A sales contract may include one of two types of inspection contingencies:
The most reputable home inspectors are members of The American Society of Home Inspectors (ASHI) and are bonded, licensed and insured.
What do these professionals look at? ASHI Standards of Practice require that an inspection evaluate the following:
It's equally important to understand what a professional inspector is not supposed to do.
An inspector can't tell you everything you want to know about a house. Remember, inspectors are generalists who have a fair amount of information about all home systems but usually are not experts on any of them.
Professional inspectors are not supposed to fix problems they find. How much would you trust someone if you knew they were looking for a repair job while searching for defects in the home? If a major problem is found, ask a reputable contractor how much it would cost to repair or replace it.
Don't expect the inspection report to include the condition of every single nail, electrical wire or piece of plumbing. Inspectors check out the overall systems, not all the joints and nail pops (unless they are visible).
Inspectors can't give you the reason for the defects they find. Their job is to find defects, not to explain them.
Don't expect a listing of cosmetic concerns--that's the buyer's job.
The inspector has no way of telling how long a system will last and shouldn't volunteer an opinion about it. The inspection is not intended to be a guarantee of future performance.
As many real estate markets in the nation have heated up, buyers have increasingly been making purchase offers without including a home-inspection contingency. In an active market, this strategy can help make your offer more attractive to a seller, even though it puts you at risk for purchasing a home with problems that could be expensive to correct.
If you're considering foregoing the home-inspection contingency, think seriously about having the home inspected anyway. Finding out ahead of time what you'll need to fix will help you budget more realistically for your home purchase. For example, you may want to make a smaller down payment so you'll have the cash you need for repairs.
Another reason to order a non-contingent inspection is if you're thinking about purchasing a home warranty. These warranties can afford you some protection in case a system in your home malfunctions, but they will not cover "pre-existing defects." If something does go wrong later, your home inspection report can help you prove to the warranty provider that the problem did not exist when you purchased the home.
Especially in slow markets, sellers do well to order home inspections (and make needed repairs) before putting their homes on the market. Being able to show that your home has a clean bill of health can encourage purchase offers from skittish buyers and speed your contract settlement.
Even if you're selling in a seller's market, you may want to accept a contract with an inspection contingency or have your home pre-inspected. Letting buyers know about defects you don't intend to correct will help provide protection against legal action later. More and more buyers have been filing after-purchase lawsuits against home sellers for major defects found in homes that were not inspected before settlement. Whether such lawsuits are successful or not, they represent a real hassle for sellers.
Give us a call if you have any questions about ordering professional home inspections. We would be happy to provide you with a list of reputable inspectors in the area.
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