WE HIGHLY RECOMMEND BUYER’S CONDUCT HOME INSPECTIONS: Here is a list of inspections to consider:
IMPORTANT NOTE: Inspections are important feature in a real estate transaction. They can be added to the conditions in the offer for protection, however, can also create problems with lenders. There is no clear answer on a direction to pursue, so take some time to think a situation through prior to making the offer.
- Any report that is made a condition of the purchase and escrow will need to be completed prior to the lender funding a loan for the purchase. Please take this important item into consideration while making your offer.
- Most purchase contracts provide for inspection periods where inspections can be conducted and negotiated upon if needed. Items that are not a condition of the purchase agreement may be difficult to negotiate after an offer is accepted and during escrow.
1. Home Inspection & Report – A home inspection and report has pretty much become a standard in the real estate industry. It is a general report, where the inspector(s) checks the working order condition of the different components of the home such as the roof, furnace, walls, appliances, gas and electrical outlets, windows, and doors, etc. The home inspection report may suggest other inspections be conducted depending on findings.
2. Termite Inspection & Report – A Termite inspection can help determine if there issues with termites or dry rot in a home. Termite inspectors check the home for signs of termite infestation or dry rot. Their report is usually accompanies with an estimate. The cost of repairs is a negotiable item that the Buyer and Seller will need to agree on during escrow, unless the agreed upon purchase contract specifically states the Seller pay for recommended repairs. Be careful in reading the reports and requests that are made. Termite Reports have Section 1 & 2 recommendations. Most Sellers will not agree to items in Recommendations 2, as they are usually recommendations to alter certain areas of the property to avoid future problems. Though Section 2 recommendations are often difficult to complete and not requested, there are times when it might be important to gather more opinions.
3. Private Sewer Lateral Inspection & Report – These reports are accompanied by video footage of the private sewer line to the connection with the public sewer line. These reports are usually conducted when recommended by the home inspection report or when required by a city or county. The inspector runs a camera down the sewer line within the property all the way to the public connection to see arear of the sewer line have been compromised and in need of repair or replacement. Sewer Lateral inspectors are usually plumbers who can determine the extent of work, if any, will be needed. If damage is found and repairs are needed, the Buyer and Seller will need to negotiate who pays for the repairs. In most cases the Seller will agree to compete the repairs, as they would have to complete them whether they sell or not.
4. Septic Tank Inspection - Areas that don't have access to public sewer have septic tanks. A septic tank system has a large deep tank that is usually on the property that the sewer lateral runs in to. The solid waste becomes silt and settles at the bottom of the tank, while the clear fluids at the top overflow into a leach field that is made up of perforated pipes that are installed in a gravel bed, under the ground surface. The have been used for many years successfully, as the waste is broken down by natural bacteria in the tank and the water is useful for plants and trees, which is why some homeowners prefer them over public sewer.
If tanks are not pumped as needed, the solids can rise to the level of the leach lines, clogging the system. Tanks can also crack, and over time, leach fields become non functional. The tanks will usually need to be pumped to complete an inspection. Lenders usually require a "Septic Tank Inspection and Certification" prior to funding a loan.
5. Geological Survey & Report – These reports are usually performed upon the recommendation by the home inspection report, or if the Buyer is thinking about building on the property. The costs for these reports are normally paid by the buyer as part of their inspection costs, unless the seller previously agreed to provide one. There are different types of reports that can be requested, depending on the level of concern. In most cases a site analysis and opinion letter is acquired as one can be attained for a few hundred dollars, opposed to a full soils report that can cost thousands. Most full soils reports in our area cost between $3,000 or more, depending on the property.
6. Mold Inspection & Report – These inspections are usually conducted upon recommendation of the home inspection. Most mold inspectors are technicians who can also mediate the problem. In recent years more companies are treating mold by fogging, as opening areas where mold may exist can create major exposure and costs for remediation. Mold is toxic to breathe in and can cause complications for people with health concerns. Mold can also compromise the structure of a home which can lead to major repairs. A Mold Inspection will give you peace of mind when moving into your new home, or give you a road-map of what needs to be done before you can move in if a mold problem is present.
7. Asbestos Testing - These reports are usually conducted upon recommendation of a home inspection. Asbestos is very dangerous, especially when inhaled over a long period of time. It can be found in most homes, particularly in acoustic ceilings and heating ducts. Most home inspectors will recommend further inspection if there are concerns of airborne asbestos.
8. Chimney Inspection & Report - Chimneys, Flues, and Vents should be checked for anything that could compromise their functionality and affect the air quality or air flow for residents of the house. Most home inspection reports will cover them, and recommend further inspection by a chimney specialist if there are concerns.