If you’re not familiar with home inspections, then you might have a lot of questions about what gets inspected, why you even need one, and what you can expect if something shows up that might be a red flag.
There’s a lot to know about a home inspection, and your questions deserve answers.
Here they are!
What is a home inspection?
A home inspection is basically what the name implies: A licensed professional home inspector walks through the home and around the exterior, looking at specific elements and features of the house, and then provides a report about anything that is considered deficient. The Texas Real Estate Commission has strict standards of practice for home inspectors which can be found here.
Do I want a home inspection?
Yes, Yes, Yes!
An inspection is always a good idea to give you a rundown on any issues or problems with your house, that are not easily observed from just walking through and seeing during a showing.
If you’re already living there from renting, it’s still a good idea if you’re buying the home — you will most definitely want an inspector to check for any potential red flags.
Potential unseen issues will be problems after closing, and major ones can sometimes affect the insurability of your house (which, in turn, affects your loan eligibility). Home inspections are most common after an offer is made and accepted on a house but before the option period runs out. The purpose of an option period is so the buyer has time to get inspectors in and out, get their reports back, and still have time to make a decision to either move forward, ask for repairs, or renegotiate the contract to allow them to make any repairs needed after closing themselves. Of course, after closing repairs are usually only an option provided that none of them cause any lender requirements ahead of time to satisfy loan conditions.
What all does the home inspector look at?
Basically, you should expect whole home inspectors to look over the house in its entirety. Sometimes spaces are too small to accommodate the inspector, but most of the home will be inspected that can be easily accessed safely. A few major components to expect will include -
- the roof and attic
- the basement and foundation
- the plumbing
- the electrical setup
- the heating or air conditioning systems
- the interior of the house
- the exterior of the house
- add-on items are also sometimes needed like a water well, pool, carports, exterior buildings, etc.
Depending on where you live and what common problems tend to manifest in the homes, you might also want to think about hiring a pest inspector, a septic inspector, or even ask about an engineering report to evaluate the home and plot’s structure and stability.
In areas where radon is prevalent, or where there’s a lot of humidity, you may also want to ask about radon or mold testing (again, some home inspectors do this as an add-on part of their package).
How much does it cost?
The price of the home inspection is going to depend on the size of the house by square feet, with any additional costs for add-on items. You or your agent can usually get an estimate from the company you decide to use when scheduling.
Do you need an inspector for a new house?
It’s always a good idea to get a home inspection — even in a brand-new house. You don’t want to find out there’s a problem that builder had after you move in, and an inspection is the best way to try and figure that out.
Should you attend the inspection?
It’s usually a welcomed idea for the buyer to wait until the inspection is complete and the inspector lets them know he is ready to go over anything found with them and their agent. Inspectors do not need anyone in their way when they are working. Many inspectors today use new technologies that allow them to include photos of any issues or potential problems, but there’s nothing like being there in person when the inspector is done, to better understand exactly what’s wrong and let them point it out. One thing that is not welcomed, is for any buyers to show up unannounced and be walking the property alone without their agent. That would open up the possibility for liability issues and is just not safe for either party.
What happens if a problem is uncovered?
Home inspectors are going to list absolutely every little thing considered deficient with a property, which is a good thing in my opinion considering that's what a buyer is paying them to do. You want to be educated and informed. Now, knowing every little thing is going to be included on that report, (from a missing outlet cover down to a hairline crack), all buyers should stay focused on any major or unsafe items. That will be the big-ticket items which ultimately need to be worth it to you to turn the house down for if that's what you decide. If both parties play hardball and fight over every little item that can easily be corrected after closing, sellers may get frustrated and refuse to pay for anything at all, and the buyers may lose out on a wonderful property they had already started envisioning their family in. If everything is not in good shape with the home, you’re about to buy don't lose hope, there are options. Usually when this happens, the buyers and the sellers start negotiating again — this time, to figure out who’s going to pay for the necessary repairs.
Sometimes sellers don't have the cash to pay for repairs right then. If it's not going to be a lender required repair, buyers could ask for an amount of money to be knocked off the final sales price to accommodate for the repairs later themselves. There could even be an option for both. Sellers may agree to do a couple repairs before closing, and also reduce price to allow buyers to finish up things later.
If everyone can come to an agreement that suits everybody, then the sale can move forward. If you have more questions on inspections or need some home inspection contacts in my area, don't hesitate to reach out!
Melissa Summers
Hi there! I am the Broker & Owner of Country Roots Realty, and I am here to help sellers and buyers with all their real estate needs here in the heart of the Pineywoods of East Texas.
