One of the most important elements of the Cincinnati home buying experience, and perhaps the most stress inducing portion of the process, is the home inspection.  In Part One of this series, I shared with you this thought: Just because the inspector wrote down a “problem”, that doesn’t make it so. Some “problems” are nothing more than items that can be fixed with a screw driver or by pushing the re-set button on the GFCI outlet. An inspection report that lists 5 or 6 of these types of “problems” nearly inevitably causes a nervous home buyer to doubt his purchase decision. Look objectively at the report. Dirty gas fireplaces can be easily cleaned by a homeowner. Smoke detectors can be installed after you move in. Wobbly banisters serve no real threat to your health. Just get out the screwdriver.

The purpose of the inspection is to determine if the home has any material defects that were not immediately visible when we toured the home together. What are we concerned with?  Roof condition, termites, radon, non-functioning windows that may prevent an escape in case of fire are good examples. A good inspector should be able to help you understand the difference between real issues, and items that should probably be done at some point….like adding an extra smoke detector in the upstairs hall for example.

Your home inspector is not supposed to be there looking for little bits of problems. He is there to identify major fixes, and major problems.  The purpose of writing down wobbling ceiling fans and loose banisters is to help you “perfect” the imperfect home.  These are not written down to give you a list of items to present to the seller. A wobbling ceiling fan should not affect your decision to buy your home.

Now that we have wrapped our heads around the purpose of the report, and the very real fact that we will need to go line item by line item, making a clear determination between fact, opinion, safety and a weekend minor chore list, let’s talk about what else can happen.

Why Didn’t He Find This Problem?

During the 2 or 3 hours that you and your inspector are together, your inspector may miss a few things. Why? Some problems can not be found unless you actually live in the home. A good example is  hot water distribution in the home if two showers are being run. Drippy faucets can materialize at any time. Leaks can develop after you move in and certain conditions arise…..like a wind storm a month after you buy the home.

The “Last Man In” Theory

It has happened that an inspector discovered a leak in the roof that could be fixed with securing shingles, or correcting a problem with flashing. Bring in the roofer that recommends a new roof. Why? The “Last Man In”.

The “Last Man In” theory is this: The last guy to work on a problem is reluctant to just “fix”, he would rather replace. He doesn’t want the exposure of liability, real or imagined, because he was the last guy to touch it.

Just another thought: in the winter, your inspector can not test the air conditioner. If we are having a snowy winter, the roof may not be clear for weeks. When we are experiencing a hot, sticky summer day, the furnace will not be flipped on.  Problems can manifest later. Wind can be damaging and ground settles. Motors on garbage disposers and trash compacters can give out. I’ve never been able to make sense of the life span of a water heater.  I’ve had them last 20 years and I have seen them go in less than 10. Your inspector doesn’t have a crystal ball.

Different Opinions

There is more than one way to build a home. On the Cincinnati market today are homes built what we might call “Good”, “Better”, “Best”.  All are acceptable.  If you are purchasing a 10 year old $150,000 home, it’s probably “Good”. An inspector might call out something that is “Best” because it is his opinion that all homes should be constructed a certain way or contain a particular feature.   If your home is built to code, the seller doesn’t have to make design changes to make the home “Best”. Bring in a contractor and his opinion may differ on how something should be done that was not noted on an inspection report. Remember, you have two different opinions because the two sets of eyes are coming from different approaches.

You home inspector is giving your home a general, overall visual sweep.  He will not light the pilot light on water heaters, pull apart the furnace, or conduct an extensive mold test. He will generally recommend HVAC and fireplace cleaning.  He will not perform any invasive tests.

Remember that your inspection, even if no real material defects are found, is not going to eliminate any and all future issues. When I bought my home in 2000, my favorite inspector performed a very good inspection. However, within the first 12 – 14 months my dishwasher leaked, the ice maker stopped making ice, the A/C didn’t work the following summer, the water softener stopped working and the garbage disposal quit and needed to be replaced. 

I hope this helps you understand what to expect at your home inspection. The home inspectors that we can recommend will try to do a good job for you. They are here to help. Let’s just be sure to take the report, one item at a time, always keeping in mind the purchase contract language and intent of the inspection contingency, and keep the emotion out of it. I bet you’ll find that the stress just melts away and you will enjoy the home purchase process even more.

More Cincinnati real estate information can be found at RealCincy.com

You may have other questions, but here are a few to get you started, so you feel confident in your choice of inspector.

What Will You Inspect? What Does the Inspection Cover?

Electric, plumbing, and structural?  What about targeting areas of concern like fireplaces, HVAC, or the roof?  Make sure you understand the inspectors scope of practice, or the degree to which he will inspect the systems of the home.  In other words, he probably won’t light the pilot light on the hot water heater, but will he run the dishwasher?

How Many Years of Experience Do You Have?

Your inspector should be able to tell you his history in the profession, and perhaps provide referrals if you ask.  Remember that “new” doesn’t mean “not qualified”.  Your new inspector has probably received the latest training, or he has an experienced partner to assist.  Just gauge his confidence in himself, and your confidence in his answer.

Are Other Inspection Services Available?

You may want to obtain a radon inspection, or a wood boring insect inspection. Lead based paint may be a concern.  Ask your inspector for direction on those items of concern.

Have You Completed a Certification Program?

Be sure your inspector is a certified ASHI member, or another similar, professional society with membership requirements.  The American Society of Home Inspectors is the largest, oldest, and most well known society of inspectors, with a common goal of customer service, and promoting the importance of a quality inspection.

How Much Time Does the Inspection Take?

Generally, a home inspection is a 2 – 3 hour process. This much time is necessary to do a truly complete inspection of a “typical” home, and make appropriate notes.  Ask your inspector how much time he allows per home.

How Much Do You Charge?

Costs will vary from one area of the country to the next.  In this area, expect approximately $275 – $500, depending on the size of the home, and the scope of the inspection.  It is money well spent when you consider the overall price of your home, and that you now have a better understanding of what you are buying.

Do You Mind If I Attend The Inspection?

This is your investment, and your opportunity to get to know the home.   No home is perfect. All homes have “quirks”. You need to be there. If the inspector hesitates, or discourages you from attending….you called the wrong inspector. Move on!
What Type of Report Do You Provide & When Will I Receive It?

Some inspectors take photos, others do not.  You may not find that to be necessary if you attend the inspection.  You can bring a camera if you want. Some inspectors use a checklist, and write in a few notes.  Others go back to their office and provide a narrative report via email the next day.  There is no right or wrong answer to the question.  You just need to know what to expect, and when to expect it.

Will You Offer Me Tips, Or Point Out Maintenance Items?

Your home inspector should know why he is there.  Remember, this is not the opportunity to “nit pick”, presenting a demand list of minor repairs to a seller. This is not the time to discuss cosmetic errors, and maintenance items, holding the seller hostage to numerous “nickel and dime” fixes. Some inspectors, in an effort to serve the customer, will cross the line, and start to give advice about how to negotiate the contract for the repairs. Smile, Nod, and walk away.  That is not why he is there! I had one guy recently that counseled my buyers to negotiate on the whole house painting project, when we had already taken that into consideration on our initial offer! Didn’t THAT open a whole can of worms!

Your inspection is to determine the physical material condition of the home, uncover hidden defects, and give you the opportunity to request repairs of the seller.

But a good inspector will be able to point out a few items that could use attention, and offer suggestions for maintenance to keep your home in tip top shape. That’s good advice to take, so be sure to take notes if it’s not included in a “tips” portion of the final report.

I hope you found this information helpful, and it has shed the light on the home inspection process, and given you a couple of good tips for hiring your next home inspector.

More Cincinnati real estate information can be found at RealCincy.com