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BUYING A HOME - INSPECTING A HOUSE

A careful assessment of the physical condition of a house and the mechanical systems can save you time, headaches, and money! Costly repairs to the structure or mechanical systems may be avoided, or at least anticipated, by a preliminary inspection of the property before a purchase offer is signed. You will be in a better position to negotiate if you know about any needed repairs.

House inspection is a job that requires specific technical skills. While you may be familiar with common problems, which will help you eliminate certain houses from consideration, a professional home inspector can give you a better overview of the house and its potential problems. A professional inspector is likely to uncover things that you will not find on your own, and may prevent you from making a potentially disastrous mistake. Your purchase offer should contain a clause that the purchase contract is contingent on acceptable inspection results. You will, of course, have examined the house to the best of your ability before making an offer on it. But before you go through with the purchase, you will want an expert to take a critical look at the property. Although you will pay for this inspection, it is well worth the cost in peace of mind.

A home inspection firm may offer a range of services including: examination of structural, plumbing, heating, electrical, and other systems; identification of wood-boring insects; collection of samples for radon and water-quality testing; and location and examination of waste disposal system. Some companies may limit their work to one type of inspection, such as lead-based paint, asbestos, water, or radon.

You may need other building professionals for special advice. For example, an architect or a registered engineer might be consulted for structural defects. A roofing contractor might inspect the condition of the roof, gutters, and upper reaches of a building. Be sure the services for which you contract meet your specific needs. Every inspection should include an evaluation of the following:

• Foundation
• Floors
• Walls and partitions
• Roof
• Windows and doors
• Plumbing system, including septic tanks, wells, or sewer lines
• Electrical system
• Heating, ventilating, and air conditioning systems
• Energy efficiency
• Environmental hazards

There are several ways to find a professional home inspector. Look under "Building Inspection Services" in the phone directory. Your real estate professional, lender, or attorney may be able to recommend a reputable home inspector. Ask your friends for recommendations on inspectors they have used. Check with the local Better Business Bureau for reports on various inspectors. Look for an inspector who is a member of the American Society of Home Inspectors (ASHI) and preferably one who has a PE (Professional Engineer) after his or her name. Ask for references from potential inspectors and check at least three of them. The American Society of Home Inspectors has set standards for home inspection services, so finding someone who is a member of this group may be useful.

Go with the professional on the house inspection. You may pick up some valuable maintenance tips, get a chance to ask questions about things you do not understand, and learn more about possible problems. You will also be in a better position to understand the written report. Home inspections take approximately two to three hours and cost $200 to $400, depending on the complexity of the house and the credentials of the inspector. Whether you are spending $80,000, $160,000, or more for your house, this is a small investment that reduces the chances of a costly mistake. Insist that the inspector write a detailed report and list:

• Major problems and estimated costs to correct.
• Minor problems and estimated costs to repair.
• Estimates of the expected life of various items such as roof, furnace, electrical system, air conditioning, and appliances, and costs of maintenance.

The inspection report can help you:

• Identify problems before you purchase a home to prevent unpleasant surprises later.
• Get out of a purchase agreement (and get your deposit refunded) if serious problems are identified, and if you made the agreement contingent upon the inspection report.
• Negotiate an adjustment in the purchase price if you decide to buy the house in spite of the problems.
• Use leverage to help get the seller to agree to pay for needed repairs, either before the sale or after the sale using funds in escrow.
• Feel confident about going ahead with the purchase.

Remember, a home inspection is not the same as an appraisal. An inspector evaluates the structural and mechanical condition (not the market value) of the property. The inspector's findings will be based on observable, unconcealed structural conditions. The inspector will not normally guarantee or warrant the condition of the house or determine whether a house is in compliance with local building codes.

You may also want to review home warranty plans available in your state. Check with your local real estate professional. These plans may provide peace of mind against unexpected repair costs.

The Indoor Environment

Certain products or pollutants in the indoor environment can cause health problems. Asbestos, carbon monoxide, and radon are hazards that may be present. Lead, which can be present in water or paint, can cause health problems in children and during pregnancy. Some people are sensitive to certain products or pollutants like formaldehyde and volatile organic compounds. You may want to test for some or all of the following contaminants. Contact your local health department or county cooperative extension center for guidance on testing.

• Formaldehyde is often found in particle and other composition board, plywood, paneling, wallpaper, carpeting, and permanent-pressed fabrics.
• Asbestos fibers may be found in thermal insulation, pipe and duct insulation, vinyl flooring, textured paint, exterior siding, and appliances, stoves, and furnaces. Removal of asbestos can be expensive and should be left to a professional.
• Carbon monoxide may be leaking from defective or improperly vented combustion appliances, such as furnaces, gas dryers, and gas heaters. These should be checked by a qualified heating system technician. Try to avoid the use of wood stoves or kerosene heaters.
• Radon, a colorless and odorless soil gas, can travel from the soil to the foundation and then to the inside of a house. It can have long-term health effects. If the house hasn't been tested for radon, you may want to ask the seller to establish an escrow account to cover costs of remediation, if necessary.
• Lead may be present in house paints used before 1977 and in the piping system at soldered joints. If you have small children and suspect the presence of lead, you may want to have the house checked. Removal of lead-based paint can be costly.