What to Expect When You’re Inspecting

The home inspection is perhaps the most critical phase of the home buying process. The information gathered during the pre-closing inspections helps buyers identify health, safety, major mechanical, or other issues at the property that could impact the decision whether to move forward with their purchase. While some buyers may have the experience and knowledge to complete a thorough inspection for themselves, most buyers wisely retain the services of a professional home inspector.

Buyers often use the inspection findings to negotiate concessions from sellers during the early stages of the closing process (often referred to as “attorney review and inspection” or simply “attorney review”). In “as-is” transactions, the inspection process helps a buyer determine whether the property is in acceptable condition. The inspection process also provides insight into adverse conditions that may have arisen in the past or that could arise in the future.

A standard home inspection usually takes two to four hours but more time may be needed for a larger or more complex property. During the inspection, the inspector looks at housing systems and major components, which could include: central heating, central cooling, plumbing, well, and electric systems, roofs, walls, windows, ceilings, floors, appliances, and foundations. Each inspection company defines the scope of their inspection so it is important for a buyer to ask a prospective inspection company what aspects of the property are included and excluded in a standard home inspection. As the inspector moves throughout the property during the inspection, they take pictures and make note of their findings, which are included in a comprehensive report that is usually released within 24 to 48 hours after the inspection. If possible, the buyer should accompany the inspector during the inspection to learn more about the property and to ask questions about the conditions pointed out by the inspector.

For most buyers, a standard home inspection is all that is needed. However, situations do arise where supplemental inspections by qualified contractors or tradespeople are required. For instance, a home inspector may see a potential issue with the functionality of HVAC components and suggest that the buyer consult with a qualified HVAC technician for additional information. Additionally, there may be systems at the property that are not covered by the standard inspection but that a prudent buyer will want to investigate. By way of an example, when purchasing a stand-alone property it is often important to hire a plumber to do a supplemental inspection of the sewer line to confirm the condition of the sewer line and the presence of any obstructions (tree roots, debris, etc.). When in doubt about whether a supplemental inspection should be obtained, a buyer should seek guidance from their inspector, attorney, and real estate agent.

For any questions regarding any or all real estate matters, you can contact Kevin Mitrick at kmitrick@lavellelaw.com.