What is a Home Inspection?And Why Do I Need One?

A home inspection is a professional, objective, visual examination of the condition of a home.

Home buyers view inspections as a way to gain valuable information about the biggest purchase 
of their lifetime. It helps them to determine whether there are any major defects or system 
inadequacies at the time of purchase.

I will be your objective and impartial professional who looks for potential problems. For only a 
few hundred dollars you get a comprehensive report telling you what you need to know to 
decide if this is really the house for you. I document all findings in a report that states the type of 
materials and features in the home, and further illustrates conditions that may require remedy 
before closing.

In most cases, home inspections are performed after a sales contract, conditional upon a 
satisfactory home inspection, has been accepted by the seller. The inspection should be 
scheduled as soon as possible to fulfill the time required for the contract, plus allow time to 
consider the findings in the report. I am willing to schedule inspections to fit the clients schedule 
even on evenings and weekends. The home buyer is encouraged to attend the inspection, or at 
least allow time to do a walk through with me so that he/she can see first hand the workings of 
the home.

The typical inspection takes Three hours. It also presents an excellent opportunity for the 
prospective buyer to ask questions about the home or to discuss potential changes.

My service to my client is primarily one of education. My goal is to provide the client with a better 
understanding of the physical condition of the home in order that they can make a well-informed 
decision. It is also my role to keep my findings in perspective for the buyer. All homes have 
problems. Some can cost more than others and some are acceptable as is.

What is inspected in a home?
I inspect every house with the same thorough attention to detail regardless
of age, size, or price. What is inspected is too long to list. A home inspector should pass several 
exams to become competent. Most inspectors abide by ethics and standards and practices
required by independent organizations. These Standards dictate what we are to inspect and 
how to inspect them. You can read the "Home Inspection Walkthrough below. I also abide by 
standards and practices in accordance with my education by AHSI standards. All require a 
pledge to the highest standard of ethics!

New Home Inspection Walk-Through

When should you do it and what should you look for?

When you're buying a home, it's essential to do one or two final walk-through inspections prior 
to closing. Checking Completed Repairs If the seller made requested repairs, verify that the 
repairs have been made as soon as the seller notifies you they are complete.
Don't wait, because if problems still exist you'll need time to get them corrected before closing.
The home inspector who discovered that repairs were necessary may accompany you (usually 
for an additional fee) to verify that repairs were done correctly.

The Day of Closing Always do a final walk-through after the sellers have moved, but before you 
go to closing. At this point you're not inspecting for repairs, you simply want to make sure that 
the home is in the same condition it was in when you signed the offer to purchase it.

Have items been damaged during the move?
> Inspect floors for rips or gouges. Look at the walls, especially around door frames that large 
furniture and appliances might have been moved through.

> Most offers to purchase include wording that states that all major systems in the home must 
be working at the time of closing, so it's fine to do a quick test of appliances and other items 
such as the air conditioning. Those items should have been checked during the home 
inspection, but there's always a chance they've quit working since that date.

> Make sure all items the sellers agreed to leave are still there.

> Make sure all items the sellers agreed to remove have been removed.

If the condition of the home has changed since your offer to purchase, you are in a better 
position to get the problems handled when you bring them to everyone's attention before the 
deed changes hands.

If necessary, repair or replacement funds can be negotiated, deposited into an escrow trust 
fund, then drawn on to bring the home back to the shape it was in on your contract date. Ask 
your real estate agent for advice on how to proceed. It's usually best to hold back an amount 
that exceeds the estimate for making repairs. An alternative is to negotiate a flat amount to be 
paid to you at closing. Or, if damage is excessive, you might prefer to delay closing until repairs 
are made. The final walk-through is not the time to do a home inspection. It's simply an 
opportunity to make sure that the home being conveyed to you is the home you agreed to buy.

Relax, all homes will show problems. Even new construction homes will have problems noted on 
an inspection report. The reports purpose is to inform you of the condition of your home. Armed 
with the knowledge of the existence of condition concerns, you can now evaluate the costs, and 
determine which combination of options are best for you.

Opinions vary greatly as to which conditions noted are acceptable “as is”, or could cost you a 
lot of money now, or down the road. I will assist you in determining pros and cons of each 
situation, but urge that you get a second opinion on any area you have concerns.

No house is perfect.

Minor problems are to be expected. All houses age. They need lots of maintenance over the 
years, and seldom do we expect that they are in the condition, or apply the same standards of 
new homes.
My job is to report on the negative aspects of condition. This does not mean the home is a bad 
Now you can take some time to absorb the conditions reported and evaluate how to remedy 
Talk over your concerns with your Realtor, your trusted contractors, lawyer, anyone who will 
help determine costs or risks associated with the purchase.
Get quotes for the repairs you deem necessary.

Your Options Are:

1. Accept certain conditions “AS IS”
Evaluate the condition of the home and accept the fact that no house is perfect and
proceed with the sale with knowledge of the present conditions.

2. Ask seller to fix selected conditions
When armed with the cost estimates, you could ask that certain items are repaired
before closing. You must also understand that the seller is not obligated to accept terms that 
you dictate. Repairs must be detailed as to standards of workmanship and materials. These 
can add to the complexity of the sales agreement and very often result in arguments and 
litigation about terms. Repairs and negotiations can drag out the sale indefinitely, costing all 
parties time and money.

3. Renegotiate the sales price.
A seller may adjust the purchase price or contract terms if major problems are found.
If the problems are costly you will be able to make your decision about purchasing the home 
with the proper knowledge about the future cost of that home. Neither party is required to enter 
into negotiations of price. Chances are they priced the home with most conditions in mind.

4. Reject the sale.
It’s your money. Don’t let sales pressure saddle you with years of buyer remorse. The
terms of this sale are in your control.