The Scoop on Home Inspections

It is never a good idea to purchase a home without the benefit of a home inspection.  After all, we are talking about investing large sums of money in the property.  The purpose of a home inspection is to identify items of concern as well as safety issues associated with a property.  In addition, the inspection can give a buyer (or seller) a better understanding regarding a home’s condition.  No home is going to be perfect --- not even new construction.  Having an inspection is a means to identify acceptable risk.

So, what’s the scoop on the basics?  First, a home inspection should be completed by a full-time professional inspector or housing contractor who is either licensed (varies by state) or certified by ASHI (American Society of Home Inspectors).  Additional educational preparation is desirable, such as having an inspector who is also a accredited in laser thermography, which allows him/her to take temperature and moisture readings.  This is not a process when you want your third cousin once removed, who used to do sheetrock work, to take care of the inspection for you.  Most Realtors have at least three or four “go to” inspectors who are trusted, with literally hundreds of inspections under their belts.

Second, it is important to know what the inspection will and won’t cover.  A good home inspection will include a thorough visual inspection of the structure, inside and out, and from the foundation to the roof.  Even minor items such as a crack in the driveway should be documented in the inspection report.  Most inspectors will not only document any issues found, but they typically will also note items to watch over the short term.  Some will provide a maintenance guide as well.  The inspection main focus will be on the major systems in the property, i.e., mechanical and electrical.  Product dates and serial numbers will be documented.  If appliances are included in the sale, they will be operated to assure proper functioning.  Sometimes, the inspection will identify items that might require additional experts.  For example, a common scenario might involve the heating & air system.  An inspector will check the inside and outside components and will measure “differentials,” the range of temperature difference between the return and the vented air.  If the differential is low (e.g., below 17 degrees), then the inspector may recommend that the buyer ask an HVAC professional to do further inspections to determine if there is an insufficient charge on the system, leaks present, or other maintenance issues.

Overall, an average home inspection for a 2000 SF home takes around 2 hours, more if the home is an off-ground construction, since the inspector will have to don hazmat gear and crawl under to explore all the places you really don’t want to go.    For a price tag of between $250 – 350 for most Savannah area homes, an inspection will give you peace of mind about the following:

Exterior	Interior	Structural	Systems
Roof Gutters Windows Doors Siding & Trim Grade Driveways, Walkways, Deck	Doors Fireplaces (limited) Ceilings & Walls Appliances Included in Sale	Foundation Framing Floors Attic Crawlspace (must have 18” clearance)	Plumbing Fixtures Water Heater Electrical Service Panel Electrical Outlets Heating & Air

The price tag is a good value.  The inspection report meets objectives beyond curiosity.  It provides the foundation for negotiation as well as documentation for home warranty purposes.  If you have further questions about inspections, contact me.  I’ll be happy to give you more information and/or a referral to an excellent local inspector.