HomeInspectionTips

Home Inspections Buyer-Beware.

Home Inspectors dont need a License! 01/11/2009
Comment(s) Home buyers have it drilled into their heads
that they need to get a home inspection. In Utah, for
example, real estate agents advise home buyers to do a
home inspection 15 ways from Sunday. Our purchase
contracts contain two pages that talk about doing a home
inspection, and those two pages are repeated in the buyer's
broker agreement. That's just for starters. A home buyer
does not close escrow without hearing about the need for a
home inspection. But what does a home inspection report
disclose? Home buyers are often clueless about home
construction and its components, and have difficulty
deciphering home inspection reports. Many don't know how
to figure out which types of defects are serious or whether
their home inspector checked all the essentials. But, by
George, they got that home inspection!

Home Inspection Checklist Comparisons
All home inspections are different and can vary dramatically
from state to state, as well as across counties and cities.
Much depends on the home inspector and which association,
if any, to which the home inspector belongs. Because I am
most familiar with home inspections conducted in
accordance with the standards of practice established by
the Association of Certified Home Inspectors, the following
information is based on ASHI guidelines.

Home Inspection Checklist of Items Not Inspected
Understand that Utah home inspectors are not licensed, nor
are they licensed in many states. However, a home
inspector's standard practice typically does not include the
following, for which a specific license to inspect and identify
is required:

Asbestos
Radon, Methane, Radiation and Formaldehyde
Wood-Destroying Organisms
Mold, Mildew and Fungi
Rodents
Lead

General Home Inspection Checklist Items

Structural Elements.
Construction of walls, ceilings, floors, roof and foundation.

Exterior Evaluation.
Wall covering, landscaping, grading, elevation, drainage,
driveways, fences, sidewalks, fascia, trim, doors, windows,
lights and exterior receptacles.

Roof and Attic.
Framing, ventilation, type of roof construction, flashing and
gutters. It does not include a guarantee of roof condition nor
a roof certification.

Plumbing.
Identification of pipe materials used for potable, drain,
waste and vent pipes. including condition. Toilets, showers,
sinks, faucets and traps. It does not include a sewer
inspection.

Systems and Components.
Water heaters, furnaces, air conditioning, duct work,
chimney, fireplace and sprinklers.

Electrical.
Main panel, circuit breakers, types of wiring, grounding,
exhaust fans, receptacles, ceiling fans and light fixtures.

Appliances.
Dishwasher, range and oven, built-in microwaves, garbage
disposal and, yes, even smoke detectors.

Garage.
Slab, walls, ceiling, vents, entry, firewall, garage door,
openers, lights, receptacles, exterior, windows and roof.


Home Inspection Checklist Items Needing Service

Home inspection reports do not describe the condition of every
component if it's in excellent shape, but should note every
item that is defective or needing service. The serious
problems are:

Health and safety issues
Roofs with a short life expectancy
Furnace / A/C malfunctions
Foundation deficiencies
Moisture / drainage issues

Home Inspection Checklist Items Sellers Should Fix If you
have a choice, it is smarter to hire your own contractors and
supervise repairs. Before issuing a formal request to repair,
consider the seller's incentive to hire the cheapest
contractor and to replace appliances with the least
expensive brands.

Although home inspectors are reluctant to and, in many
cases, refuse to disclose repair costs, call a contractor to
determine the scope and expense to fix minor problems
yourself. No home is perfect. Every home will have issues on
a home inspection. Even new homes.

A repair issue that will be be a deal breaker for a first-time
home buyer, causing the buyer to cancel the contract, will
not faze a home buyer versed in home repair. Talk to your
agent, family, friends and call a few contractors to discuss
which types of defects are minor. Perhaps a simple solution
is available such as replacing a $1.99 receptacle, which can
resolve many outlet problems.

Pat yourself on the back, too, for getting a home inspection.
Some buyers feel a home inspection is unnecessary,
ecspecially if they are buying new construction. If a light
switch doesn't work or the air conditioner blows out hot air,
those are problems you can see and test. The problems that
aren't readily identifiable to you such as code violations, a
furnace that leaks carbon monoxide or a failing chimney, are
the types of defects a home inspector could identify in a new
home. Builders' contractors make mistakes, too.