What Is The Best Type Of Inspection For You

Pre-Closing Inspections

These are inspections generally done prior to the purchase of the home. When the buyer and the seller agree on the terms of the purchase the options period begins. This is usually a 10 day period of time. During that time the buyer obtains the inspection and the appraisal. This can be a stressful time of the process for the buyer, seller, and the real estate agents. In most cases the seller discloses little or no issues regarding the property. This is usually not because the sellers is trying to hide things, it’s just a busy time (for the sellers) trying to relocate and are often unaware of any issues concerning the house. Most of the issues I find during a home inspection are maintenance related. Items that just were not properly cared for in the past. The overall purpose of the inspection is to identify any safety issues and/or issues resulting in major expenses to the buyer after move-in. Occasionally major issues are found. Those issues not disclosed and found during the inspection often bring the buyer and the seller back to the table to renegotiate. There is one way to avoid much of this and that is for the seller to get a pre-listing inspection.

Pre-Listing Inspection

     Often sellers are proactive and decide to have their home inspected prior to listing the property. This identifies any issues that can either be repaired by the seller or disclosed in the listing papers. This can result in peace of mind for everyone involved and a significant savings when the house sells since the seller is not obligated to repair disclosed issues. This is how the process works. The initial inspection is performed just like any other inspection and in most cases the report is sent to the seller the same day. Once the seller gets the report they can at that time decide on which issues to fix and which to disclose. Once the seller has completed repairs the inspector returns to the home and updates the report and the seller has a nice clean (accurate) disclosure. The total cost of the inspection includes both the initial inspection and the updated final inspection.

Warranty Inspections

     When purchasing a new home the buyer has a 12 month warranty. A good time to get an inspection on a new home is 11 months into the warranty. These inspections are much more detailed than the builder’s inspections or walk throughs prior to closing. After the buyer has been in the home for 11 months they will be aware of some issues or components of the house that are not functioning properly. This is usually the final time to bring issues to the builder’s attention. Any issues found in the inspection will need to be addressed by the builder. In a past warranty inspection I found the following. Towards the end of the inspection I asked the clients if there are any areas within the house which the HVAC system did not seem to be functioning properly. The response was yes, there doesn’t seem to be any air circulation in the master bedroom. Usually the attic is the last thing that I check. Before even entering the attic of this house the answer was glaringly obvious. An electrician, while pulling a romex cable in the attic crushed the air conditioner duct leading to this bedroom. Not only was the duct crushed, but it was crushed tightly against the water heater. The clients told me that they reported this issue to the builder twice and in both cases the HVAC technician came out and said everything was fine. This issue was visible from the second floor of the house looking through the opening of the disappearing stairs. You didn’t even have to go into the attic to see this. There are excellent subcontractors out there and some that cannot read plans or understand codes and have no business working on anyone’s house.