Buying a home is one of the biggest investments most people will ever make. When you’ve found a house you want to purchase, it’s important to have a professional home inspection done before closing on the sale. A thorough home inspection can help you understand the condition of the home, identify any repairs that may be needed, and potentially uncover issues you may not have noticed on your own.
Having an inspection performed by a certified, experienced home inspector is crucial. Don’t rely on a quick walk-through by your real estate agent or a report from the sellers. You need the unbiased, expert eye of a professional inspector to thoroughly evaluate the property inside and out.
Here is a guide on what to expect during a home inspection, how to choose the right home inspector, questions to ask, what the report will cover, how to handle repairs, and reasons you don’t want to skip this important step:
The Home Inspection Process
A standard home inspection takes 2-3 hours to complete, sometimes longer for larger homes. The inspector will arrive with their tools and equipment to conduct visual examinations and tests of the home’s major systems and components.
As the buyer, you have the right to follow the inspector during the inspection or you can choose to wait until they are finished. Some buyers find it helpful to be present during the inspection so they can see issues first-hand and ask questions as they go.
Here are the basic steps of a home inspection:
Exterior inspection
The inspector will study the roof, chimneys, siding, windows, doors, decks, driveways, walkways, drainage, grading issues, etc. They will look for cracks, leaks, damage, or improper installations.
Interior inspection
The inspector will evaluate ceilings, walls, floors, doors, windows, cabinetry, sinks, faucets, appliances, outlets, and fixtures in each room. They test functionality, look for stains, assess age and wear, and check for leaks, drafts, or other problems.
Systems inspections
The inspector will assess the home’s systems including structural foundation, electrical, heating, and cooling, ventilation, plumbing, and well/septic if applicable. They will test functionality, determine ages, and look for damage or improper installation issues.
Ventilation inspection
The attic, crawl spaces, and basement foundation will be inspected. The inspector looks for water intrusion signs, insulation levels, ventilation, installation flaws, drifting, animal or insect infestations, etc.
Safety inspection
Smoke alarms, carbon monoxide detectors, door/window locks, and other safety features will be tested.
Inspectors may use a variety of tools during the inspection like moisture meters, outlet testers, thermal imaging cameras, endoscopes, carbon monoxide detectors, etc. This equipment helps them thoroughly evaluate the home.
After visually examining the home’s systems, structure, and components, most inspectors will provide a summary of their findings with you verbally at the end of the inspection. Be sure to ask any clarifying questions at this time before the details slip your mind.
Choosing a Certified Home Inspector
There are a few different certifications for home inspectors, but you want to look for a professional who has earned certification through a respected program like:
- ASHI – American Society of Home Inspectors
- InterNACHI – International Association of Certified Home Inspectors
- NAHI – National Association of Home Inspectors
These programs require inspectors to meet education requirements, perform a certain number of paid inspections, pass exams, obtain errors and omissions insurance, follow codes of ethics, and pursue continuing education. This helps ensure inspector competence.
Beyond certifications, look for an inspector with ample experience – preferably inspecting homes similar to the one you’re purchasing. They should have in-depth knowledge of building codes and inspection standards. And of course, excellent customer service skills are a must. Reviews from past clients can give you a sense of their expertise and professionalism.
Ask About Their Inspection Process
When interviewing home inspectors, there are some key questions you should ask:
- What systems, areas, and components will be included in your inspection? Will anything be excluded?
- Which tools and equipment do you use during inspections?
- How long will the inspection take? Do you expect me to be present the whole time?
- When/how will I receive the written inspection report? Can you provide a sample report?
- What kind of warranty comes with an inspection? What is your policy if something is missed?
- Do you offer any repair cost estimates or referrals to contractors?
- How much experience do you have inspecting homes in this area and of this age/style?
- What professional certifications do you hold? How do you continue your inspector education?
Gaining an understanding of their process will help set proper expectations. Be sure they will inspect every area thoroughly and provide the full detailed report soon after completion.
What’s in the Home Inspection Report
The home inspection report provides a detailed summary of the property’s condition, any issues found, how urgently they need to be addressed, and repair recommendations.
While reports vary based on the inspector, they generally include:
- Overview of major systems, structure, and components inspected including their current quality and condition, estimated useful remaining life, and significant defects found
- List of major concerns, more minor flaws, maintenance recommendations, and items needing repair or replacement. Each will be categorized based on severity.
- Detailed explanations of all issues, their exact location, the extent of damage/wear, and potential consequences if not addressed
- Photos documenting issues
- Suggested repairs with estimated costs if possible
- Summarization of safety issues, major defects requiring urgent attention, and areas where professionals should be consulted
- Standard forms and checklists typically used during inspections
It’s a substantial amount of valuable information. Thoroughly examining the report helps you make informed decisions and catch issues that could become major problems later on. Don’t hesitate to call your inspector for clarification on anything you’re unsure about in the report.
Negotiating Repairs
Once you have the home inspection report, you’ll have an objective overview of the repairs needed. It’s common to request the seller to make certain repairs after reviewing inspection findings. Your real estate agent can advise you on typical repair requests and negotiations in your local market.
Some minor flaws or routine maintenance items you may wish to take on yourself as the buyer. However significant, costly, or complex repairs should fall to the seller. Be reasonable – asking sellers to take on an exhaustive repair list often derails deals. Focus requests on:
- Major defects like foundation cracks or major roof repairs
- Immediate safety hazards
- Repairs for code violations
- Functional issues like broken appliances or water intrusion
Back-up requests with evidence from the inspection report. You can ask sellers to either make repairs/replacements themselves before closing using licensed contractors or provide a credit at closing towards the repair costs. Get any agreements in writing before closing.
Once you’ve reached an agreement on repairs, you may want the inspector to revisit and ensure the work was done properly – at the cost of the seller. Thoroughly check repairs yourself as well before closing.
Why a Home Inspection Matters
As excited as you may be about your dream home, don’t let that enthusiasm cause you to skip the home inspection. Without this expert evaluation, you won’t have full insight into what condition the home is actually in or what problems may be lurking.
Going through with a purchase blindly can end up costing you big time and turn your dream home into a nightmare. Catching issues ahead of time allows you to:
- Renegotiate the sale price if repairs are major
- Request sellers repair or replace defects before closing
- Adjust your budget knowing repair costs in advance
- Make fully informed decisions about taking on fixer-uppers
- Back out of deals on properties in poor condition
Yes, inspections cost money upfront. But they are infinitely worth it to help you avoid nasty surprises. The several hundred dollars investment seems minor when inspectors can catch issues that could cost you tens of thousands down the road.
Protect yourself, your investment, and your excitement about your new home by hiring an Arizona-certified home inspector you can trust. Let their expert eye and detailed inspection report shed light on the property before you close. Following their guidance will make for a smoother home-buying journey.