Spend Now-Save Later: What To Expect During Home Inspections

What should I expect during inspections?

Welcome to my blog! My name is Amanda Evans Marsh, and I'm your local real estate expert. Based in Union County, North Carolina (with real estate offices in Monroe and Marshville), I'm here to help you navigate real estate transactions in Mecklenburg, Union, Anson, Stanly, and surrounding counties. When you are buying a home for the first time, you’re likely to run into many processes that you haven’t been through before. That's where I come in! One of the most important parts of the purchasing process is your property inspection. It may seem daunting, but if you know your role and the role of others, it can make the process less stressful. Here is what you should expect for each role in the property inspection process.

Who pays for the inspections?

All home inspections, unless otherwise negotiated, are the responsibility of the buyer. Regardless of the outcome, the buyer pays a due diligence fee (credited toward the purchase price) to "buy their time" to perform these inspections they choose to schedule and pay for.

Who is involved?

The Buyer

Your job will be to learn about the property during inspection. Before the inspection, you should prepare by looking over the property disclosures or any other building department documentation that you’ve received up until that point. Make a list of any questions or concerns you have about those documents and address any issues that the listing agent may have pointed out. Ask your agent, Amanda, what the typical inspections are for your market and make sure you set aside a few hours for the inspection.

The Buyer’s Agent

Your agent should be with you and help to walk you through the inspection. Your agent should know what to look for during inspections and be able to let you know what is important and needs to be addressed before the transaction is complete and what is a quick fix.

The Listing Agent

In most cases, the listing agent may not be present for the inspection. The listing agent will sometimes be there to advocate for the seller and help to address any issues that may arise, as they are likely the most familiar with the property.

The Home Inspector

You will hire the property inspector as the buyer. You can get a referral from your agent to find a licensed inspector in your state. The inspector is there to explain what may need changed about a property and the potential cost it would have for you. They are not there as a contractor and will not be fixing thee problems, simply inspection the property and overall state of the house.

What inspections should I order?

While this list does not encompass every possible inspection you could order, just know that these are some of the more common inspections we see during due diligence.

Although getting your inspections in order can add to the stress of home-buying, experts emphasize that it’s better to be safe than sorry. When in doubt, consult your general home inspector or your real estate agent about any additional inspections they recommend and which professionals in the area they trust to get the job done.

“There’s always a way to test further for any concern that’s found,” Greenblatt said.

Home Inspection

A home inspection is an objective visual examination of the physical structure and systems of a house, from the roof to the foundation. On average, a single-family home inspection usually takes 2-4 hours to complete, though this is heavily dependent on the of the size and condition of the home. After the inspection process, the inspector will send the client an inspection report (often within 24-48 hours) that covers their findings, complete with pictures, analysis and recommendations.

Cost: Depending on. the home's square footage, $375+

When to hire: ALWAYS!

Well Inspection

If you’re considering buying a home that uses a well as the primary source of water, getting a well inspection is essential. A well inspection is conducted by a professional who tests the quality and quantity of your water.

The well inspection will ensure the water is safe to use and won’t cause any health hazards. The inspection will also reveal if the well holds enough water to properly service your home.

Costs: While inspector rates vary, expect to pay on average anywhere from $300 to $500. And because most well inspections take place in more rural areas, your inspector may also charge a travel fee. Additional fees may include lab fees. Lab expenses can tack on an extra $100 to $300 to your total inspection cost.

When to get it: Wells should be checked and tested ANNUALLY for mechanical problems, cleanliness, and the presence of certain contaminants, such as coliform bacteria, nitrates/nitrites, and any other contaminants of local concern, (for example, arsenic and radon).

Septic Inspection

A septic system inspection will check for items such as when the tank was last pumped, the sludge level, proximity of the tank and drain field to wells and streams, and whether the tank is the right size for the house, according to the International Association of Certified Home Inspectors.

Costs: A septic inspection can cost $100 to $250. Add an additional $50 to $250, based on the depth of the tank, if the inspector has to uncover the tank.

Who to hire: A qualified wastewater professional typically inspects these systems, although some health departments do as well for a fee. Some plumbers may also combine a plumbing inspection with a sewer system inspection.

When to get it: If a home has slow-flowing toilets or back-flow in the drains, or there’s a question about whether the size of the tank appears proportionate in size to the house, the home inspector might request a sewer or septic system inspection.

WDIR - Wood Destroying Insect Report

More commonly called a termite inspection, a wood-destroying organism inspection ensures your future home doesn't already have six-legged tenants. Termites, wood-boring beetles and carpenter ants are among the most concerning culprits, though WDIR inspectors will also look for dry rot caused by fungi. If you're using a VA loan or FHA loan, a WDIR inspection may be required regardless of location. During a WDO inspection, the inspector will look for signs of active infestation (shed termite wings), signs of past infestation (soft wood) and potential trouble spots (crevices or gaps that could let in pests). During a pest inspection, an inspector checks the exterior and interior of your property for any signs of infestation, damage, or areas that are attractive to pests. This can involve taking moisture readings with a meter and looking for other signs, such as mud tubes (small tunnels that subterranean termites build to access food); piles of wings; damaged wood (crushed joints; sounds hollow when tapped); moist wood; bubbling and buckled paint; gnawed wiring; or droppings, especially from mice. You'll get a report with detailed findings, as well as suggestions for addressing any issues that come up. Costs: Some home inspection companies will bundle into their services a pest inspection for an additional $125- $175. Who to hire: Licensed pest inspector or local pest control expert. Your home inspector can usually add this onto your inspection service. When to get it: You should always get this report. Some financing, such as VA and FHA loans, requires a termite or pest inspection.

Chimney Inspection

A chimney inspection assesses whether the chimney and fireplace are venting properly, if the mortar is cracked or deteriorating, and if there’s a heavy buildup of creosote (a byproduct of burning wood), which can combust. This prevents chimney fires and smoke or odors from seeping inside when you’d go to light the fireplace on a chilly day. Costs: About $360 to $400 on average nationwide When to get it: You’ll need to inspect the chimney before you use the fireplace anyway. If a house has a chimney, inspect it so that you don’t have to worry about unwanted guests (birds or bats) nestled up there, the risk of starting a fire, or extremely dangerous carbon monoxide poisoning. Unless the sellers of the home have paperwork to show they’ve inspected the chimney recently, go ahead and get this inspection before closing if time allows.

Roof Inspection

Preventive roof maintenance can save homeowners thousands of dollars on average each year throughout a roof’s lifespan. A roofing contractor can examine a roof and ceilings for signs of leaks or damage, flag trouble spots such as mold growth that might mean rotting wood underneath, and even use a handheld infrared scanner or drone inspection to look for spots where heat is escaping. Costs: About $205 on average nationwide Who to hire: Ask your agent for a referral; be sure to double check for the roofer’s license and insurance When to get it: If a house has a roof that’s 20-25 years old; shows visible signs of damage such as loose shingles, cracks in the structures, or algae growth; or your real estate agent or inspector expresses concerns over the roof’s lifespan, then consider a roof inspection. Consider asking for a roof certification, a document from a roofing professional that identifies the need for any roof repairs and provides an estimate of the roof’s lifespan. Roof certifications are typically valid for 2 to 5 years after inspection.

Lead Based Paint Inspection (Homes built prior to 1978)

The federal government banned the use of lead-based paint in 1978, but older homes and even some built since then still can contain it. Lead is a naturally occurring toxic metal that poses many risks to the human body, including damage to blood cell production, calcium absorption, and muscle movements, while high levels of lead can even cause kidney and brain damage, according to KidsHealth.org. The CDC notes that kids are especially vulnerable to the risks of lead exposure while the substance can also pose harm to pregnant women and their unborn children. During a lead-based paint inspection, a lead inspector will do a visual inspection and look for chipped or peeling paint around the house. The inspector will then collect paint samples of each room using swipe clothes that are later evaluated in a lab. Costs: Around $300 on average nationwide. (If lead is identified, lead-based paint can be encapsulated, or covered with a specially formulated liquid compound, for $55 to $75 per gallon; removing lead paint costs from $5,000 to $10,000 on average.)

Who to hire:

• Use an EPA’s certified lead inspector locator

• Find a certified lead-based paint activities professional

(See the EPA guidelines for more information on the right route for your area).

When to get it: Recommended for any home built before 1978.

Mold Inspection

The EPA's recommendation about mold testing is essentially if you see mold, you've got mold — and you might need to go straight to remediation. But if you’re concerned about what you can't see (or smell), a home mold inspection may be in order. A mold inspector uses a moisture meter to detect dampness in drywall, insulation and other building materials. They may also take air samples from inside and outside the home.

Costs: About $360 to $400 on average nationwide When to get it: If you're concerned, book it. A general home inspector can pick up on a mold problem if there are stains or growth on furniture, walls, and ceilings; standing water around HVAC units; and earthy or musty odors, all signs that warrant further investigation. Any sign of water damage or visible mold is enough reason to get an inspection.

Radon Inspection

The EPA estimates that nearly 1 out of every 15 homes in the United States has elevated radon levels, which can increase the risk of lung cancer. Scientists estimate that 15,000 to 22,000 lung cancer deaths nationwide each year are related to radon. You need to be concerned when the radon level in your home registers 4 pCi/L (picocuries per liter of air). Two short-term tests of two to three days each, or a long-term test of 90 days are certified ways to measure the radon in your home. The test needs to last for such a long time because interior radon levels can fluctuate based on the ground shifting and other factors. To be valid, the test should be recent, e.g., within two years, especially if the home you’re buying has been renovated or altered since a previous test. (Depending on the inspector you hire, your home inspection also may include testing for methamphetamine, which when produced permeates surfaces of a home and property. Sellers in more than half the states nationwide are supposed to disclose whether a home was used to manufacture meth.) Costs: Radon can be bundled into the cost of a standard home inspection for $100 to $250 on top of the home inspection fee. Radon tests separate from the home inspection average $450 nationwide. Who to hire: Sellers can test for radon themselves by purchasing a DIY kit at a home improvement store or from National Radon Program Services, but buyers frequently want an independent party to handle the test, in which case they can find a qualified company a few different ways:

• AARST – National Radon Proficiency Program (AARST-NRPP)

• National Radon Safety Board (NRSB)

• Your state radon office or public health official

When to get it: Radon is most likely to be elevated in the lower levels of a home, so if the property has a basement and crawlspace, test for it so you can potentially ask for remediation in those areas.

Electrical Inspection

Your home’s electrical system is a vital component of protecting your family. Electrical distribution or lighting equipment in the home remains the 4th leading cause of home fires, according to the National Fire Prevention Association. An electrical inspection goes so far as to check for ungrounded outlets, exposed wiring, spliced wires, improperly modified electrical panels, and other issues that could pose a risk. Costs: An electrical inspection can cost a national average of $75 to $200, although some companies offer free basic checkups for residential clients. Who to hire: A licensed electrician or electrical contractor When to get it: The Electrical Safety Foundation International (ESFI) recommends this inspection if a home is 40 years old or older, has undergone major renovations, or added major appliances within the last 10 years.

HVAC Inspection

Heating, ventilation and air conditioning (HVAC)

An HVAC inspection can be a great way to determine how well a homeowner has maintained the central heating and cooling system of their home and what kind of shape it’s in. A dirty or neglected HVAC is a major cause of system failure down the line. During an HVAC inspection, a professional will look at the system’s thermostat calibration, heat pumps, electrical connections, air filters, safety controls and quality of installation, among a long list of other checks they can do just for this one house component.

Costs: About $321 on average nationwide

Who to hire: A reputable heating and air conditioning company in your area (ask your agent or inspector for a recommendation)

When to get it: If a home inspector measures a questionable temperature reading from your furnace or air conditioner or flags any other issues, an HVAC specialist can determine whether the unit needs to be fixed or replaced, or other issues such as whether a home’s thermostat’s sensors are blocked.

Asbestos Inspection (Homes built before 1980)

Before 1980 many roofing, paint, tiles, and other building materials in residential homes were made with asbestos before researchers discovered that exposure to asbestos, when damaged or disturbed, can cause chest pain, shortness of breath, and abdominal pain, leading to longer term health problems. However, asbestos only poses a health threat when it’s disturbed and the fibers are released into the air, which could happen with a renovation or home improvement project.

If a general home inspector thinks a home may have asbestos, the inspector typically will only identify it as “asbestos-like material” because asbestos can only be positively identified under a microscope, according to the International Association of Certified Home Inspectors. Testing for asbestos can be highly dangerous with the risk of releasing harmful fibers so you’re better off working with professionals who will use a special tool to cut into any materials in question and gather a sample for testing.

Costs: Onsite sampling from a team of specialists ranges from $250 to $750 while air monitoring after removal can cost $300-$1,200.

Who to hire: Asbestos abatement company

When to get it: Sellers are required to disclose the presence of asbestos in a house if they know about it. If the home you’re buying was built before 1980 (and especially if any floor tiles are those 9 by 9 inch squares) ask your agent if it’s a good idea to test for asbestos. If asbestos is identified you may be able to negotiate for a repair credit or request the asbestos be removed (or the more likely case) contained but the seller is not obligated to do so.

Structural Inspection

Structural Engineer (Required for manufactured homes or if there are other issues presenting during home inspection). A home inspector will look at the house's foundation and note potential issues like drainage problems, nearby tree roots, cracks or other indications of movement. If anything looks worrisome, the inspector may suggest having the property examined by a residential structural engineer. A structural engineer can provide a comprehensive inspection of the foundation, diagnose the causes of any issues and explain how they can be addressed.

A structural engineer looks for foundational issues, such as if the house has a distinct slope, there are cracks above the doorways, or doors are out of alignment. Structural issues can lead to sagging roofs, angled floors, or cracks that leave your home vulnerable to pests and water damage.

Costs: The national average cost for a structural home inspection is $600. (Compare that with the average cost of a foundation repair, which in 2016 ran between $5,000 and $6,000.)

Who to hire: Structural engineer

When to get it: If there’s a suspected issue with the home’s foundation, frame, or other weight-bearing areas. Also, this certification will most likely be required on a manufactured home.

Plumbing Inspection

A professional plumbing inspection can involve either a visual check or a diagnostic camera. With a visual inspection, a plumber reviews all connections under the sinks and the shutoff supplies, verifies that all fixtures and appliances are installed to code, checks the water pressure and water heater, and confirms everything is draining properly.

Costs: Costs range from about $150 to $300; add about $200 for the plumber to run a camera through the pipes to examine their condition.

Who to hire: A professional plumber will be qualified to perform this type of inspection

When to get it: A plumbing inspection is a good idea for homes built before 1990 (when builders used plumbing materials that are no longer used today) or if you notice issues like signs of leaks, slow drains, or low water pressure in the house.

Landscaping/Soil Analysis

A soil analysis can outline drainage, grading, and other maintenance recommendations, as well as help determine whether a home’s foundation adequately counteracts the shifting and settling of a particular soil type.

Costs: Professional soil testing costs between $700 and $1,500.

Who to hire: Soil engineer or landscaping professional

When to get it: If you’re looking at a hillside property, which can experience erosion, mud flows, gullies, and other weather-related complications, a soil analysis may be advisable.

Pool and Spa Inspection

This inspection can include safety checks, such as noting whether any latches and fencing are working properly, as well as whether electrical wires and devices are away from the pool. It also includes reviewing the vinyl liner and plaster, along with any decorative or functional tiling and components such as the filter, pump, and heater.

Costs: A pool or spa inspection ranges from $250 to $600, depending on the size of the pool or spa, the surroundings that need examination, and where you live.

Who to hire: Look for a certified pool and spa inspector or you can ask your local American Society of Home Inspectors (ASHI) chapter for a swimming pool inspector referral.

When to get it: It’s a good idea for any home with a pool to check for the condition of the pool’s heater, pump, and filters which the general inspection won’t cover.

Underground Fuel Tank Inspection

Soil testing can aid in the search for underground oil tanks on a property, which were used for heating homes during the 1960s and 1970s before natural gas became customary. Some of these tanks were thought to be decommissioned properly, but any tank older than 20 to 25 years has a significant risk of rust and leakage.

Costs: Screening soil for environmental toxins can start at about $30, with additional costs of up to $100. But this is small compared with the average cleanup of these oil tanks, which according to ATS Environmental costs from $8,000 to over $100,000.

Who to hire: Some home inspectors will offer this specialized inspection, or you can search for an oil tank testing and removal company in your area.

When to get it: If the house was built between 1945-1975 when oil tanks were routinely installed or you identify fill and vent pipes in the yard indicating the house was once heated with fuel oil.

Bottom Line

Feeling overwhelmed? Don't be! Whether you're looking for real estate in Mecklenburg, Union, Anson, Stanly or other surrounding counties -- Amanda Evans is here to ensure you have the best representation, no matter what your end goal may be.

I'm ready to talk when you are, give me a call/shoot me a text (770)-653-7370.

Make it a great week,

Real Estate buying and selling service areas for Amanda Evans, Realtor/Broker include (but are not limited to: Mecklenburg, Union, Anson, Stanly, and surrounding counties. Amanda services sellers/buyers with their residential, land, commercial, farm and estate needs. With offices in Monroe and Marshville, North Carolina, Amanda can meet you on site for an appointment at your convenience.

Amanda's Hot Areas for purchase/sale 2022: Matthews, Mint Hill, Indian Trail, Monroe, Wingate, Marshville, New Salem, Unionville, Fairview, Waxhaw, Weddington, Wesley Chapel, Peachland, Polkton, Locust, Midland, Oakboro, Norwood, and Stanfield North Carolina.

SOURCE: https://www.homelight.com/blog/buyer-types-of-home-inspections/