A home inspector is your protector.

An inspector makes sure a house isn’t hiding anything before you commit for the long haul. They identify any reasonably discoverable problems with the house (leaky roof, faulty plumbing). Hiring an inspector is you doing your due diligence.

Before a home inspection, the inspector will review the seller’s property disclosure statement, which lists any flaws the seller is aware of that could negatively affect the home’s value. 

The disclosure includes items such as:

• Mold 

• Pest infestations

• Roof leaks

• Foundation damage

• Other problems

An inspector has three tasks:

• Identify the problems they can see

• Suggest fixes

• Prepare a written report noting observed defects

This report is critical— it’s what you’ll use to request repairs from the seller.

The inspector won’t check everything.

Generally, inspectors only examine houses for problems that can be seen with the naked eye. They won’t be tearing down walls or using x-ray vision to find hidden faults.

Inspectors also won’t put themselves in danger. If a roof is too high or steep, for example, they won’t climb up to check for missing or damaged shingles. They’ll use binoculars to examine it instead.

They can’t predict the future, either. While an inspector can give you a rough idea of how many more years that roof will hold up, they can’t tell you exactly when it will need to be replaced.

Home inspectors are generalists. A basic inspection does not routinely include a thorough evaluation of:

• Swimming pools

• Septic systems

• Structural engineering

• The ground beneath a home

• Fireplaces and chimneys

When it comes to fireplaces, for instance, most inspectors will open and close dampers to make sure they’re working, check chimneys for obstructions like birds’ nests and note if they believe there’s reason for a more thorough safety inspection.

It’s your job to check the inspector.

Your real estate agent can recommend reputable home inspectors. Friends and relatives are handy for that too. And you can rely on online resources such as the American Society of Home Inspectors’ find a home inspector tool, which lets you search by address, neighborhood and metro area. You’ll want to interview at least three inspectors before deciding who to hire. Ask each one questions like:

Are you licensed or certified? Inspector certifications vary by state. Not every state requires inspectors to be licensed and various licenses can indicate different degrees of expertise.

How long have you been in the business? Look for someone with at least five years’ experience.

How much do you charge? According to Home Advisor, the average home inspection runs about $315. For condos and homes under 1,000 square feet, it’s more like $200. Homes over 2,000 square feet can cost $400 or more.

What do you check, exactly? Know what you’re getting for your money.

What don’t you check, specifically? Some inspectors are more thorough than others.

How soon after the inspection will I receive my report? Home inspection contingencies require you to complete the inspection within a certain time period after the offer is accepted, usually 5-7 days, so you’re on a clock. A good home inspector will provide you with the report within 24 hours of the inspection.

May I see a sample report? This will help you gauge how detailed the inspector is and how they explain problems.

Show up for the inspection and bring your agent.

It’s inspection day, and the honor of your presence is highly recommended. Even though you’ll receive a report summarizing the findings, being there gives you a chance to ask questions and learn the inner workings of the home.

Block out two or three hours. The inspector will survey the property from top to bottom, including checking water pressure, leaks and plumbing, whether door and window frames are straight (could be a sign of structural issues), whether electrical systems are up to code, whether smoke and carbon monoxide detectors are working, whether appliances work properly. Outside, they will look at things like siding, fencing and drainage.

The inspector might also be able to check for termites, asbestos, lead paint or radon although these tests may come at an additional charge.

Get ready to negotiate.

Once you receive the inspector’s report, review it with your agent. Most sales contracts require the seller to fix: 

• Structural defects

• Building code violations

• Safety issues

Most home repairs, however, are negotiable. Be prepared to pick your battles: Minor issues, like cracked switchplates or loose kitchen faucets, are easy to fix on your own. You don’t want to start nickel-and-diming the seller. 

If there are major issues with the house, your agent can submit a formal request for repairs that includes a copy of the inspection report. Repair requests should be specific. Instead of saying “repair broken windows,” a request should say “replace broken window glass in master bathroom.”

If the seller agrees to make all of your repair requests: They must provide you with invoices from a licensed contractor stating that the repairs were made. Then it’s full steam ahead toward the sale.

If the seller responds to your repair requests with a counteroffer: They will state which repairs or closing credits the seller is willing to make. The ball is in your court to agree, counter the seller’s counteroffer or void the transaction.

At the end of the day, remember to check in with yourself to see how you’re feeling about all of this. You need to be realistic about how much repair work you’d be taking on. At this point in the sale, there’ll be a lot of pressure from all parties to move into the close. But if you don’t feel comfortable, speak up.

Trust your inspector, trust your gut and lean on your agent— they have the experience to support your decision-making and that’s something to feel good about.

Source www.houselogic.com/buy/how-to-buy-step-by-step/home-inspection-what-to-expect