Twoply 0 #1 March 1, 2009 I'm wondering if this guy coming is going to open each electrical box or pressure test the plumbing? Or is he going to just look up in the attic and chjeck the roof. Any ideas? Quote Share this post Link to post Share on other sites
joelofland 0 #2 March 1, 2009 Really depends on the inspector. Most of the home inspections i've seen include testing of electrical, plumbing, heating, ect. Also they do a complete inspection of crawl space and attic areas. Some take pics of all these things and include them in their reports. For a sale you can bet he will find at least a couple things that need repair, most likely some minor dryrot or something like that. Quote Share this post Link to post Share on other sites
wolfriverjoe 1,523 #3 March 1, 2009 Depends how good he is. Check his insurance and guarantee. I know of a house that had rotted roof sheathing (the plywood under the shingles) that the seller didn't know about and the inspector missed. It turned into a big mess (and about $6000). The inspection contract should list what he checks and all that."There are NO situations which do not call for a French Maid outfit." Lucky McSwervy "~ya don't GET old by being weak & stupid!" - Airtwardo Quote Share this post Link to post Share on other sites
airtwardo 7 #4 March 1, 2009 Depending on your state there is probably a 'set' list of items that are checked to satisfy the minimum requirements. You can pretty much count on all the electric boxes being not only check for power, but to also see the polarity and grounds are correct. Oven temperature, Heat & A/C, water pressure, overall building construction, drainage slope away from the foundation, bug & rodent infestation, radon gas, insulation rating...basically whether the thing is up to 'code'. That being said, there is a world of difference between inspectors... you usually get what you pay for. We actually had an engineering company that usually did inspections on commercial/industrial properties do the home we're in now, the cost was really high (3500.00) but it's a large older home in the woods and I wanted to know everything. It in the end saved us money because many of the things they found 'had' to be fixed prior to any sale...not just price adjustment stuff. - Hidden slab cracks due to settling, furnace ventilation not @ code and unsafe, and some idiot pigtailed aluminum wiring into copper for 20' at the breaker box and tried to hide it....On the other hand, when the economy does better, I flip houses and though not licensed I have the tools and knowledge to check most things. Some of the houses I know are in good shape so I call in a local guy that does a certified and legal inspection for 250.00 USD...since I'll flip or rent the place and I'll be fixing the little items anyway, I just take pricing credits. Also be aware, in your disclosure statement you MUST let the buyer and or their agent know of any and all pre-existing issues you're aware of. I have gotten monetary settlements well above the worth of the discrepancy because the seller was trying to hide problems they knew about but judged to costly to address. ~ If you choke a Smurf, what color does it turn? ~ Quote Share this post Link to post Share on other sites
RALFFERS 0 #5 March 1, 2009 Quote I'm wondering if this guy coming is going to open each electrical box or pressure test the plumbing? Or is he going to just look up in the attic and chjeck the roof. Any ideas? Don't worry, inspectors aren't so bad...... worst case scenario, he'll come out, check the house........then........when no ones looking.........he'll eat you alive! Dialogue/commentary between Divot, Twardo & myself - "from your first Oshkosh when the three of us were riding to or from one of Quote Share this post Link to post Share on other sites
Nutz 0 #6 March 2, 2009 Better be careful, my inspector obviously worked for the realtor after I had moved in. He mentioned some very minor things but left out the major ones. Make sure you hire someone the realtor does not recomend would be my advise. "Don't! Get! Eliminated!" Quote Share this post Link to post Share on other sites
skydiver30960 0 #7 March 2, 2009 Quote ... certified and legal inspection for 250.00 USD... Also be aware, in your disclosure statement you MUST let the buyer and or their agent know of any and all pre-existing issues you're aware of. I have gotten monetary settlements well above the worth of the discrepancy because the seller was trying to hide problems they knew about but judged to costly to address. Good info so far... what is the average cost of such an inspection? Is it OK to get a couple or few done if you're really excited about a property? The wife and I are saving up our down payment for our first home. We REALLY want to have the 20% to put down, so it'll be a while yet. But I'm reading a couple books when I have time, and watching all the usual suspects on HGTV about buying a home. So on the shows people are always getting screwed (either as the buyer or seller) when shit turns up on the inspection. I understand the idea that once something has turned up you have to disclose it, but if you know an inspection will get done at some point then why not get it done early? Can a buyer (with the seller's permission, I guess) get an inspection done prior to making an offer, or does the offer have to come first with the understanding that renegotiations will happen if anything comes up on the inspection? Elvisio "not to code" Rodriguez Quote Share this post Link to post Share on other sites
Andy9o8 2 #8 March 2, 2009 QuoteCan a buyer (with the seller's permission, I guess) get an inspection done prior to making an offer, or does the offer have to come first with the understanding that renegotiations will happen if anything comes up on the inspection? Elvisio "not to code" Rodriguez That's really up to the seller. If the seller is willing to allow a shopper's professional inspection prior to a formal written offer being made, there's really nothing to preclude that from being done. (But it is less common than post-offer, pre-closing...) Andy "have represented both sides" 9o8 Quote Share this post Link to post Share on other sites
airtwardo 7 #9 March 2, 2009 Can a buyer (with the seller's permission, I guess) get an inspection done prior to making an offer, or does the offer have to come first with the understanding that negotiations will happen if anything comes up on the inspection? Interesting question, I don't believe I've ever heard of it being done that way...in reality you probably don't want to do that for a couple reasons. 1. the seller may not let you until an offer is on the table, especially if they're currently living in the house. 2. Might show to be a wasted expense unless you're absolutely sure that particular house is exactly what you want and can/will make an immediate offer after getting the results...during the time you are waiting for the inspection to get done, someone else can make and offer, maybe even buy the house using the info from 'your' inspection. Remember, once an inspection is done, 'everyone' has a right to the findings, always ask the sellers agent if and when any prior inspections have been done, and for a copy of the report. Sometimes, a recent inspection paid for by a prospective buyer who then decided NOT to take ownership is a red flag. I always feel better if no recent inspections have been done...'no news is good news'. What I do is make the low ball offer and work toward a mutual selling price that is contingent upon the passing of an inspection. If & when any problems come up during the inspection, that's where more negotiation takes place...the seller can either fix the problem so it will pass another inspection, or fix the problem to your personal satisfaction(not -recommended), or lower the selling price to make up for the cost to you, to repair. The trick is to be able to spot possible problems during the initial walk through. Never let an agent 'rush' you through the house talking about the views and the purdy wallpaper...take your time and look closely at the structure and amenities with your minds eye focused on the things that don't work right in your house. Do all the doors swing free, toilets flush, windows open, look for cracks in the driveway, sidewalks and slab. I always carry a pocket knife and a flashlight when looking, check the attics for water damage, insulation looking like it's ever been wet, turn off the attic light for a minute and look at all the light leaks, etc. Look under the sinks and inside the ac/heat exchangers for mold, (this is also where most bug guys put the treatment schedule stickers) walk on every part of the floor in every room listening for creaks and looking for uneven settling, check each window for rot and or recent water damage. I stab the knife blade into exterior wood in several places around the house...paint hides rot & termite damage. Carefully walk the property outside looking both at the house and the lay of the land, and low spots that seem to be damp, plants right up next to the exterior walls, (creates slab, water, power problems if the roots go the wrong way) You would be surprised at how many houses I've looked at with a serious eye, but walked away from because of small items, that (noteworthy or not to an inspector) I know from experience will lead to a larger more expensive problem. Oh...and the 250.00 dollar inspection is an extremely low price for an average 2200-2600 sqft house. Like I said ya get what ya pay for and that guy basically runs through it with his minimum checklist taking 2-3 hours max....double that amount both in $ and time is a more accurate ballpark for those sized houses. (in my area anyway) ~ If you choke a Smurf, what color does it turn? ~ Quote Share this post Link to post Share on other sites
JohnMitchell 16 #10 March 2, 2009 Quote Can a buyer (with the seller's permission, I guess) get an inspection done prior to making an offer, or does the offer have to come first with the understanding that renegotiations will happen if anything comes up on the inspection? Almost every offer has contingencies, such as financing. Include home inspection in your list of contingencies on any offer you make. A good home inspector is one of the few people you have on your side when you're buying a house. Even your agent is legally working for the seller, not you. A home inspection contingency kept us from buying a house with multiple flaws. Our agent was trying to talk him out of inspecting the roof. He did his job. Quote Share this post Link to post Share on other sites
Andy9o8 2 #11 March 2, 2009 QuoteRemember, once an inspection is done, 'everyone' has a right to the findings, always ask the sellers agent if and when any prior inspections have been done, and for a copy of the report. That's only the case where the seller is given and retains a copy of the report - then it becomes part of the body of knowledge about the house, and thus either the report or at least any points raised in it should be part of the "full disclosure". But the report itself is a piece of intellectual property, and thus the actual "owner" of the report is the party who commissions and pays for it - at least until/unless he willingly allows anyone else to keep a copy of it. If the prospective buyer pays for the report, and chooses to share it with the seller, that's his option. But if that prospective buyer chooses not to share it with anyone, that's his option, too. The only practical factor that might "force" the prospective buyer to give up the report is if he's already made and put down earnest money on a written offer, which he'll be locked-into unless he uses the report to trigger one of the "contingencies" for backing out of the deal. (Hope this wasn't too convoluted.) Quote Share this post Link to post Share on other sites
tigra 0 #12 March 3, 2009 Very true. I got out of a deal to purchase a home because of what the home inspector found- potentially serious foundation problems that at the very least warrented another inspection from someone more qualified. I didn't want to shell out any more money for another inspection and decided it was more trouble than it was worth. The sellers were pissed and didn't want to return my earnest money. At one point, they "demanded" a copy of the inspection report and my attorney and realtor both said they would be happy to hand it over, but also reminded them that they would be required by law to disclose the contents to any other prospective buyer. Suddenly, they didn't want it anymore! We also had an attorney approval contingency on the contract and used that as the official "out". Quote Share this post Link to post Share on other sites
Twoply 0 #13 March 3, 2009 Turns out all is well. He found a little mold in one ocrner of the attic, but no big deal. Just so happens, I work for an environmental abatement outfit that specializes in that sort of thing. Other than that, all went well. Quote Share this post Link to post Share on other sites
