Let’s talk about Home Inspections
As part of your home buying journey, you will have the opportunity to have a home inspected. Sounds pretty official, doesn’t it? So let’s talk about what what Home Inspections are and are not.
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What is a Home Inspection?
A home inspection is a visual examination of the structure and systems of a home or condo. As a buyer you will hire the home inspector of your choosing. In Massachusetts the home inspections are completed usually after your Contract/Offer to Purchase is accepted and before the Purchase and Sale Agreement has been finalized. In Massachusetts your real estate agent is required to provide you a copy of Facts for Consumers about Home Inspections - this is a very helpful resource.
Choosing your home inspector?
The home inspector is a generalist in all systems. The inspector’s focus is to look for potential safety and maintenance problems, but they can only inspect visible or exposed systems or structure. An inspector will estimate or try to determine the age and conditions of systems so the home buyer has an idea how long before a system may need to be repaired or replaced. If something is beyond their scope or licensing, the home inspector will generally refer you to a specialist or licensed tradesperson.
You have the right to choose any home inspector you would like. If you have a friend who has one to recommend, please ask them for a referral. Or ask your real estate buyer’s agent where to find one.
Scheduling the inspection?
Generally you want to call to schedule the inspection as soon as possible after your offer to purchase is accepted. Most inspectors book up quickly especially on weekends so you might need to be flexible.
Who pays for the home inspection?
As the home buyer, you pay for the home inspection. When you call to schedule, ask the cost of the inspection and how they expect to be paid (check, credit card, cash). The cost of the home inspection varies but usually falls between $500 and $1,000.
Your role during the home inspection?
This is your time! You are paying for it. It is really important for you to be at the inspection and to pay close attention to what the inspector says and shows you since this is your best opportunity to determine if this house meets your expectations! You also can ask the inspector questions about how stuff works - they usually know.
The inspector will take photos and make notes during the inspection that will go into the final written report. This report is important to review after the home inspection to remind you what you saw. The inspector usually is available for follow-up questions if something doesn’t quite make sense to you.
If you have enthusiastic friends or family members who want to see your future home, please ask your real estate agent to make arrangements for them to see the home at another time. Your home inspection is just too important for any distractions.
What happens when problems are found?
The purpose of the home inspection is to provide facts about the property. All properties are imperfect and it is the home inspector’s job to find them. But some homes certainly have more problems than others.
If the home inspection reveals major problems or more problems than you are comfortable with, your option is to purchase the home or not purchase the home.
Generally in the case of safety issues, or if a system or part of the home has failed, you can ask the seller to make repairs or to adjust the sales terms/price so you have funds to make repairs after purchase, but please keep in mind the seller is not required to agree. If the problem is previously undisclosed and the seller expects it will come up in any future home inspection, the seller likely will be amenable to either repairs or reasonable renegotiation.
It is best to not request for trivial repairs or for the seller to repair everything in the written inspection report. The seller may become angry or not take you seriously as a buyer - this happens quite frequently with first-time home buyers. Don’t be that buyer.
Should I waive the home inspection?
All homes, even new construction, have imperfections. Unless you are demolishing the home down after purchase, I strongly recommend having the home inspected. The inspector is unbiased and doesn’t have an emotional attachment to the home and is trained to find or see things you may not.
I have a friend in the building trades, can they inspect the home?
Your friend can look over the home to see if they spot any issues, but I do not consider relying on a building tradesperson a substitute for hiring a home inspector.
A home inspector is licensed by Commonwealth of Massachusetts and has completed extensive education and more than 100 inspections prior to being fully licensed. Most people who work in building trades know a lot their areas of expertise, but generally are not able to inspect every system or structure as well as the home Inspector.
What other inspections might be recommended?
This all depends on the property features and condition and your needs. You may want to consider any of the following inspections at your expense:
Lead Paint Inspection
Radon Inspection
Well Water Testing and Inspection
Structural Inspection
Mold Inspection
Pest inspection
The only inspections usually completed and paid by the home seller are Title V/Septic Inspection (if home has private sewerage) and Smoke/Carbon Monoxide Detector Inspection. Both these inspections are required by law as part of the home sale process which is why these usually are the seller’s responsibility.
Ready to get started? Work with an ABR!
There is definitely a lot to know about the home buying process! Make sure you have an Accredited Buyers Represented (ABR) like me to help you every step of the way! Do you have more questions about the home inspections or home buying? Ask me anything!
