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Home Inspection.....
For a shorter PDF version of this page for download or printing, go here.
The inspection of a property is a very important step in the home buying process. It is the best way to find out exactly what is wrong, or right, with the home. It may seem that the cost of a home inspection is just another bothersome expense involved in purchasing a home. However, the value is unsurpassed. The cost of an inspection is a small price to pay for peace of mind about your purchase.
The home inspection industry has grown rapidly
in recent years. This is partially because of changes in disclosure
laws. Another reason is that real estate
professionals frequently recommend that a home inspection
be performed on properties under contract. But
even more often, home buyers see the need for an objective
expert to look beyond the paint and finishes and
thoroughly inspect the major systems of the home they plan
to purchase.
Many prospective buyers hire professional home
inspectors, residential architects, structural engineers, or
building contractors to visually assess the
condition of the structure and installed systems of a home before
closing the deal. The important point to
remember is to hire an expert who is familiar with the type of home
to be inspected, and who has the practical
experience and technical knowledge to assess the condition of the
house. No house or condominium will ever "pass"
or "fail" this type of inspection.
Rather, it is designed to educate the buyer
about the condition of the property.
If the inspector finds evidence that repairs are needed, the buyer may be able
to negotiate to have the work done by the seller, or lower the price of the home based on the cost of the
repairs.
An inspector, ideally, is an impartial examiner. He, or she, is not hired to give opinions as to whether or not
to buy the property, estimates about the value of the home, or suggestions on who to hire for repair work.
The home inspector should not be confused with the local building inspector, the real estate broker’s inspector,
the appraiser, or the pest control inspector. It is also important to keep in mind that the inspector is hired
to represent the buyer and to inform the buyer about the physical condition of the property. It is the buyers’
chance to get objective information about the house which may become their home.
Questions and Answers on HOME INSPECTIONS
For most persons, purchasing a home is the largest investment they will ever make. It is no wonder then that many homebuyers employ professionals to inspect the structural and mechanical systems of the home and report to them on their condition. Sometimes sellers also employ Home Inspectors to alert them to problems with their homes which could arise later in the transaction. But normally Home Inspectors are employed by buyers.
The following Q&A section is written from the viewpoint of the potential homebuyer, and is the joint publication of the North Carolina Home Inspector Licensure Board and the North Carolina Real Estate Commission designed to give consumers a better understanding of the home inspection process. What a home inspection is, who can perform an inspection and what to expect. If you have further questions regarding home inspections and Home Inspectors, you should contact the North Carolina Home Inspector Licensure Board, 322 Chapanoke Road, Suite 200, Raleigh, NC 27603 919/662-4480.
Q:
What is a home inspection?A:
It is an evaluation of the visible and accessible systems and components of a home (plumbing system, roof, etc.) and is intended to give the client (usually a homebuyer) a better understanding of their condition. It is also important to know what a home inspection is not! It is not an appraisal of the property’s value; nor should you expect it to address the cost of repairs. It does not guarantee that the home complies with local building codes (which are subject to periodic change) or protect you in the event an item inspected fails in the future. [Note: Warranties can be purchased to cover many items.] Nor should it be considered a "technically exhaustive" evaluation, but rather an evaluation of the property on the day it is inspected, taking into consideration normal wear and tear. Q: Can anyone perform a home inspection?A:
No. Only persons licensed by the North Carolina Home Inspector Licensure Board are permitted to perform home inspections for compensation. To qualify for licensure, they must satisfy certain education and experience requirements and pass a state licensing examination. Their inspections must be conducted in accordance with the Board’s Standards of Practice and Code of Ethics. Q: Why should I have the home inspected?A:
Most homebuyers lack the knowledge, skill and emotional detachment needed to inspect homes themselves. By using the services of a licensed Home Inspector, they can gain a better understanding of the condition of the property, especially whether any items do not "function as intended" or "adversely affect the habitability of the dwelling" or "warrant further investigation" by a person who specializes in the item in question. Q: In my home purchase I have chosen to sign the standard Offer to Purchase and Contract* form which many real estate and legal professionals use. It states that I have the right to have the home inspected and the right to request that the seller repair identified problems with the home. Will the home inspection identify all of these problems? *Jointly approved and copyrighted by the North Carolina Association of REALTORS® and the North Carolina Bar Association.A:
You can arrange for the home inspection or ask your real estate agent to assist you. Unless you otherwise agree, you will be responsible for payment of the home inspection and any subsequent inspections. If the inspection is to be performed after you have signed the purchase contract, be sure to schedule the inspection as soon as possible to allow adequate time for any repairs to be performed.
Q: Should
I be present when the home inspection is performed?
A:
Q:
Are all inspection reports the same?
A:
No. While the Home Inspector Licensure Board has established a minimum
requirement for report-writing, reports can vary greatly. They can range from a
"checklist" of the systems and components to a full narrative evaluation or any
combination of the two. Home Inspectors are required to give you a written
"Summary" of their inspection identifying any system or component that does not
function as intended, or adversely affects the habitability of the dwelling, or
appears to warrant further investigation by a specialist. The summary does not
necessarily include all items that have been found to be defective or deficient.
Therefore, do not read only the summary. Carefully read and understand the
entire home inspection report.
Q:
What should I do if I feel something has been missed on the inspection?A: Before any repairs are made (except emergency repairs), call the inspector or inspection company to discuss the problem. Many times a "trip charge" can be saved by explaining the problem to the inspector who can answer the question over the telephone. This also gives the inspector a chance to promptly handle any problems that may have been overlooked in the inspection.
Q: If, following the home inspection, the seller repairs an item found in the home inspection, may I have the Home Inspector perform a "re-inspection"?
A:
Yes. Some repairs may not be as straightforward as they might seem. The inspector may be able to help you evaluate the repair, but you should be aware that the re-inspection is not a warranty of the repairs that have been made. Some Home Inspectors charge a fee for re-inspections.
To download a PDF Brochure on the Q&A section just covered, go
here.
So, you think you know everything there is to know about the legal
description of your property. If you had to, you could dig up that old
plat and calculate precisely where your property begins and ends. And
you know exactly who has a right to come onto your property and why.
If that's true, you're one step ahead of most property owners. Most
people seek out the expertise of a professional surveyor to settle
common property description issues before they become problems. And in
addition to a professional survey, many people seek other specific
certifications such as an environmental certification, a zoning opinion
letter, or a flood plain classification from the U.S. Department of
Housing and Urban Development. Following are some common reasons
property owners hire a surveyor. One of the most common reasons a landowner seeks the assistance of a
surveyor, the location of boundary lines and other lines of occupancy or
possession is a critical piece of information to have before you build a
fence, add a sunroom or pave your driveway. All too often the survey
shows that you and your neighbors were operating under the wrong
assumption about the placement of the boundary line between your
properties. Before you have that fence erected, you want to make sure it
will be built on your property, not your neighbor's. The boundary line
certification will also tell you whether the legal description of your
property is accurate. Part of the boundary line certification, most surveys include a
statement that unless the surveys says otherwise, there are no
discrepancies between the boundary lines of your property and the
adjoining property. This is especially pertinent if your property is
continuous with alleys, roads, highways, or streets. A survey will show all the conditions imposed by law that are
reflected in your property's title report and other agreements. If your
property blocks your neighbor's access to the road, for example, there
may be an old agreement that gives your neighbor the right to walk
across your yard to the street. The typical survey reports visible or surface waters only.
Underground waters and wetlands are topics that are better covered by
other professional inspections. Unbeknownst to you or your next-door neighbor, you may have an
obligation by law to support your neighbor's driveway by maintaining
your own. The surveyor will usually certify that the buildings and other
improvements, alterations, and repairs to your property that exist at
the time of the survey are not in violation of laws or other
restrictions such as those regarding height, bulk, dimension, frontage,
building lines, set-backs, and parking. Of course, the surveyor will
also tell you if your latest improvement is in violation of a local
ordinance or other law, which will put you on notice that a change is in
order. Poles and above-ground wires are obvious, but the surveyor can
usually report on the existence of underground cables and drains, as
well, if the information is provided to him or her by your utility
companies and municipality. Such information is important for two
reasons. A utility company may have the right to use a portion of your
property for upkeep of utility lines, and may have a say in how tall you
let your trees grow, for instance. Also, knowing the exact location of
underground utilities is critical before any excavation or construction
begins. It is unlikely that unbeknownst to you there is an old family burial
ground in your back yard. The survey will show the exact location of any
old cemeteries on your plat. Your survey should state, at a minimum, whether there is physical
vehicular ingress and egress to an open public street. It may also
specify the adequacy of access for a particular purpose, such as
delivery trucks, emergency vehicles such as fire trucks, and driveways
for tenants. You probably know whether your property is zoned for residential or
light industrial use. But you may be surprised to discover that your
zoning classification puts specific restrictions on how you use your
property. This part of the survey simply reports your zoning
jurisdiction and classification. Once you have your completed and
certified survey, you may want to consult an attorney about whether you
are using your property in conformance with zoning ordinances or for
other advice about the legal ramifications of your property survey.
What
can I expect from a Professional Home Inspection? • A well-qualified home inspector can spot
problems that you might not be able to see or get to. In order to better understand the report and not
receive the information secondhand, it is wise to accompany the inspector on the inspection. • Expect problems to be clearly explained,
repair expenses closely calculated, maintenance costs estimated, and a written report delivered within
a day or two. Remember you are buying a resale home: the price reflects the fact that nothing
is new. What is
the territory covered by the inspection? Exterior:
1. Foundation (for holes, cracks) 2. Gutter and Down spouts (for gaps in joints,
sagging) 3. Siding (for warp) 4. Paint (for peeling, blistering) 5. Windows and doors (for cracks, loose
caulking) 6. Roof (for worn or bald spots) 7. Chimney (for tilting, loose bricks or stones) 8. Driveway, retaining walls and walks (for
holes, sagging, cracks) 9. Grounds (for proper grading and healthy
landscaping). Interior: 1. Electrical system (for age, condition,
adequacy
of voltage and outlets, proper grounding, signs
of wear) 2. Plumbing system (for condition of pipes
and fixtures, leaks, clogging)
3. Insulation in walls, attic and basement
(for thickness and efficiency) 4. Heating/Cooling system(s) (for
condition and capacity) 5. Floors and stairs (for squeaking,
shaking, bowing) 6. General structure (for soundness,
rot) 7. Walls (for cracks, loose plaster,
signs of leakage) 8. Kitchen (age and condition of
appliances and plumbing).
• Usually between
$200-
$250 depending on the
square footage of the
house.
Fees may be
higher if house is
over 2500 sq. ft.
Home Inspectors
Doug
Garretson-Licensed Home Inspector Abacus Home Inspections 5 Rollingwood Road Asheville, NC 28805 Office: (828) 232-1704 Fax: (828) 232-1703 John Cloyd-Licensed Home Inspector Pillar to Post:
Top 10 Reasons for Real
Estate/Property/House Inspections.
HOUSE INSPECTIONS REASON #1. BOUNDARY
LINES.
HOUSE INSPECTIONS REASON #2. GORES,
OVERLAPS, AND GAPS.
HOUSE INSPECTIONS REASON #3. RIGHTS-OF-WAY, EASEMENTS, AND ABANDONED ROADS.
HOUSE INSPECTIONS REASON #4. PONDS,
RIVERS, CREEKS, STREAMS, WELLS, AND LAKES.
HOUSE INSPECTIONS REASON #5. JOINT
DRIVEWAYS, PARTY WALLS, RIGHTS-OF-SUPPORT, ENCROACHMENTS, OVERHANGS, OR
PROJECTIONS.
HOUSE INSPECTIONS REASON #6. EXISTING
IMPROVEMENTS.
HOUSE INSPECTIONS REASON #7. WATER,
ELECTRIC, GAS, TELEPHONE AND TELEGRAPH PIPES, DRAINS, WIRES, CABLES,
VAULTS, MANHOLE COVERS, CATCHBASINS, LINES, AND POLES.
HOUSE INSPECTIONS REASON #8. CEMETERIES.
HOUSE INSPECTIONS REASON #9. ACCESS,
INGRESS AND EGRESS.
HOUSE INSPECTIONS REASON #10. ZONING
CLASSIFICATION.
How much is a Home
Inspection?
34 Sweetwater Valley Court
Hendersonville, NC 28791
Office: (828) 275-6787
Fax: (828) 890-3077
Home: (828) 891-5013
E-mail: cloydjc@worldnet.att.net
Rod Johnson - Licensed Home Inspector
Home Team Inspections.
P.O. Box 6525
Asheville, NC 28816
Office: (828) 254-0691 or (828) 253-7013
Fax: (828) 254-5412
Remember:
Buying and selling a luxury home will necessitate a Home Inspection
whether its finding that special piece of Asheville Real
Estate with Kathleen Blanchette,
a fully licensed Keller-Williams Asheville Real Estate Broker and Realtor, is a comprehensive and thoroughly professional
experience in buying and selling Asheville Real Estate throughout the Blueridge
and Smokey Mountains, where efficiency, personal regard and concierge services are
guaranteed every step of the way. Keeping the Tradition of Integrity...,
and a Reputation for Results!
Home Inspections are necessary, for whatever house you decide upon, and whether its a North Carolina luxury home in Vista at
Riverbank in Polk County, or your own Private Mountain Estate
in one of our uniquely designed plush Golfing Communities, Exclusive Gated Communities,
Active Adult Communities, surrounding Lake Communities, or a great Condominium,
Loft or Townhome, all of Greater Asheville and Hendersonville Luxury Homes are within reach with Kathleen Blanchette. Feel Free to browse the entire website of all available Greater Asheville Real Estate
MLS and Western North Carolina MLS,
for all Asheville Real Estate Properties, Land Acreage, Horse farms, Investment
Properties, Commercial Real Estate, New Home Plans, as well as handy relocation
and moving calculators, tips for buying and selling a house,
city and school reports, and more. Just call us when you're ready to move
ahead!
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