel the contract under certain circumstances. The only time an inspection contingency will not be permitted is if the home is being purchased on an as-is basis.
Potential buyers could request seven different kinds of inspections and tests be conducted on the property before they close on the deal. Significant findings in any of these evaluations are reason enough to back out of a real estate sales contract.
Home Inspections: Structural and Mechanical
It is imperative for a home inspector to thoroughly examine a home’s structural and mechanical components before closing. Structural and mechanical issues are among the most expensive to repair if undetected until after closing.
Structural components of a home include the following:• Roofing – all ridges, rafters, gables, insulation, sheathing, downspouts, and vents• Walls – studs, corner posts, sills, clapboards, insulation, lathe, plate, and corner bracing• Floors and ceilings – girders, joists, bridging, finish flooring, posts, and pedestals• Windows and doors – frames, sashes, headers, casings, and canopies.• Foundation and basement – finish grade line, foundation wall, termite shields, backfill, gravel fill, light wells, footing, footing drain tile, sub-floors, and basement floor slabs• Stairs – tread, risers, newels, stair railing, balusters, stringer• Fireplace (where applicable) – chimney, flue liner, cap, flashing, firebrick, ash dumb, cleanout door, hearth
Mechanical components of a home include the electrical, plumbing, and heating and cooling systems.
Electrical systems are critical to assess during an inspection due to the potential fire and safety hazards associated with them when they malfunction. Inspectors should examine the electrical supply, the condition of the electric meter, the main circuit panel, and all outlets and fixtures. Any defects that are discovered may require further evaluation by a licensed electrician.
Plumbing includes the water supply to a house from either an on-site well or a municipal supplier. Some home inspectors do not check the physical components of a well. If the property you plan to purchase has one, ask the inspector if this is a service they perform. As part of the plumbing check, inspectors will examine all visible pipes, report any leaks in pipes or faucets, observe the hot/cold configurations, and denote the operation of all drains and flushing toilets.
Heating and cooling, or HVAC systems, are either centralized or localized. Inspectors will examine the make and condition of any HVAC units, observe ductwork for integrity, and check for proper functioning in each room of the home.
Radon Testing
Radon is a colorless and odorless gas emitted from decaying uranium in the ground. It can seep into homes in several ways. Radon is associated with lung damage and an increased risk of developing lung cancer. The Environmental Protection Agency recommends all homes be tested for radon levels as part of the sales process. Buyers can request radon testing from the sellers as part of the inspection process.
Measured in picoCuries per Liter (pCi/L), the average indoor level of radon is 1.2 pCi/L. EPA has advised that radon levels of 4 pCi/L or higher require remediation. Short-term (up to 48 hours) and long-term tests (several weeks or months) for radon are available. Home inspectors can advise buyers which option is best and whether the testing should be performed more than once.
High levels of radon are not an automatic deal-breaker. Radon reduction techniques are effective in reducing radon levels. An inspector can advise prospective buyers on which method will work best. Buyers can then decide if they want to take the risk and proceed with closing.
Septic Inspection
If the home you plan to purchase has a septic system, request an examination of it as part of the home inspection process.
Septic systems should be inspected every three to five years and routinely as part of a home-selling transaction. Most states require septic inspections when a property is changing hands, so sellers may not have a choice in whether they consent to one.
A general home inspector is not qualified to thoroughly examine a septic system. At best, they will conduct a visual-only inspection, which may not be enough to find cracks or issues with drainage that can lead to septic system failure. A septic contractor can perform a comprehensive check of the system and alert buyers to any issues.
Water Yield
A water yield test helps determine the capacity of an in-ground well. If a home’s water supply comes from a well, it is important to have this performed as part of the home inspection process. In some states, water yield testing is required any time a home is bought or sold. Some states have minimum well yield level requirements, which will be used during the testing.
The purpose of the water yield test is to determine how much water from the surrounding water table is used to replenish the water supply when the existing water in the well is pumped out. An inspector will evaluate the well for volume and pressure. Ideally, wells should accommodate 5 gallons of water per minute. They should sustain that rate for two hours. Inspectors also assess proper well construction and ensure it complies with all local regulations.
Well pump replacement is one of the most common repairs for in-ground wells. Costs can vary; however, if a property you are considering for purchase has a faulty well, you can require the sellers to make the necessary repairs or use this information as a contingency for terminating your contract.
Water Quality/Sampling Test
Water quality testing is a relatively simple procedure your home inspector can perform as part of the inspection process. It is designed to check a home’s water supply for contaminants and pollutants. Among the things a sampling test can reveal are:
• Elevated levels of nitrates• Fluoride levels• Bacteria, including E. coli and coliform, that can cause serious illness• Mineral contaminants like iron and arsenic• Heavy metal contamination
Some mortgage lenders require water quality testing as part of the lending process and will not approve a mortgage without one. It is critical for water quality testing to be conducted if a home’s water supply comes from a well. Wells draw in groundwater via an aquifer from deep beneath the surface, which can be subject to pollutants and contaminants making the water unsafe for consumption.
Contaminants in water can cause adverse health effects. Prospective buyers who discover water contamination issues can use this information as a contingency for ending the contract if the problem cannot easily be remedied.
Mold Testing
Mold is a nasty substance that can cause serious illness. It also is a sign of moisture problems when found in abundance in a home. Maybe the home was once flooded or has ongoing moisture control issues. Mold has the potential to damage any surface on which it grows and can even cause structural problems.
Mold testing will determine if a home has hidden problems such as leaking pipes, a leaky roof, or poor ventilation that can be costly to repair.
Homebuyers are becoming increasingly aware of the potential hazards associated with mold growth that is left unchecked. That's why they prefer to include mold testing as part of a routine home inspection. If a home inspector finds mold levels that are concerning, that information can be used to negotiate with the sellers or even back out of the agreement.
Chimney Inspection
Creosote buildup, damage, obstruction, and other structural issues will be examined as part of a chimney inspection. If the home you are considering purchasing has a fireplace, it is imperative to have the chimney examined to ensure it is safe and operating properly. As with septic and water testing, some states require chimney inspections as part of a routine home sale.
Some inspectors will include a cursory check of the chimney as part of their overall structural assessment of a home. If a property has more than one fireplace, it may be worth contacting a chimney inspection expert to do the evaluation. Failure to properly clean and maintain a chimney contributes to 27 percent of all home heating fires each year, according to the National Fire Protection Association. Chimney inspections can identify issues that may make a chimney unsafe for use. Prospective buyers can then use that information to request repairs from sellers to get the chimneys back into a safe, working order. If sellers refuse, it can be a contingency for ending the contract.
