You will be able to schedule your inspections at the bottom of this page, but PLEASE DO NOT SCROLL TO THE BOTTOM WITHOUT READING THIS ENTIRE PAGE! We know…reading stinks…but this is really important stuff!
The property inspection is one of the most important stages of the purchase process. This can also be a time when emotions and stress become elevated. Our job is to guide you through the inspection process, and give you the resources you’ll need to make good decisions.
You are free to use whatever inspection company you wish. We will also be giving you some references of companies we use consistently, but please keep in mind that we cannot warrant or guarantee the work done by the professionals we refer, in the same way you wouldn’t expect a friend to warrant or guarantee the work done by a dentist they refer to you. Also, it is important to know that we do not get anything from the professionals we refer (no “kickbacks”, referral fees, etc)…except the confidence that they’ve done a great job for our clients in the past.
A few key points to know about the inspection process:
1. No property is perfect & all properties have issues – this is very important to know, and it is without exception…even new build homes have issues. Most issues are minor and some are major. We will sort through the issues (and there will be many) together and see which ones are major and which are minor according to a professional, licensed inspector.
2. Don’t sweat the small stuff – its usually best to focus primarily on big issues that are costly to fix. Zero in on the “biggies”…in other words, don’t “trip over dollars to pick up pennies”. The Inspection Report is NOT meant to be a list of items that you ask the seller to correct. It is meant to be the process of proper due diligence to A) discover any bigger issues that need to be addressed and B) give you proper expectations regarding what it will take to maintain the home.
3. The inspection report will likely be 50+ pages – we like to make our clients aware of this upfront because it can be intimidating. There will be a lot of items that are cited in the report…and ‘close up HD’ pictures of issues that can make the house look like its in awful shape. After reviewing the report, many people feel like they’ve gone under contract on a house that is about to fall down! But the reality is most issues are usually minor and can be taken care of by either the buyer, the seller, or a little bit of effort from both with minimal out of pocket expense.
4. Inspectors know a little about a lot – inspectors are NOT specialists. This is a common misperception perpetuated somewhat by HGTV! They are not electricians, nor plumbers, nor engineers, nor roofers, etc. So, it’s quite likely the inspector may call for further investigation by a licensed specialist should they find something questionable…which can be an additional cost to you. So the inspection can occur in several stages, over several days.
5. Inspectors are human too – the inspectors we work with on a regular basis are great. They’re very specific and they uncover issues that both ARE a problem and could BECOME a problem. Nonetheless, inspectors miss things too. There’s no inspector who catches 100% of everything…that’s just the nature of property inspections. If you took your car to three different mechanics, you’d probably get three different opinions…properties and inspectors are no different in that regard.
6. Discovery versus Diagnosis – the inspector’s main job is to discover issues, not to diagnose them. In other words, many times if they discover an issue it will take further investigation by a licensed professional in that area (ie. roofing, electrical, pluming, engineering, etc) in order to actually get a full diagnosis of the issue. This can oftentimes be an additional cost to you if it is required.
7. What can we ask for the seller’s to do – the answer is whatever you want! But, in general there are 2 Main Categories that we have success in negotiating on the inspection. You as the buyer are free to ask for whatever you feel is needed, but through the years, we have noticed that these are the 2 Categories where we have good success:
- Health & Safety Issues – this category pertains to items that could potentially present a health or safety risk. For example high levels of Radon. If there is a health & safety issue, most sellers are willing to make repairs or grant a concession in order to correct issues like these.
- Functional & Condition Issues – this category pertains to items that are not functioning properly or have a very poor condition, that we didn’t know about when we went under contract. So, if the inspector discovers that the dishwasher leaks, that would be a good example of a “Functional Issue” that we didn’t know about. But if we can readily see that the condition of the windows is that they are single pane and very old, and if we negotiated the price with that in mind, we need to go into the inspection knowing that we’re buying a home with windows that probably need to be replaced. If the inspector reports that the windows need to be replaced (which he / she will), we have to be ok with it without then trying to negotiate further with the seller about the windows.
8. Inspection Disclosure – we will be sending you an Inspection Disclosure which gives you a list of all the inspections we recommend in addition to the General Inspection. We realize that if you did all of them, it would cost close to $4,000…but as your Advisor, we have to let you know that we do indeed recommend every last one of them. Most clients don’t do them all, and that is understandable. Ultimately the choice is yours…you can do none of them, all of them, or some of them.
Here is a “menu” of the Primary Inspections we recommend upfront:
General Inspection (usually $500…based on size & age of property)
Sewer Scope (usually about $200)
Radon Test (usually $115)
There are others, and you’re free to do as many or as few as you like. Its usually best to wait to see the results of the General Inspection to decide whether these Secondary Inspections are necessary or not:
Roof Certification (usually about $200)
Furnace Certification (usually about $200)
Lead Based Paint Test (usually about $750)
Mold Test (usually about $700)
Asbestos Test (usually about $300)
Termite Inspection (usually about $200)
To get started with the home inspection process, please click “Schedule Your Home Inspection” below now and fill out the form…it will only take you about 3-4 minutes.
We look forward to guiding you through the property inspection process!