A version of this article was originally published on Cityhousecountryhouse.com on 8/27/2018
The Importance of Home Inspections
When buying a new house, it is very important to have a Home Inspection done on the property. Home Inspectors are trained to look for things the average home buyer does not know how to look for….the condition of the roof, the mechanicals, potential seepage problems, and so on.
According to Realtor.com, an inspector looks at approximately 1600 different items. However, having a home inspection does not guarantee your new home will be problem free.
What the Inspection WILL NOT tell you
No matter how skilled your inspector is at their job, they cannot predict the future.
Everyone lives in a home differently!
What might have worked for the previous occupants may not hold up under different circumstances.
- PLUMBING: Imagine a house is on a septic system. The plumbing in the house might have been fine when there were two people living there. Now there is a family of six with lots of visitors. The tank may need more frequent maintenance than before.
- ELECTRIC: 100 amp service is fine. However, now you have added all new kitchen appliances, a new washer and dryer, and filled the outlets with toasters, phone chargers, mixers, etc. The lights start flickering or you keep popping breakers. You may need to separate and possibly add breakers to balance your service panel.
- WINDOWS: The windows may be draft free, but did the previous occupants ever use them? Some people don’t like to open their windows and prefer A/C. Windows that are left closed can become sticky and difficult to open.
These are just a few examples of what might go wrong in a new house. It doesn’t mean everything will happen at once, but you must be prepared. Whether you buy a 100 year old Victorian or new construction, issues will come up.
Don’t panic, just be prepared!
When the Inspector DOES find Problems
If your contract has a home inspection contingency, this is where your lawyer can negotiate to have problems fixed. Depending on the severity of the problems, you might ask the seller to fix them, you might ask for a price reduction in the house, or you might decide to walk away from the house and rescind your offer. This really depends on how much you think you can handle when it comes to fixing problems.
Something to think about- Our refrigerator story
Here is another example of “using a home differently”. In our previous home, we purchased a brand new, well known brand of refrigerator that was highly recommended.
Everything was fine for the first few months. As soon as summer hit, we called a repair man. The ice maker wasn’t working! After several visits and even more phone calls, we learned our fridge was not broken. It just couldn’t keep up with a hubby who works outside, 2 teenagers playing sports and two little ones who loved to watch the ice come out of the door. The fridge was not broken and an average family probably would not have had an issue, of course my family puts everything to the test!
Finding a Qualified Home Inspector
Referrals are great because you know the person has had real experience with the inspector. Your Realtor should have a list of people they have used in the past. It is also a great idea to ask friends or family who have used a home inspector recently. Finally, you can use websites like ASHI to search your area.
Remember: You cannot plan for everything, but as you walk through your potential new home, think about how YOU and YOUR family will use it.
Hope for the best but be prepared for the worst!