Home Inspection

Home Inspection (Survey)

Is a home inspection important? What type?

Your lender may require a pest inspection to make sure your new home is free of termites and other wood destroying insects. If the pest report mentions damage from an active or previous infestation the lender will ask you to hire someone to verify the structural integrity of the home. Neither of those inspections takes the place of a home inspection that examines the condition of the house and its components.

What Is a Home Inspection?
A home inspector evaluates the structure of the house, and gives feedback about other systems such as the roof, plumbing, electrical system, heating and air conditioning units, insulation, doors, windows and more.

Are Home Inspections Required?
Home inspections are an extra expense and usually optional, so do you really need one? Probably. Money might be tight for closing, but try to imagine moving in and finding out that the air conditioning unit isn't capable of cooling the house, or that portions of the electrical system are substandard, or that the chimney needs immediate repairs.

What if the Inspection Uncovers Problems?
First, your offer to purchase should have included a detailed statement regarding your rights to a home inspection. The standard contract used by real estate agents may give you the right to back out of a contract if a home inspection uncovers more problems than you are willing to deal with. If it does not, the wording should be added in the form of a contingency.

Don't assume the seller will make every repair you ask for.
They may refuse to make any repairs at all. Read your contract carefully before signing it so that you understand the rights and obligations of all parties. Never rely on a verbal agreement--agreements must be in writing to be valid.You should request to have written into the contract your right to arrange for a home inspection, as some sellers will not agree to this.

Where the property is being purchased 'as is', which is now how some new homes are sold, a home inspection may be critical - you will have the opportunity to bring defects to the seller's attention prior to completion. The home inspection is focused on taking in the actual state of repair of the home. In Florida anyone can call themselves a home inspector (and some do!) as it requires no professional qualification.

Who's the best person for the job?
Experienced inspectors have seen hundreds, or even thousands, of homes and have the routine down-pat. They know exactly what to look for, including all the little quick-fix tricks.

If possible, use someone with professional qualifications such as an engineer, architect or licensed contractor. Alternatively, it's advisable to secure an inspector through an organisation such as the American Society of Home Inspectors (ASHI) which has developed formal inspection guidelines and a professional code of ethics for its members. Membership to ASHI is not automatic: proven field experience and technical knowledge of structures and their various systems and appliances are a prerequisite. Also, you should ensure that the inspector has 'errors and omissions' insurance coverage.

The importance of securing a home inspection is further enhanced by Florida's building laws and regulations, which vary from county to county. In Tampa it is law that a potential buyer be made aware of the possibility of flooding in the area, thus avoiding hidden costs in the future. It also counters construction in areas that are prone to flooding.

Details of the Florida building code can be found at www.floridabuilding.org. In order to insure the checks are properly carried out make sure you ask the home inspector to check for these specifics. You may need to instruct a separate individual or firm to carry out the termite or other desired inspections.

I'm in love with this house, so it doesn't matter.
So much in love that you're ignoring problems? An inspector takes a clinical look at the house. You'll get only the facts, and that's what you need to make decisions about going forward with the purchase. If you don't really care what problems you might run into, go ahead. You're the only one who can determine how much time, energy and money you can devote to the house. But keep in mind that an inspection that uncovers safety issues can help you prioritize repairs.

It's a brand new home. There won't be any problems.
Maybe in a perfect world. New construction isn't always problem-free.

How to Hire a Home Inspector
Most states in the US offer little or no regulations for the home inspection industry. How do you find a qualified home inspector?

Ask for opinions.

If you are working with a real estate agent you trust, ask who they recommend. Agents deal with inspections every day. They know who the good inspectors are. However it has been known for an inspector to be recommended who then gives a clean bill of health to a house, to help facilitate the deal - think about it!!!!

What does the inspection cover?
What systems are covered in the home inspection?

Are there some services that require an extra fee, such as a septic inspection? A septic report is required for FHA and VA financing. Doing it at the same time as the home inspection is usually less expensive than bringing the inspector back again later.

Will you be given a detailed report with photos of problem areas? It should include a checklist showing results for all systems evaluated. It should also include reports in paragraph form.

Ask for a time estimate. A thorough inspection can take 3-5 hours or more.

If statements in the appraisal or pest report cause the lender to ask for a structural inspection they will expect that inspection to be done by a licensed professional.

Before you select an inspector find out what type of licensing the lender requires if a structural inspection is necessary. If your inspector qualifies, it may save you time and money since you won't have to hire a second person to verify structural integrity.

Important questions
Where was the inspector trained?
Does he or she attend continuing education classes?
Does the inspector belong to a professional organization? If so, what are the requirements for membership? Entry should require more than just an application fee.
Does the inspector carry Errors & Omissions insurance? This type of malpractice insurance may come in handy if the inspector overlooks a major problem.

On inspection day
It's best if you attend the inspection youself. Inspectors report all defects they find, no matter how minor. Home buyers sometimes get excited about minor problems simply because they don't have an understanding of what's really wrong. Witnessing problems first-hand will give you a better grasp of what is and is not an issue.

There is a fundamental difference between a home inspection and a walkthrough, both of which are equally significant and both can be a crucial part of the purchase process. The walkthrough is where the seller invites you to inspect the property so that you can both agree a checklist of any items to be repaired or replaced, and this is generally done before closing. In the home inspection, you arrange with a professional to inspect the property, normally before your walkthrough.

You should request to have written into the contract your right to arrange for a home inspection, as some sellers will not agree to this. Where the property is being purchased 'as is', which is now how some new homes are sold, a home inspection may be critical - you will have the opportunity to bring defects to the seller's attention prior to completion. The home inspection is focused on taking in the actual state of repair of the home. In Florida anyone can call themselves a home inspector (and some do!) as it requires no professional qualification.

In any event, securing such an inspection is hugely necessary in Florida given that one of its most problematic residents is the woodgauging termite which causes thousands of dollars' worth of damage. If buying a resale or renovation property then the termite inspection is the first port of call; although sellers are legally bound to make a buyer aware of any problems with the property that aren't visually obvious, (disclosure) they can easily plead ignorance once the transaction has been made.

It is sometimes a good idea to ask them in writing to disclose whether the property was ever inspected for termites, the results for those inspections, whether any repairs were ever made, whether the propert had been regularly treated and when it was last treated against termites ( which is a good thing). Following the expansion and boom of the property market in the 1980s there were many rush jobs and dodgy properties constructed, so there is a need to be vigilant with resale properties.

The Walkthrough

A walkthrough is different to the home inspection in that the seller provides you with an opportunity to inspect the property yourself before the final closing. The walkthrough is sometimes your only means of checking and ensuring that the seller has completed the construction to your liking. If you have already had a home inspection performed, it gives you an opportunity to ensure the repairs suggested by the home inspector are listed on the checklist. If a copy of the inspector's report was already provided to the seller, some of the items found by the inspector may be already been repaired. If you cannot attend the walkthrough and the seller will not accept the home inspector as your agent for purposes of the walkthrough, be aware that you should not simply agree to the reference provided by a real estate agent.

The buyer should have an agreed proxy and take the home inspector's report with them to check whether recommendations against the property have been implemented, and the buyer and seller then, as discussed above, agree a punchlist of things that the seller will agree to repair or change. However, most, if not all, developer contracts, will not allow the buyer to withhold any payment at the closing if these changes are not made before the closing. Such repairs may have to be made shortly after closing.

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Andrew Bartlett established and headed specialist British groups for two of Florida’s largest real estate Companies, which have advised thousands of Britons relocating and/or buying property in Florida. He writes articles on Florida lifestyles, property trends for ‘Emigrate America’, ‘Place in the Sun’, ‘Red guide to buying a property in Florida’, ‘Florida Magazine’ and ‘The Sunday Times’, and a specialist advice column on problems that have occurred when Brits are misled into buying in the wrong locations or badly advised in their property choice.

For information on how to obtain specialist advice on relocating or buying property in Florida, the advantages and disadvantages of different properties - locations, and importantly how to obtain details of specialised fully licensed Real Estate Agents, experienced in explaining options from a British perspective. Click here