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Perhaps the two questions asked most often are, "why bother getting a Home Inspection Report?" and "will a Home Inspection Report identify problems?"
Well, the questions really go hand in hand. Yes, a Home Inspection Report can be a valuable tool when buying or selling a house and, yes, the Home Inspection Report will (in many cases) expose some problems.
When done professionally, a home inspection will be extremely thorough and, will most likely identify some problems (or potential problems). Most problems will be minor in nature and can be repaired after closing. Even newly constructed homes will have problems noted on a home inspection report. However, the home inspection report will sometimes identify major, expensive to rectify problems.
When this happens the buyer and the seller will often negotiate a solution before closing. If major problems are found, the buyer may insist on paying a lower purchase price, or possibility to change the contract terms. It really depends on the situation, the nature of the problem(s) and the terms and conditions in the contract.
That is why, before signing any contract, it pays to seek proper legal advice. You need to protect yourself in the likelihood of a home inspection report identifying problems.
When selling a home it pays to fix minor problems before putting the property on the market. Major problems also need careful consideration and you will need to determine what is involved in rectifying the problem(s). What will the costs be, the disruption factor and whether the problem(s) will affect the sale or the sale price.
A home inspection report can have a big part to play in any real estate transaction. It could impact on mortgage financing, delay the sale, lose you the sale, or affect your final selling price or terms of sale.
Can The Home Inspection Report Be Relied On?
Home inspection reports can vary in quality (thoroughness) and what is included. Although the home inspector will have a list of guidelines to follow, the home inspection report will only be as good as the person writing it. So, if the home inspector fails to notice problems they won't show on the report.
The most common type of home inspection report will include an overall home inspection, which evaluates the home's structural and mechanical condition, and a pest inspection and moisture damage inspection. Aspects of the report may require further investigation by a specialized professional (e.g., a roofer, plumber or pest exterminator).
Here are 21 points that could be touched on in a home inspection report (you may have other things to add to your list):
1. Doors and Windows
The home inspector will be able to report on the age and condition of doors and windows and have a guess at whether they are the originals installed when the house was built.
The home inspection report should highlight problems with paint or caulking, dry rot on panes, sills and frames. The home inspector might randomly check that the windows and doors open properly and that windows seal
tightly.
2. Floors
The home inspection report will include details of the flooring. It may mention: the general condition, signs of uneven levels, water staining, water damage around plumbing fixtures, or other damage like cracked ceramics. The home inspector will usually test for soft spots in the floor and under the house for water damaged floorboards and supports.
3. Walls and Ceiling
The home inspector will look to see if the walls are level, check for any drywall seams or nails showing, look for cracks or loose plaster, stains, physical damage or signs of earlier repairs. The ceilings will be viewed for signs of leaks and cracks in the plaster.
The exterior walls will be checked too. The home inspection report will likely mention problems like: bowed or leaning walls, missing mortar, loose, missing or rotten siding, deteriorating paintwork and flaking or cracking brickwork.
4. Foundations
An integral part of any building. The home inspector will check for bowing, bulging or other irregularities like shifting foundations, cracks, flaking or damaged masonry or soft mortar. The report would usually point out any water markings and efflorescence (a white crystalline, powdery substance on the surface of concrete, brick clay tile etc). The home inspector should also check to see if the house is bolted to foundations for earthquake safety.
5. Soffit's and Fascia
The home inspector will usually state whether the soffit and fascia are wood, aluminum or plastic. The home inspection report may reveal details of any loose or missing sections, paint problems, and if there are any visible signs of rot.
6. Porches and Decking
The home inspector will usually thoroughly inspect porches and decks (including the underside) for signs of rotted wood, wood-earth contact, paint problems, cracking or flaking masonry, and report on any separation from the house.
7. Stairs and Walkways
When selling a house it pays to keep stairs and walkways (inside and out) free of obstructions. This not only looks better, but can be a safety issue when access is cluttered. The home inspector will check that railings are steady.
8. Improper Or Faulty Drainage
Flooding, dampness, or puddles of water near a property can cause problems, especially if there is wood close to the ground. Having the ground level slope away from the property can sometimes resolve the problem of standing water.
Another good precaution is to have rain gutters that carry the water from the roof away from the house.
9. Roofing
Although leaks may not be visible on the ceilings of rooms, a home inspector will usually check the attic for evidence of roof leaks. Common areas for leaks are areas around flashings such as skylights, chimneys, and vent pipes. Although these areas have probably been sealed with a black mastic compound, the mastic deteriorates over time and leaks can result.
The home inspector will often look for loose flashing's, particularly at the chimney and roof-to-wall connection.
The home inspector will also probably look to see if the roof sagging between the rafters or trusses...and to see if the roof ridge (peak) is sagging in any way, or whether it is straight and level.
Any signs of deterioration of asphalt shingles would normally be noted by the home inspector. Deterioration of the shingles could include warping, broken edges, rounded corners or slits becoming wider than would normally be expected. The home inspection report might also note if there any visible roof vents, or if there are trees overhanging the roof (potentially adding weight and blocking down spouts).
The home inspector might also report if the wooden roof decking appears rotten or delaminated under the last row of shingles.
10. Fireplace and Chimney
If the house has a fireplace and chimney then it will probably be mentioned in the home inspection report. The report might highlight the need for repairs if the masonry cap is cracked or broken, or if any bricks or mortar is crumbling or missing, or if the chimney is showing any signs of leaning or even collapsing. Chimneys should also be checked for obstruction.
11. Kitchens and Bathrooms
These two well used areas of the house will come under close scrutiny with the home inspection report noting the condition and signs of wear and tear. The home inspection report will likely mention special features and highlight any problems like staining and rot under the counter-tops, caulking in the tub or shower area, leaking or faulty faucets, water damage on walls around the shower, poor water pressure and cracks in floors, walls or fixtures.
The dishwasher drain may be clogged and need to be cleaned. Locate the flexible hose that drains the dishwasher into the garbage disposal and then out the sink drain. When this become clogged, water will come out of the overflow vent on top of the sink. YUK!
Some of these things are easily repaired and it is usually best to fix minor problems rather than have them show up on a home inspector's report and potentially delay, or lose you the sale, or affect the final selling price for your property.
Many toilet bowls rest on a wax ring that can deteriorate over a period of time. A faulty wax ring can cause the bowl to move. Although it may not be that noticeable, it could show up on a home inspection report.
Here is how you can check for a faulty wax ring. This might sound a bit strange, but stand facing the toilet bowl with one leg on each side of the toilet bowl. Squat down a little, and using the inside of your knees, grab the toilet bowl. Rock from side to side, and if the toilet bowl moves, it needs a new wax ring.
12. Water Heater Strapping
When a home is sold, the water heater must be strapped to prevent it from falling down in an earthquake and starting a fire. You may need to check that the strapping technique used on your water heater complies with the current code in your area. Also check for rust or leaking around hot water heater.
13. Heater Air Intake
If your heater is in the garage, it sits on a platform and takes in air from the house through that platform. Check your local regulations, because you'll probably find that this platform must not have any holes in it. Depending on where you live in the world, the rules will probably require that the heater be sealed where it sits on the platform. This is so that no air from the garage can get into the furnace, causing a carbon monoxide hazard.
14. Furnace
Make sure thermostat is operational and check venting.
15. Self Closing Door Connecting The Garage.
In many countries the regulations require that a door from the garage to the house needs to have self-closing hinges to preserve the integrity of the firewall. The hinge is designed to ensure that the door will shut and latch automatically. It is true that people often wedge this door open to make it easy to get in and out of the garage, but this can be a fire hazard. Fires often start in a garage, so without a self-closing door, a fire could spread quickly into the house.
16. Breach of Firewall
The wall between a garage and the rest of the house can be critical in slowing the spread of a fire into the main house. The door from the house to the garage should be a solid core door. This is different from internal doors in the rest of the house which are often hollow doors.
The integrity of the firewall between the garage and house can be destroyed when holes are cut in the firewall to run cables, or when a hole is cut in the solid core door to allow pets to go in and out.
17. Pool/Spa/Jacuzzi
When buying a house with a pool or spa, make sure cleaning/filtering system works properly. Test the thermostat and check for leaks or cracks.
18. Hazardous Materials
A home inspection report will normally point out findings of asbestos and lead.
19. Pests and Termites
A home inspection report will advise of termite/beetle holes in wooden supports and under house. The home inspector may also check attic vents for hornet/wasp nests. He or she may also check for rodent droppings in cupboards and under house.
20. Electrical
Before buying a house test outlets, light sockets and switches to ensure they work properly and check that they comply with regulations. Test light fixtures too. Note: electrical wiring can be a complex subject so you may need to seek specialized professional advice if you are in any doubt as to the competence or safety of the wiring.
21. Smoke Detectors
These may not be mentioned on a home inspection report, but always have adequate smoke detectors strategically positioned throughout the house. And, check the effectiveness of smoke detectors at least twice a year. The batteries don't last forever and the smoke alarms are useless if they don't work. Most smoke alarms have a testing button so check if they are working or if the battery needs changing.
In summary, a home inspection report can be a valuable tool when buying or selling a property. However, the report will only be as good as the person doing the inspecting. Some home inspectors rush inspections when a thorough inspection would normally take an hour or more to complete. There are also home inspectors who lack the knowledge or experience to inspect a home properly, however in saying that, most home inspectors are thoroughly professional and will do a great job.
As a final note, please be aware that your home inspection report may not cover all the points mentioned above and it may include other factors like: septic systems, radon, land boundaries, abandoned in-ground oil tanks, asbestos, mold build-up etc. This is a guide only so always seek professional advice from a home inspector in your area. |
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NASHVILLE
