Introduction
When buying or selling a home, the importance of home inspections cannot be overstated. In this guide we’ll share the 11 most costly inspection pitfalls that every seller should know, as well as a home inspection checklist for buyers. This information is aimed at helping both sides protect their assets and investments while also ensuring a smooth home buying or selling process.
The Importance of Home Inspections
For Sellers: Home buyers want to know your home inside and out before making their final decision about making an offer. While homebuyers are as individual as the homes they plan on purchasing, one thing they all share is a desire to ensure that the home they will call their own is as good beneath the surface as it appears to be. Questions about the roof, wiring, plumbing, and foundation are on the minds of buyers, and they will seek help from a professional, licensed home inspector.
For Buyers: Finding your ideal home in Seattle can be challenging, and after you find it, a home inspection might seem like an extra cost. However, this step is crucial to ensure your investment is sound. Including a home inspection contingency in your purchase agreement allows you to negotiate repairs or withdraw from the purchase based on inspection results.
The Need for Professional Home Inspections
While you might be capable of handling some inspection tasks, professional inspectors are better equipped to identify hazardous materials like asbestos or radon, as well as mold and pest issues. Their expertise provides more leverage during negotiations and ensures the safety and integrity of your future home.
11 Most Costly Inspection Pitfalls for Sellers
Defective Plumbing: Defective plumbing can manifest itself in two different ways: leaking and clogging. A visual inspection can usually detect leaks, such as water marks and stains on walls or ceilings, or wet spots in the cabinet under kitchen or bathroom faucets. For clogging, an inspector might turn on faucets in the highest bathroom and then flush the toilet to observe any potential reduction in water flow. Dirty water when a faucet is first turned on indicates rusting pipes, which can result in severe water quality problems and costly repairs.
Damp or Wet Basement or Crawl Space: Inspectors check for powdery white mineral deposits on basement walls and a mildew odor. Sealing a crack in or around the basement foundation could cost from hundreds to thousands of dollars, depending on severity. Adding a sump pump and pit could run around a couple of thousand dollars, and complete waterproofing of an average 3-bedroom home could range from $5,000 to $25,000.
Inadequate Electrical Wiring: Homes should have a minimum of 100 amps service. Inspectors test all electrical switches, outlets, GFI outlets, exposed wires, and the electrical panel to ensure safety and code compliance.
Poor Heating & Cooling Systems: Insufficient insulation and inadequate or poorly functioning heating or cooling systems are common issues. Inspectors check if the furnace is within its typical life span of 15-25 years and if there are service records. Cracked heat exchangers, which can emit deadly carbon monoxide, must be replaced.
Roofing Problems: Water leakage through the roof can result from physical deterioration of asphalt shingles, curling, splitting, or mechanical damage from wind storms. Leaking gutters and downspouts can lead to major internal problems.
Damp Attic Spaces: Problems with ventilation, insulation, and vapor barriers can cause water, moisture, mold, and mildew to form in the attic, leading to premature wear of the roof and structure.
Rotting Wood: Rotting can occur in door or window frames, trim, siding, decks, and fences. Inspectors may probe the wood to check for rot, especially where wood contacts soil.
Masonry Work: Rebricking can be costly, but if left unattended, repairs can lead to water and moisture penetration into the home. This can result in clogged chimneys or even a collapsed chimney.
Unsafe or Overloaded Electrical Circuits: Overloading circuits can create fire hazards. Inspectors check if circuits, especially the common 15 amp circuits and larger service circuits for appliances, are safe and up to code.
Adequate Security Features: Beyond security systems, inspectors look for proper locks on windows and patio doors, deadbolts on doors, and smoke and carbon monoxide detectors.
Structural and Foundation Problems: Inspectors investigate footings and foundations for structural integrity. Large cracks, settling, and slippage can be expensive to repair and may require addressing underlying issues.
Comprehensive Home Inspection Checklist for Buyers
Roof and Chimney
Roof: Evaluate the condition of shingles and roof deck for rot.
Chimney: Inspect for leaning and cracks in the masonry cap.
Bathrooms
Plumbing: Check for leaks and water damage.
Fixtures: Test water pressure and drainage.
Kitchen
Plumbing: Examine plumbing under the sink.
Electrical: ensure that there are sufficient outlets that are safe
Appliances: Test exhaust fans, appliances, and garbage disposal.
Interior
Walls and Floors: Check for damage.
Light Fixtures: Test all fixtures.
Doors: Ensure they latch properly.
Smoke Detectors: Verify placement and operation.
Wooden Structures
Damage and Paint: Inspect for damage, missing sections, and paint condition.
Windows and Doors
Insulation and Rot: Assess insulation quality and check for rot.
Operation: Ensure they are square and airtight.
Exterior and Grounds
Foundation and Drainage: Inspect for damage.
Gutters and Exterior Walls: Check condition.
Structures: Ensure the garage, shed, fences, and deck are in good condition.
Basement
Moisture and HVAC: Look for moisture and evaluate the HVAC system.
Attic
Ventilation and Insulation: Check for stains, leaks, damage, proper ventilation, and insulation.
Conclusion
Understanding these 11 problem areas and following the comprehensive home inspection checklist helps identify potential issues and prevents costly surprises. Whether you are a seller preparing to list your home or a buyer looking to make an informed purchase, these insights are crucial.
For a free, no-obligation PDF hard-copy version of this report contact Doron Weisbarth directly at 206-779-9808. For specific questions or advice, feel free to email doron@weisbarth.com.
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