Buying a home is an exciting time, but it comes with a lot of responsibilities. One of the most important steps in the home buying process is getting a home inspection. A home inspection allows a professional inspector to thoroughly evaluate the condition of the home and identify any issues or needed repairs. Being prepared for the inspection and knowing what to expect can make the process smoother.
Understanding the Home Inspection Process and Purpose
Before preparing for the actual inspection, it helps to understand exactly what a home inspection entails. A home inspection is a visual examination of the physical structure and systems of the home. The inspector will look at things such as:
- Exterior elements like the roof, siding, windows, drainage, etc.
- Structure and foundation
- Plumbing, electrical, and HVAC systems
- Insulation and ventilation
- Interiors like walls, ceilings, floors, doors, windows etc.
The purpose of the inspection is to evaluate the current quality and condition of the home. The inspector provides an impartial, professional assessment by identifying any issues, defects, or safety hazards. This information then allows the buyer to make an informed decision about the home purchase.
While inspectors point out issues, they do not provide cost estimates for repairs. Their role is not to determine if the home meets code or pass judgement on the property. Home inspections simply provide vital information to the potential buyer.
Preparing the Property
Taking time to prepare the property for the home inspection allows the inspector full access to thoroughly evaluate the home. It also presents the house in the best possible light. Useful preparation tips include:
Make the Property Accessible
- Unlock gates, prop open garage doors, and disable security systems to allow easy access.
- Clear clutter from hallways, entries, stairways so all areas are reachable.
- Have vendors turn off home security systems. Notify neighbors about unfamiliar vehicles.
Ready Mechanical Systems and Utilities
- Make sure all utilities are turned on, including water, electricity, and gas lines. Pilot lights should be lit.
- Operate the furnace, air conditioning, and appliances to confirm good working order.
- Locate water shut off valves and electrical panels so the inspector can easily access them if needed.
- Leave instructions for operating items like pool equipment, security systems, etc.
Improve Visibility for the Inspector
- Replace any burned out interior or exterior light bulbs so systems can be thoroughly checked.
- Make sure crawl spaces, attics, and basements have adequate lighting sources.
- Cut back overgrown plants, bushes, or tree branches blocking the exterior.
- Remove snow, icicles, debris from the roof and gutters if necessary.
Get Supplies Ready
- Clear out and prepare closet space to hold your own belongings on inspection day.
- Have step stools or ladders available for the inspector to access high areas like the roofline and upper cabinets.
- Make garbage cans available for debris from testing appliances, plumbing, etc.
By having the property fully prepared, you ensure the inspector can completely assess all aspects of the home efficiently. This benefits all parties and streamlines the buying process.
Attending the Home Inspection
It can provide great insight to attend the inspection, but keep in mind the process can take 2-3 hours or more. Consider the following:
Accompany the Inspector
Joining the inspection allows you to:
- Gain a better understanding of home maintenance needs
- Hear concerns directly from the inspector versus only reading a report
- View hard to reach areas like attics and crawls spaces
Attending, be prepared to:
- Clear out of rooms and avoid distracting the inspector unnecessarily
- Avoid asking for on-the-spot solutions; inspectors share findings later in written reports
- Act courteously since the seller/occupants may also be present
Unable to Attend
If you cannot attend in person:
- Provide access and guidelines for the inspector to navigate the property independently
- Supply contact numbers in case the inspector needs assistance accessing certain areas
- Let the inspector know of any pre-existing damage or issues you are already aware of
Keep communication open with real estate agents and inspector so you fully understand the inspection process whether attending or not.
Debrief After the Inspection
- Review the home inspection report thoroughly, whether pass/fail form or detailed narrative
- Have the inspector explain the findings, priorities, and his recommendations
- Get contractor cost estimates for significant repairs needing negotiation
- Re-visit the home yourself to evaluate concerns or issues noted in person
This follow up process allows you to make a well-educated decision on how to proceed with the transaction.
Using the Home Inspection Report
The home inspection report serves as an objective overview of the current quality and issues with the home. But reports vary greatly, so understand how to make the best usage of this resource.
Types of Inspection Reports
There are two main styles of home inspection reports:
1. Checklist Reports
Simple pass/fail checklists noting components and systems as satisfactory or unsatisfactory. These are easy to review but lack details.
2. Narrative Reports
More comprehensive reports explaining inspection findings, limitations, recommended upgrades, and priorities for repairs. These provide fuller analysis.
Reviewing and Understanding the Report
To make the most of either report style, be sure to:
- Note any immediate safety concerns needing urgent attention
- Flag older systems nearing the end of useful life like roofs and furnaces
- Identify issues that allow you to negotiate repairs or closing cost credits
- Determine which findings are non-critical, common for the home age, or easily addressable
- Distinguish between material defects vs. matters of personal preference
- Recognize limitations if the inspection was visual only without invasive testing
For any unclear aspects, request clarifications from the inspector directly. Use the report as an impartial guide, not necessarily an exact blueprint of mandatory repairs.
Non-Inspection Report Considerations
Even with thorough home inspections, some elements may not be covered or detectable. Keep in mind common exclusions:
Limited accessibility: Areas obstructed by storage or furniture can be restricted from inspection. Stored items should be removed beforehand when possible.
Wear and tear: General wear and tear issues are usually called out but inspectors do not provide fix cost estimates.
Code compliance: Inspectors note safety issues but don’t assess building code conformity unless specially requested. Separate municipal inspections may be needed.
Landscaping: Site landscaping and drainage may require further separate evaluation.
Pools/hot tubs: Mechanical equipment and water quality may need examination by qualified pool contractors.
Fireplace/chimney cleaning: Further examination by specialists may be recommended.
Even quality home inspections have limitations, so consider additional evaluations from other trades people if planning major upgrades or renovations.
Prioritizing Repairs and Negotiations Afterward
Armed with thorough home inspection findings, buyers can determine reasonable repair requests, upgrade needs, or closing credits to negotiate with sellers.
Classifying Report Findings
Categorize issues noted on the inspection report by:
- Immediate safety hazards: Exposed wires, bursting pipes, dangerous structures
- Essential major repairs: Roof replacements, electrical rewiring, structural foundation work
- Minor necessary repairs: Appliance functionality, window replacements, HVAC servicing
- Nice-to-have upgrades: Landscaping, modernized kitchens/baths, spare rooms
Classification helps determine negotiation priorities and repair urgency.
Strategizing Negotiations
Use inspection findings strategically in negotiations:
- Consider reasonable seller credits off the purchase price to cover future repair costs
- Negotiate specific repairs the seller can directly address before closing
- Re-evaluate seriously deficient properties that present unexpected costs or risks
Factor in the seller’s ability meet demands so negotiations are productive for both parties. But don’t hesitate upholding your right for a property meeting acceptable standards.
Allocating Repair Funds
Based on negotiations, determine repair costs and how to allocate funds. Consider:
- Which priority issues must be fixed immediately after moving in
- Longer term repairs that can wait until you accumulate funds
- Enlisting professional contractors vs. DIY projects based on your skill level
Plan budgets, timelines, and resources needed for essential repairs uncovered by the inspection. This allows you to comfortably afford move-in ready conditions.With thorough home inspections from quality home inspection in Maryland and thoughtful handling of findings, buyers can strategically negotiate needed repairs and upgrades during transactions. Taking time to properly understand reports allows fully informed purchase decisions sensitive to budget limitations. Preparing for quality professional home inspections leads to ideal home purchases.
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