Your real estate agent's job is to find you the perfect home, in the right location, with all the amenities you want--and at the right price. Although to the best of their ability, he or she will advise you on the condition of the home, it is the home inspector's job to find any skeletons in the closet—or in the plumbing, wiring, roof, basement and beams. The value of a general home inspection is incomparable. Purchasing a new home is stressful enough without further worry about the condition of the property you're buying. The cost of an inspection (paid by the buyer) by a professional is minimal when you consider all the knowledge you will gain about your new home The average price for a $200,000 home is in the range of $225. Most Realtors strongly recommend that a buyer obtain a home inspection on all resale properties and home inspections are also available for new homes.
The home inspection is not the same as an appraisal. The inspection is meant to evaluate 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 home.
It is strongly recommended that the buyer accompany the inspector when he inspects the property. You can expect the inspection to take anywhere from 2 to 5 hours depending on the size of the home. During this time, the inspector will give you invaluable maintenance tips, answer all your questions, and give you information regarding further possible problems. You will then be in a better position to understand the written report.
The professional home inspector has been trained thoroughly and is fully educated regarding the various plumbing, electrical, and building codes in the counties he works. A home inspection will encompass all the following:
- Exterior walls, roof, driveways, patios, porches, decks, and fences
- Foundation, sub-flooring, attic and crawl spaces
- Interior walls, ceilings, floors, doors and windows
- Kitchens, baths, and appliances
- Plumbing and electrical fixtures, lines, switches and receptacles
- Heating and air conditioning systems, insulation, vents and ductwork
- Water heaters, fireplaces and chimneys
- Gutters and drainage
- Estimated life/replacement costs
- Component and system maintenance guidelines
Every inspection should include a written evaluation of all of the foregoing. The report will not include a recommendation as to whether or not you should buy the house, nor will it evaluate the purchase price. If major flaws are uncovered, it should give you some idea of what it will cost to repair or replace the problem.
A reputable home inspector will never offer to perform needed repairs and should not refer you to a contractor to perform such repairs.
The report may serve the following purposes:
- To identify problems before you purchase a home to prevent unpleasant surprises later.
- To enable you to get out of a contract (and get your deposit refunded) if serious problems are found.
- To help you negotiate an adjustment in the purchase price if you want to buy the house in spite of uncovered problems.
- To get the seller to agree to pay for needed repairs, either before the sale or after the sale using escrowed funds.
- To make you feel confident about going ahead with the purchase.
In Virginia, a home inspection is a contingency in the contract (usually for 7-10 days). The buyer will remove this contingency assuming he gets a satisfied home inspection report. In the case of problems, the buyer (through an addendum written by the Realtor) may ask the seller to repair/replace certain items. The seller may then agree or disagree. Sometimes the seller agrees to repair/replace some things, but not others. The buyer may then accept what the seller will do and remove the contingency. If the buyer doesn't accept the seller's response, then the contract will become void.
You may also obtain additional inspections, such as:
- Septic tanks, wells, or sewer lines.
- Common areas (in the case of a condominium or cooperative).
- Full or partial structural inspections.
- Environmental inspections (asbestos, lead-based paint, radon, formaldehyde, electromagnetic fields, toxins in soil, impurities in water systems).
- Probably anything else you can think of.
Environmental Inspections
There are many environmental concerns today disclosed by the Environmental Protection Agency (EPA). A lot of them depend on the area you're in and the age of the property you're interested in purchasing. Please contact the EPA for further, more specific information and recommendations regarding testing of various environmental issues. The following is a brief description of various issues which all can be inspected and be a contingency in a contract on a property you're interested in buying:
Radon.
Radon is a colorless, tasteless, odorless gas which results from the natural breakdown of Uranium and Radium in the earth, so it is easy to overlook. Radon enters a home through cracks and holes in the foundation and can also be found in well water. The main concern is radioactivity which becomes trapped in your lungs through normal breathing. It is the second leading cause of lung cancer in the United States.
Although smoking by itself is the leading cause of cancer, when it is combined with elevated Radon levels, a person may be 10 to 20 times more likely to develop lung cancer than from smoking alone. EPA estimates that 1 out of every 15 homes in the United States has an elevated level of radon gas. Any home can have a radon problem, new or old, with or without a basement.
EPA recommends long-term testing (i.e., 5 years) -- this is an impossibility if you're interested in buying a home now. Short-term testing by an EPA listed contractor/technician in full compliance with EPA protocols can be obtained to measure the Radon level in any property. For readings 4.0 pCi/L (pico curies per liter) or above, the EPA recommends that a Radon mitigation system be installed to reduce the Radon level in the property.
Lead-Based Paint.
If the home you intend to purchase was built before 1978, it may contain lead-based paint. About three out of every four pre-1978 properties contain lead-based paint. Lead poisoning can cause:
- Major health problems, especially in children under 7 years old because their bodies are not fully grown and are easily damaged.
- Damage a child's brain, nervous system, kidneys, hearing, or coordination.
- Affect learning.
- Behavior problems, blindness and even death.
- Problems in pregnancy and affect a baby's normal development.
- Miscarriages, premature births, and the poison may be passed onto the unborn babies.
Lead-based paint hazards can be found in:
- Moving parts of windows and doors that can make lead dust and chips.
- Windows, doors, wood trim, walls and cabinets in kitchens and bathrooms, on porches, stairs, railings, fire escapes and lamp posts.
- Soil next to exterior of buildings that have been painted with lead-based paint and leaded gasoline dust in soil near busy streets.
- Drinking water (pipes and solder).
- Parents who may bring lead dust home from work on skin, clothes and hair.
- Colored newsprint and car batteries.
- Highly glazed pottery and cookware from other countries.
- Removing old paint when refinishing furniture.
Asbestos.
Asbestos may be found in plumbing, siding, flooring, etc. Houses constructed prior to 1984 almost certainly have materials within them known as ACM (asbestos containing materials) which consist of at least 1% by weight of asbestos material. Spackle joint compounds used to smooth the finish between wallboard materials was mostly ACM prior to 1975. Floor tiles were mostly ACM prior to 1984. Asbestos was also used to wrap pipes leading from furnaces in older homes. Please do not attempt to remove asbestos from a property on your own, most jurisdictions forbid homeowners attempting this and require a trained environmental inspector to remove it. Problems occur when you try to remove it, it creates a dust which you might easily breathe causing severe health problems.
UFFI Insulation.
Urea formaldehyde foam insulation was a popular insulation material that was capable of being injected into cavities in buildings. The product out-gassed formaldehyde as it cured and sometimes for a period afterward. It was thought to have ill health effects and was controversial enough for the U.S. Consumer Products Safety Commission to ban it (1982). The banning was later overturned. The out-gassing has a relatively short, 6 months, half-life and though old installations appear to pose no substantial health risk, the negative taint of its presence may affect the perceived value of the building.
FRT Plywood.
FRT is plywood treated with a chemical to prevent flames spreading in the event of the fire. It was used on townhouses and condos roofs, 4 feet on each side (sometimes more) of the walls separating each individual unit in the late 1970's-early 1980's. Some types of this plywood have been identified as defective-but not all of them. It was discovered that a chemical reaction occurs at a lower attic temperature than expected, which weakens the plywood and causes structural failure. A visual inspection may not be able to tell you whether the materials used on a roof are defective. FRT plywood is usually darker in color. Look for the following:
- A white powdery substance or stain on the plywood visible in the attic, caused by the leakage of chemicals.
- A darkening of the wood, resembling black coffee.
- A charred appearance to the plywood.
- Plywood that becomes brittle or cracks and crumbles easily.
- A leak in the roof.
- The roof on the exterior might appear wavy.
- FRT cannot be repaired. If the roof is defective, it must be replaced.
Underground Storage Tanks (LUST).
Prominent in older homes when oil tanks for heating the property was placed underground. Although the properties may have changed their heating systems to natural gas today, these tanks may still be underground. Should they have a leak (LUST), oil seepage could get into the ground and possibly the drinking water. It is recommended that the tanks either be removed completely (very expensive) or filled in with concrete (most common).
Other environmental issues that could be of concern are:
- Electromagnetic Fields.
- Water testing in both private and public water systems for bacteria, chemicals, lead, copper and other specific toxins.
- Toxins in soil-many pesticides used in and around homes have been identified as potentially carcinogenic. Quite a few have been out of use as of 1986.
- Wood Preservatives often contain chemicals which are harmful. The wood or its shavings or debris should not be burned or disposed of carelessly. Skin contact with the wood is not advised.
- Lead Pipe Solder-the most common joining material for copper tubing in water supply systems until approximately 1986 was 50% lead solder. If the home has copper tubing and was built before 1986, it is most likely that the drinking water supply pipes contain this type of material.
Termite and Pest Inspection
As part of your offer, you may require a termite and pest inspection. This company not only inspects for termite damage and pest infestations, but also inspects for dry rot and water damage, among other things. The company that performs the inspection is important to you as a buyer, because you want to be sure they do a good job. It is important to the seller because it is customary that they pay for the inspection and some types of repairs that may be required.
You should determine which company you want to perform this inspection and make it a part of your offer. Otherwise the seller will choose. If you do not know which company to hire, your agent will make a recommendation.
Your Realtor can give you names of several reputable home inspectors, environmental inspectors and termite and pest inspectors in the area you're closing.
