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When shopping for a home, it’s important to know not only the type (single family, condo, townhome, etc) and style (2 story, ranch, bungalow, craftsman, etc) that you’re looking for, but it’s also important to know if you want pre-existing or new construction. If you’re looking at pre-existing, you need to consider the age and condition of the home, how much work you’re willing to put in, not just monetary, but physically – are you going to do it yourself, or are you going to contract it out? If you’re looking at new construction, do you have a specific builder in mind, certain features (green features, larger yards, builder concessions) All of these are key factors when shopping for your ideal home, so having an idea of what you want when you start looking helps to narrow down choices very quickly. Knowing your needs, must haves and “can live without’s” is imperative in today’s market. Once you have your pre-approval (or cash), find your ideal home and get your offer accepted, then comes the next step: inspections.
I will never not recommend an inspection, however it is ultimately up to you, the buyer, to make that decision. In new construction homes, these are often done by a representative of the builder, but you, as a buyer have the right to choose your own inspector, but it may come as an additional cost. With pre-existing homes, you also have that right, and this is an expense paid outside of closing. Inspections are a very important aspect of the buying process because they reveal a lot of information about the property that often can’t be seen with an untrained eye. I recently spoke with Alex Picciuolo, owner of Ronin Inspections, to get an inspector’s take on why these are so important; we broke it down to frequently asked questions:
What exactly is an inspection?
A home inspection is a limited, non-invasive examination of the condition of a home. It can be considered a “snapshot” of the condition of a home at the time of an inspection. Home inspections should be conducted by a home inspector who has training and certifications to perform home inspections.
Why are inspections important?
A thorough home inspection can and will reveal important information about the condition of a home and its systems. This makes the buyer aware of what costs, repairs, and maintenance the home may require immediately, and what may be expected over time.
What do you look for in an inspection?
I follow the ASHI (American Society of Home Inspectors) standards of practice. This standard is exhaustive, but the key points of a home inspection can be summed up as follows:
Grading, Walkways, Porches/Decks: A home inspection will include an evaluation of the lot on which the home sits. Your inspector will look for soggy areas in the yard and see if drainage is flowing away from the house.
Structural Components: An inspector will assess and evaluate the condition of the foundation, crawlspace or slab, and framing of the building. This is done visually and sometimes using specialized tools, such as an infrared camera.
Roof: When evaluating the condition of a roof, home inspectors look at the entire system, including shingles, flashing, and skylights. They’ll identify weak spots, loose shingles, and signs of aging and decay, as well as note the overall condition of the roof. Typically, an age estimate is not done by an inspector, because many factors can cause premature roof wear.
Exterior Components: An inspector will then evaluate the rest of a home’s exterior. This includes siding, soffit, fascia, porches, balconies, walkways, railings, decks/patios, and driveways. If anything needs repairs or repainting, it will be noted in the inspection report.
Interior and Attic: Once inside the home, an inspector will detail the condition of the walls, ceilings, floors, windows, doors, stairs and railings. In the attic, inspectors will observe the structure of the roof, check the condition of the insulation, assess the attic ventilation, and he or she will carefully examine for signs of leaks.
Electrical: The electrical system of a home is also inspected. Switches are tested, and malfunctions are noted. An inspector will check to see how the electric panel looks and if the outlets have been grounded.
Plumbing: Components of the plumbing system, including pipes, drains, water heaters, sump pumps, and sewer lines will be evaluated.
Heating and Cooling Systems: An inspector will also check the heating and cooling systems in the house (HVAC) to ensure they are in proper working order. If there is a furnace or fireplace installed, a basic visual inspection of these items will also be covered. SC home inspectors are not permitted to do more than a basic function and safety check of a HVAC system. A more detailed and invasive inspection may be recommended by your home inspector.
Are there differences in inspecting a single-family home, a condo, or a town home?
Other than the obvious difference in building types, the inspections of each are virtually identical. The elements of each that are accessible will be evaluated during a typical home inspection.
What are the most common things you find during an inspection?
Honestly, there are no “common” items. Personally, I find a lot of plumbing issues concerning copper or polybutylene supply pipes, toilets that are loose or that have corroded parts, and drain leaks. On electrical systems, I have identified defects ranging from dangerous panel boxes (Federal Pacific Stab-Lok) to dangerous DIY electrical installations. The majority of “fix and flip” homes that I inspect, for example, have many issues that have been covered up and might not be identified by someone who is not familiar with home building methods.
What does an average inspection (not necessarily YOUR cost) cost?
A SC home inspection ranges from $350-$800 depending on location, accessibility, size of the home, and scope of the inspections desired.
Some inspectors are more detailed than others; what is the difference in reporting methods?
I feel that a “narrative” type inspection forces the inspector to tailor each inspection to his or her clients. For example, if I am doing an inspection for an investor who buys a lot of homes, I might use more technical jargon or language. For the average buyer, I prefer to use easy to understand terms and I will be more detailed about what defects I have found.
Some buyers choose to waive inspections; why is this a bad idea and what can be the consequences?
A person can fall in love with a home for various reasons. They might love the size of the home, an open floor plan, the home’s exterior aesthetics, or the layout of the kitchen. While the home may look to be in excellent shape, the home’s appearance can hide many problems. You need an inspector to thoroughly examine the attic and the crawl space. The inspector may discover expensive problems that are not always apparent when you view the home with a real estate agent. On average, inspections that I perform typically reveal between $2000 to $5000 worth of defects that require repair or replacing.
What additional information would you like to add?
The ASHI Standards helps guide the inspector during the home inspection and ensures that their client will receive a thorough and effective inspection. As an inspector who follows the ASHI standard, I encourage everyone involved with the home buying process to review the Standard of Practice to completely understand the home inspector’s role in the home buying process. A home inspection agreement should cover these standards and inspectors should ensure that their clients understand fully the scope of a home inspection.
