Are Home Inspections Worth It?

Homeownership can represent the pinnacle of the American dream, and the single largest purchase of someone’s life. During my real estate and construction career I have built or sold well over one hundred homes.

When talking with people shopping for a home, it would never cease to amaze me the reasons why they would choose (or disqualify) a specific home. Everything from the color of the paint, to the size of the Man Cave, could be a potential reason for a shopper to buy or keep looking. Surprisingly, most decisions rarely had to do with the quality of construction. That’s right . . . homeowners rarely decide whether they’re going to buy a particular home based upon quality or craftsmanship!

Home inspections are an absolute necessity when venturing into the home-buying process. I’ve never met anyone who purchased a car who didn’t at least look under the hood, kick the tires (I still don’t know what purpose that serves), or take the car for a test drive. You inspect a new car before purchasing, why not a house?

Good real estate agents will recommend you have an inspection clause when making an offer on any home. This means you will have to fork over some money for the inspection, but you gain the confidence in knowing you’ve done everything possible to ensure you’re not being saddled with a lemon of a home.

The Average Homebuyer is Not a Professional

Watching hit television shows like Renovation Realities or Holmes on Homes doesn’t make you a home expert. Few of us have the background or qualifications to understand potential structural, plumbing or electrical issues. Most homeowners when gauging a home only hit the superficial. The average homebuyer doesn’t possess the tools or knowledge to know how to dig deeper into whether or not the home is built correctly or if it meets applicable construction codes.

Bottom line: Leave it to a professional.

The way of fools seems right to them, but the wise listen to advice. – Proverbs 12:15 NIV

That doesn’t mean have blind faith in any home inspector. You should absolutely accompany the inspector on any tour. If the inspector won’t accommodate this request then find someone else. You’re paying for a service and an education on your prospective home. You want to be able to ask questions and receive expert feedback. You’re not interested in a “cut and paste” inspection report. Believe me . . . there are bad inspectors.

Home Inspections 101

A good, qualified home inspector looks at the home’s visible areas and crawls through any accessible – although uncomfortable – areas of the home. He or she should provide you with a list of any health or safety issues and any conditions which require either your or the seller’s attention.

A good inspection report should include the following areas:

1. Structural Systems: Roof, foundation, porches, attic, walls, ceilings, grading and drainage, windows, doors (interior and exterior), stairways, fireplace and chimney.
2. Electrical Systems: Panels, circuits, fixtures and electrical devices.
3. Heating, Venting and Air Conditioning: Furnace, AC, ductwork, chases, vents and thermostats.
4. Plumbing Systems: Water supply, meters, valves, pressure, drains, vents and water heater.
5. Appliances: Oven/ranges, garbage disposal, trash compactor, exhaust, garage door opener, chimes/doorbells and dryer vents.
6. Other Systems or Equipment: Outdoor grills, lawn sprinklers, private water wells, private sewage disposal, or swimming pools.

Every quality inspection will include a written report once the inspection is complete. The report should detail any issues with the home and the property.

What a Home Inspection is Not

• An inspection does not solely determine if you should buy or pass on a home. It’s merely a tool you should use in your buying decision. It doesn’t matter if you’re the adventurous homebuyer willing to do some renovating, or a ready-to-move-tomorrow family, an inspection report will help you gauge a home’s “true” value to you.
• Don’t expect zero items on an inspection report. All inspections will note something. Many of the items may simply be “recommendations.” These items are a matter of opinion and do not represent a code violation or deviation from a manufacturer’s installation instructions.
• The inspection does not guarantee a price reduction if items needing correction are discovered. Many sellers clearly state a home is being sold “as-is” with no warranty.
• The inspection report is not a crystal ball. The report does not predict what might happen in the future. It simply provides the observations on the day of the inspection.

When to Get an Inspection

If the home you’re considering is already built then there’s only one option. Get the inspection prior to closing on the home. Typically, your real estate agent will put an inspection clause into any offer you make on a prospective property.

If you’re considering new construction then it’s worth the money to invest in three inspections.

1. Foundation Inspection: Prior to the pouring of concrete (once poured there’s very little which can be corrected).
2. Pre-drywall (Pre-Cover) Inspection: Before the sheetrock goes on the walls and ceiling you have a great opportunity to inspect both the structural and mechanical systems of the home.
3. Final Inspection: Once the builder says the home is complete (the same inspection you would have if you were buying an existing house).

Inspection Cost vs. Value

Home inspection fees vary regionally, but usually run under $750. While the cost may seem a bit high to some; the value to your family’s piece of mind is priceless. A quality inspection can save you potentially tens of thousands of dollars! Don’t let your home buying experience become a script for a nightmare reality show . . . invest your money wisely and get an inspection!

Have you ever had a home inspection done? What items did the inspection uncover? Did you feel it was worth it?