Home Inspectors
Years ago, home inspections were unheard of in residential real
estate transactions. Instead, buyers simply relied on their own
impressions of the home and the representations of the seller's real
estate agent. Today, the process is dramatically different. Most
real estate purchase contracts give the buyer fairly broad rights to
order one or more professional inspections of the home before
completing the purchase.
The right to have inspections comes with the challenge of hiring
diligent and competent inspectors. Finding the right person isn't as
easy as it may seem because in most states, just about anyone with
an official-looking checklist and a flashlight can set up shop as a
home inspector. The exception to this free-for-all is that special
training is required to perform inspection or remediation work for
such potentially hazardous materials as asbestos and lead-based
paint.
A good real estate agent should be willing and able to recommend
several well-qualified home inspectors. The tricky part is selecting
the best candidates among the group. Here are six of the many
factors to consider:
1. Qualifications. Ask open-ended questions about the
inspector's training and experience as it relates to home
inspections. The inspector should have some training in construction
and building maintenance standards and a track-record of experience
in the home inspection business. Depending on the location and age
of the home, you may need to hire an inspector who's qualified to
deal with asbestos, lead-based paint or other potentially hazardous
substances. You may also need to hire a geologist or structural
engineer.
2. Scope. Ask the inspector which components of the property
are -- and are not -- included in his or her inspection. Will the
inspector check out the roof? How about the swimming pool? The
built-in appliances?
3. Sample report. Ask the inspector to provide a sample of
his or her checklist or inspection report. Does the report include a
narrative description or just check-off boxes? Is the information
presented and explained clearly and completely? Does the report
highlight any problems that could present a safety hazard?
4. References. Ask the inspector for the names and telephone
numbers of several homeowners who have used his or her services.
Call those people and ask them whether they were satisfied with the
report and other services they received. Be sure to talk to some
people who have owned their home for a few months or longer. Some
problems overlooked by an inspection can take a while to surface.
5. Memberships. Many good inspectors don't belong to a
national or state association of home inspectors. However, all else
being equal, an association membership is often a plus. These groups
provide their members with training and certification programs and
up-to-date information about industry practices and inspection
standards.
6. Errors and omissions. Even top-notch inspectors are only
human and can make errors or overlook problems they probably should
have noticed. Ask about the company's policy in such situations.
Does the company have insurance for errors and omissions? Does the
company or individual inspector stand behind the report? Many
companies ask customers to sign a waiver limiting the company's
liability to the cost of the inspection.
Safety Inspection
Homes that appear perfect can harbor serious health hazards that
have yet to be discovered. The current owner may know nothing about
them. Most home inspectors can perform the proper tests to ensure
that your home is as safe as it can be. Here are some important
tips:
1. Inspect your home inspector before the home inspection.
Most states do not require the licensing of a home inspector. In
most cases, if you have a problem with a major defect after
settlement that was not disclosed to you by the home inspector, the
inspector's financial liability to you is limited to the inspection
fee that was paid. So do your homework to determine that your home
inspector is competent and has the ability to provide all necessary
environmental inspections, such as water, radon and lead testing in
addition to the general home inspection. Simply being a member of a
trade association, or being "popular" in the neighborhood
does not constitute competency or guarantee that you are going to be
satisfied with the home inspection. Additionally, you are going to
spend two to three hours with your inspector going through the home
you are contemplating purchasing and will want to make sure that the
inspector's personality and disclosure style are compatible with
your expectations. You can receive a free "Hiring
a Home Inspector Checklist"
from www.hometest.com,
a national, independent authority on the home inspection process.
2. Make sure the home inspection contingency is properly worded.
The home inspection contingency specifies what items in the home you
have the right to inspect and under what terms and conditions you
can require the seller to repair items or allow you to cancel the
contract. Home inspection contingencies can be of a specific nature,
whereby you are only allowed to inspect specific items, or can be of
a general nature, where you are allowed to inspect the home for any
structural, mechanical or environmental concerns. It is important to
make sure that your home inspection contingency is a general
contingency that gives you a ten day opportunity, after signing the
sales contract, to hire a home inspector of your choice to inspect
the property for any structural, mechanical and environmental
concerns that you or the inspector may decide to inspect. The
contingency should give you the right to decide to not proceed with
the purchase of the home, or ask the seller to make appropriate
repairs. Additionally, the removal of a contingency should stipulate
as to how and by whom the repairs will be made and that the repair
will be verified to be satisfactory by your home inspector prior to
settlement as part of the final walk through process. For a free
guide that includes
recommended wording for your home inspection contingency, visit
hometest.com.
3. Make sure your home inspection includes environmental
inspections.
Determining if your new home is environmentally healthy is as
important as determining if it is structurally and mechanically
sound. An overwhelming amount of information from recent studies
shows that environmental hazards in homes are contributing to
chronic diseases. Although there are a host of environmental issues
that can affect your health, the primary issues in housing are
drinking water, radon, lead dust and mold and mildew. Read
more about important environmental aspects to consider before you
purchase a home.
4. Test the water.
Safe water for drinking cooking and bathing is an absolute necessity
for maintaining a healthy lifestyle. However, a significant number
of homes do not contain water that is considered to be safe or
healthy. Most public water supplies obtain their water from
underground aquifers. The water is tested and treated for
contaminants found in the water. Although water leaving a public
water supply may be tested and considered safe before leaving the
plant, it must travel through underground piping that may be old and
deteriorating and may contain lead and other contaminants that leach
into the water. Additionally, the plumbing supply in the home may
contain lead solder or have lead in fixtures that may contaminate
the water. Private wells obtain their water from aquifers just as
many municipal systems, however the water is not tested and treated
for contaminants that are commonly found by the municipal system. As
a result, the testing of the private well is solely up to the
homeowner. Most lenders will require that the well water is tested,
but many only request a bacteria test. To learn more about water
testing and testing products that can be used by your home inspector
visit www.hometest.com.
5. Test for radon.
Radon is a radioactive gas that has been in found in homes across
the United States. It comes from the natural breakdown of uranium in
soil, rock and water and gets into the air you breath. Radon
typically moves up through the ground and into your home through the
foundation. Radon enters through cracks and holes in the foundation
and can even seep through the foundation itself. Once radon is in
your home it becomes trapped as a result of modern homes lacking a
significant amount of ventilation. Additionally, radon can enter the
home through well water. Any home can have a radon problem. This
means new and old homes, well-sealed and drafty homes, and homes
with or without basements. In fact, it is estimated that nearly one
out of every fifteen homes in the United States is estimated to have
elevated radon levels. Elevated levels of radon gas have been found
in homes in every state. Radon gas is listed as a Class One human
lung carcinogen. Prolonged exposure to high levels of radon gas can
cause lung cancer. As a result, the EPA and the office of the
Surgeon General recommend that all homes be tested for the presence
of radon. Because radon is invisible and odorless, a simple test is
the only way to determine if a home has high radon levels. In the
event the test should reveal a high level of radon, mitigation
systems costing between $800-$2000 can be installed to correct the
situation. For more information on radon testing kits that can be
used by your home inspector visit www.hometest.com.
6. Test for lead.
Lead is one of the most toxic elements known to man. It was used
extensively for many years in residential paint and was not banned
in the United States until 1978. As a result, over 75% of the
nations housing contains lead-based paint. Exposure to lead causes
permanent damage to the nervous system, especially in children and
pets. The Centers for Disease Control name lead poisoning as the
number one preventable environmental disease affecting our nations'
children. Exposure to lead causes reduced I.Q., reading and learning
disabilities, reduced attention span, even Attention Deficit
Disorder (ADD). Lead paint exposure is normally not a result of
chewing on lead paint chips. Rather, it is a result of being exposed
to invisible lead dust that may be on windowsills and floors in the
home. As the lead paint ages and deteriorates, or is disturbed by
repainting or remodeling, invisible lead dust is created. Normal
vacuuming does not remove the lead dust because the small particles
pass through the bags and filter. In the event a home has a lead
dust problem, it can normally be corrected by paint stabilization
through repainting and specialized cleaning using a special HEPA
vacuum. It is important to dust test any home built prior to 1978,
especially if you have children or pets. Lead dust testing can be
accomplished by a home inspector, environmental inspector, or can be
done by the homeowner upon moving into the home. Visit www.hometest.com
for more information on lead dust testing products, as well as a
complete kit on maintaining a lead safe home.
