Posted on January 28th, 2017 No comments
You’ve just got an offer accepted on a home and now the hard work really begins. It’s time for your buyer’s inspections to determine if this really is the right home for you. It would be nice to depend on the seller for all this information. But the fact of the matter is, most sellers can’t recall everything that has happened in their home over the years. And quite often homeowners get used to the funny quirks of their house and don’t even notice them anymore. And sometimes sellers are not aware of issues that exist, and wouldn’t be able to disclose them anyway. Therefore, it’s crucial to hire the right inspectors to assess the home’s condition. Keep in mind, inspectors can’t always find everything. If the roof needs repair and it hasn’t rained in years, the inspector is probably not going to detect it. But if it rained recently and they can detect elevated moisture, then you are on track to discovering a potential needed repair.
The First Step is a Home Inspection
Buyer’s inspections run the gamut. I will provide you with a pretty comprehensive list below, but it’s always important to start with the general home inspection. The home inspector will give you an overview of the home and then indicate where there may be a need for additional inspections or experts. The home inspector will look at the foundation, roof, plumbing, electric, appliances, water fixtures, doors, windows, and general condition. They will report any discrepancies or issues that they see. The home inspector is a generalist however. If they think there is an issue with the roof or some cracks in the walls look suspect, they will make a note of it and then recommend that you bring in a roofer or foundation inspector, respectively.
When I am working with a buyer, the buyer’s inspections that I always recommend, at the bare minimum, are the home inspection, mold inspection, and termite inspection. As I stated above, the home inspector will give a good general overview of the home. A mold inspector will focus on moisture elevation, water leaks, and well… mold. The mold inspection is so crucial because leaks often occur that no one is aware of. Left unattended, water can lead to wood damage and mold which of course carries health concerns with it.
The termite inspection is also a smart move. As the buyer, you want to know about any dry rot, wood damage, and termite infestation. It’s so much easier to tent a house for fumigation before you move in. Termite repairs, as all repairs, can be negotiated with the seller.
If it’s an older home with mature trees, then I also suggest a sewer line inspection. Quite often tree branches penetrate the sewer line because they are searching for water. They can cause quite a bit of damage and can be costly.
Best Practices for Your Buyer’s Inspections
Schedule your buyer’s inspections on the same day with some overlap in time. You want to be able to speak with each inspector separately, but it’s also a great idea to have the inspectors at the property at the same time so they can share information. I find problem solving more effective when different experts can share their perspectives. Recently, I had a client who was buying a house in the Hollywood Rivieria in Torrance, CA. The inspectors detected a high level of moisture all along the base of an exterior wall within an enclosed patio. Each of the inspectors had a theory on where the moisture was coming from. There was no nearby plumbing and the crawl space underneath the house was dry. Getting to the bottom of this mystery was important in order for my clients to know if it was a singular incident or an ongoing problem that could prove to be expensive to correct. In this instance, we ended up bringing in a water intrusion specialist. He determined that the dark stains on the floor were probably from potted plants that had sat under the windows even before the patio was enclosed eons ago.
These plants had probably been overwatered causing the dampness and elevated moisture. The deceased owner’s children confirmed this when they disclosed that their mother kept plants under the windows as long as they could remember – even when they were kids and the patio was an outside space. They also mentioned that they had asked their mom’s aide to stop overwatering the plants only a few weeks prior. Mystery solved! My clients could move forward knowing that there wasn’t a moisture issue to contend with.
Here is a partial list of buyer’s inspections for you to consider when buying your home: General Home Inspection, Wood Destroying Pest Inspection, Mold, Foundation, Sewer Line, Roof, Electrical, Plumbing, Lead Based Paint, Methane Gas, Asbestos, Pool/Spa, Chimney, Square Footage, Permits, Boundaries, Soils, Radon Gas
Not all inspections will apply to every property and some will only come up if there are red flags on the home inspection. But it’s a good idea to know what type of inspections are available and what information you want to gather when buying a home.
Posted on March 17th, 2014 No comments
In a typical real estate transaction in southern California, the buyer has 17 days to do all their due diligence. This includes hiring inspectors to evaluate the condition of the home. Here are some of the inspections that you can consider doing:
This is the bread & butter of inspections. Everyone should have a home inspection. This is a generalist who will assess the following: foundation, roof, plumbing, electrical, appliances. This inspector is not a specialist in any of these areas, but will be able to tell you the general condition of these items and point out any safety concerns and recommended upgrading. The home inspector will recommend you seek an expert in any of these areas if there is some concern about the condition of these items. For instance, if the inspector sees droppings in the attic, he will recommend a termite inspection. If the inspector, sees moisture under a sink, he will recommend a plumber for further investigation. But often, a buyer can base his Request for Repairs on the home inspection report. Keep in mind, that not all home inspectors are created equal. Make sure you use an inspector who is licensed and bonded. Also, it’s a good idea to use someone that either your agent or friend/family member has had experience with.
Mold inspections are not done as regularly as home inspections. But they should be! I always insist that my clients get a mold inspection. Water is a homeowner’s worst enemy and often water damage can go undetected, wreaking havoc behind the scenes. A good mold inspector helps give you a more well-rounded picture of your soon to be new home. And often it can save you from walking into some nightmarish repairs.
Video Sewer Line Inspection
If you want to know the condition of your sewer line, you can have a plumber or sewer line specialist come to the property and put a video camera into the sewer line. You will be able to see if there are any blockages in the line or possibly even tree roots that are impeding the sewer line. I usually recommend this to people who are buying older homes with mature trees on the property.
If you have any questions about the condition of the roof that your home inspector can’t answer or if your home inspector recommends further investigation by a roofer, it’s a good idea to bring someone out who can quote you the cost of a new roof or needed repairs. Often, you can get a roofer to come out for a free estimate.
If you are concerned with some visible cracks or the home inspector thinks there could be some foundation issues, it can be a good idea to hire a foundation inspector. I think it’s helpful to find a foundation inspector who’s also a structural engineer.
Depending on where this house is located, a geologic inspection is something you may want to consider. If there’s concern with the soil or condition of the land, this can be a worthy investment. Areas like Malibu would be a good place to do a geologic inspection.
Normally, the seller will pay for a termite inspection. This report will show signs of termite damage, termite infestation, and dry rot. Keep in mind, when a Wood Destroying Pest Addendum is included in a contract, the lender will require that all termite work be done prior to funding the loan. Typically, a seller will agree to pay for these items. It’s just a matter of coordinating the work prior to escrow closing.
These represent a good number of inspections that you can do as a buyer. Basically, if you have any questions or concerns, you can always bring in an expert for further evaluation. The money you spend on inspections can add up, but it’s a good insurance policy against purchasing a home that will be a money pit of repairs.
Posted on February 21st, 2013 No comments
Yes, you should have the option to do inspections before you close. In California, buyers typically have 17 days from acceptance to do their inspections. If within those 17 days, the buyers decide that they don’t like what they find, then they can walk away. If the buyers do their inspections, then remove their contingencies, then they are committed to the property and the deposit becomes nonrefundable.
It’s extremely important for you to get your inspections done as soon as possible especially if you want to do any further negotating with the seller on repairs, a credit or a price reduction. If your looking at a single family home, I would always recommend a home inspection and a mold inspection. The home inspection will give you a general understanding of the roof, foundation, plumbing, electrical, appliances, HVAC, fireplace, etc. The mold inspection focuses on water/mold issues. So many buyers don’t do a mold inspection, but it’s so important. Water is absolutely damaging to a home and so many times there can be leaks or mold problems that the homeowner is not even aware of. Needless to say, I have all my buyers do a mold inspection. And depending on the age of the home and the existence of large trees on the property, I also suggest a video sewer line inspection which will let you know if there are any obstructions (such as tree roots) or clogging issues. Replacing a sewer line can be expensive and it’s a good idea to know up front what you’re dealing with.