Tips on Reading an Inspection Report

There is a Home Inspection Contingency Clause pre-printed in the Purchase Contracts that we use for our buyers. This clause gives the buyer a time frame to have the property checked for defects. The time frame is usually 10-17 days after the seller accepts your offer. Inspectors often schedule themselves in advance, so if you chose to have an inspection, it needs to be ordered as soon as possible. The seller usually pays for the Termite/Pest, well, and septic inspections, as well as locating the boundaries IF REQUESTED BY THEIR BUYER IN THE PURCHASE CONTRACT. The BUYER  normally pays for their own HOME INSPECTOR. This provides the buyer with the choice of Inspectors. We have a list of service providers that our clients have recommended, or you can hire anyone that you like. The link to the Service Providers is on my Home Page. When interviewing a home inspector, ask the inspector what type of report format he or she provides. There are many styles of reports used by property inspectors, including the checklist, computer generated reports, and the narrative style. Some reports are delivered on site and some may take as long as 4 - 6 days for delivery. Some of the inspectors can even e-mail a full color report complete with photos of the defects. All reporting systems have pros and cons.

The most important issue with an inspection report is the descriptions given for each item or component. A report that indicates the condition as "Good", "Fair" or "Poor" without a detailed explanation, is vague and can be easily misinterpreted. An example of a vague condition would be:

Kitchen Sink: Condition - Good, Fair, or Poor.

None of these descriptions gives the homeowner an idea what is wrong. Does the sink have a cosmetic problem? Does the home have a plumbing problem? A good report should supply you with descriptive information on the condition of the site and home. An example of a descriptive condition is:

Kitchen sink: Condition - Minor wear, heavy wear, damaged, rust stains, or chips in enamel finish. Recommend sealing sink at counter top.

As you can see, this narrative description includes a recommendation for repair. Narrative reports without recommendations for repairing deficient items may be difficult to comprehend, should your knowledge of construction be limited.

Take the time and become familiar with your report. Should the report have a legend, key, symbols or icons, read and understand them thoroughly. The more information provided about the site and home, the easier to understand the overall condition.

At the end of the inspection your inspector may provide a summary with a question and answer period. Use this opportunity to ask questions regarding terms or conditions that you may not be familiar with. A good inspector should be able to explain the answers to your questions. If for some reason a question cannot be answered at the time of the inspection, the inspector should research the question and obtain the answer for you. For instance, if the inspector's report states that the concrete foundation has common cracks, be sure to ask, "Why are they common?" The answer you should receive will be along these lines: common cracks are usually due to normal concrete curing and or shrinkage. The inspector's knowledge and experience is how the size and characteristics of the cracking is determined.

We recommend that you accompany your inspector through the entire inspection if possible,we will also be there. This helps you to understand the condition of the home and the details of the report. The inspection takes about two hours.

Read the report completely and understand the condition of the home you are about to purchase. After all, it is most likely one of the largest investments you will ever make.

I suggest that you use an inspector that is a licenced General Contractor who carries proper insurances. As with all professions, it makes sense to hire a TOP QUALITY professional. Fees range in our area from about $250.00 -$600.00. The fee depends on the size and complexity of the property. They often do not include a pool inspection, these must be ordered separately.
 
Most  properties have issues, even brand new homes. Expect that we may have to put together a list of requested repairs for the seller. This is when negotiations typically re-open. The seller can refuse to make any repairs. You then need to decide if you'd like to cancel the contract and move on, or purchase the property "as is", in it's present condition. Remember if you move on, you may just find new issues with the next property!

Once the seller is aware of any defects in their property, they must disclose them to any future buyer if not repaired. If all parties are reasonable, we can normally work out all the details for you and the seller, so that we can proceed to your close of escrow.