Home Inspections

Days away from closing on my first home, I decided to attend the home inspection recommended by my real estate agent. I was standing in the kitchen when the inspector scrambled up from the crawl space. "Whatever you do," he said, "don't strike a match." There was a gas leak in the furnace, and the carbon monoxide in the air was 200 times the "legal" limit. An open flame in the house would have burned it to cinders. A night spent in the fumes could have been fatal.  Like most home buyers, I had left it up to my lender to ascertain through survey and appraisal that we were getting what we paid for. The inspection was an afterthought because the home was older and being sold "as is."  Most inspections - even on new homes - uncover defects. Then, the buyer may choose to accept the deficiencies, negotiate repair or replacement costs or abandon his or her contract. Home inspections cost hundreds of dollars, but may save thousands. My home inspection, on the other hand, was priceless. It saved my life.

What is a home inspection?

It's not an appraisal and won't determine the value of a home. It is simply a visual inspection of the structure and mechanical components. It covers the condition of the air-conditioning system, plumbing and electrical systems, the roof, attic, visible insulation, walls, ceilings, floors, windows, doors, foundation, crawl space or basement. Depending on the size of a property, an inspection takes a couple of hours or more and costs $300 and up. The inspector is looking for improper building practices or mechanical systems that are not operating correctly or may be unsafe. These will be noted in a written report, which may contain items such as:

• Rafters cut backwards are not adequate support for the roof
• Misuse of hardware may cause floor to fail
• Crushed dryer vent creates a fire hazard
• Water in crawlspace from a natural spring below foundation
• Defective shingles are prematurely aging a 5-year-old roof

Who can get a home inspection?

Anyone. Most often buyers initiate the inspection - on their own or on the advice of a real estate agent, lender or insurer.
Sellers sometimes acquire a home inspection before putting a home on the market. They don't want a buyer's inspection and subsequent demands for costly repairs to hold up a closing, so they find out up front and decide how to proceed.

Real estate agents may ask sellers to get an inspection in the course of establishing a list price or protecting themselves from liability. At closing, a seller must disclose any known defects. And, a seller who's lived in a home for many years may be held accountable for deficiencies even if he or she claims no knowledge.
Likewise, agents recommend inspections to buyers, says Jay Parker, broker in charge and co-owner of Weaver Street Realty in Carrboro. "When we represent a buyer, it's written into the standard offer that the buyer will obtain and pay for an inspection, but resulting repairs are to be negotiated between the buyer and the seller."
 
How should you choose a qualified home inspector?

Take a look at listings in the yellow pages under "Building Inspection Service" or "Home Inspection Service."  Search online or ask your real estate agent. Then, ask these questions:

"Are you a member of a professional organization such as the American Society of Home Inspectors (ASHI), NACHI (National Association of Certified Home Inspectors) or National Association of Home Inspectors (NAHI)? These organizations and others require their members to adhere to strict standards of practice and continuing education.

Then ask your contenders a few questions:
" What type of report do you deliver? Ask for a sample report to make sure it is detailed and easily understood.

" When and how do you deliver the report? All inspectors should be able to furnish a written report within a week, but some inspectors are equipped to deliver the report on site or via the internet.  After an inspector shows up, don't accept short cuts. "Size matters," says Brent Willett of Home Inspections in Durham. "If his ladder isn't tall enough to put him on your roof call someone else. You can't inspect a roof from the ground with a pair of binoculars." For additional tips, go to Willett's website, www.dontbuyituntiliinspectit.com.

A thorough inspection can take less time, but only if two inspectors are on the job, according to Kelly Jolly, co-owner of America's Home Checkers in Durham. Home Checkers always brings two inspectors - one for mechanical components, one for structural. For information, go to www.america'shomecheckers.com.

What about radon, mold and lead paint inspections?

Tests for these hazards are not part of the usual home inspection, but may be offered for an additional fee. There are also low-cost do-it-yourself kits available at hardware stores and other retail outlets. Radon is a tasteless, odorless radioactive gas, and the second leading cause of lung cancer in the United States, accounting for 21,000 deaths each year, according to the federal statistics. Radon tests generally cost about $150. For information about radon testing and radon and real estate transactions, contact Talytha Moore, of the North Carolina Radon Program headquartered in Raleigh. She can be reached at 919-571-4141 or talytha.moore@ncmail.net.

As for mold, just like the commercial says, all homes have it. "Some molds are very common to damp areas and are relatively harmless," Jolly says. "There are others that can feed on wood, others that are irritants to the eyes and cause severe allergic reactions. These are the ones that will require clean ups." An average sampling will cost $150-$250.

Many homes built before 1978 have lead paint. To find out whether a home might need an inspection or risk assessment, contact the National Lead Information Clearinghouse at 1-800-424-LEAD. Officials can provide information and local contacts if you need help.

Is a pest inspection a good idea?

Home inspectors don't provide this service, preferring to leave it to the specialists. And, the specialists say a pest inspection is not something that usually comes up during the sale of a house.
Concerned homeowners have a variety of national chains and local companies to choose from when it comes to getting an inspection and any necessary treatments. The cost of an inspection varies greatly, from $25 (assessed by a company looking to build its clientele) to $200 (for a thorough report from a busy firm), according to Jack Horsley, an inspector-turned-instructor for Terminix in North Carolina and Virginia. Inspectors are looking for wood-destroying insects, which can be found in holes as small as the tip of a ballpoint pen.

In choosing a pest inspector, Horsley recommends asking about years of experience, how an inspector handled a job that didn't go well, and a reference from a client who had a problem. Then, make sure that the guarantee offered is not just to retreat the home for a problem, but to cover the cost of any necessary repairs.
 

Jane Shealy is a freelance writer and editor living in Chapel Hill.