. . . . . . . . . . . . . . . . . . . . . . . . . . Chris DeLoach . . . 843-270-1272 . . . . . . . . . . . . . . . . . . . . . . . .

• Evaluate the physical condition: the structure, construction and mechanical systems.
• Identify items that should be repaired or replaced.
• Estimate the remaining useful life of the major systems (such as electrical, plumbing, heating, air conditioning), equipment, structure and finishes.
• The home inspector does not estimate the value of the house.

What Your Home Inspection Should Cover

• Septic Tanks (if applicable): Adequate absorption field capacity for the percolation rate in your area and the size of your family
• Driveways/Sidewalks: Look for cracks, heaving pavement, crumbling near edges, stains
• Siding: Look for dents or buckling
• Foundations: Look for cracks or water seepage
• Exterior Brick: Look for cracked bricks or mortar pulling away from bricks
• Insulation: Look for condition, adequate rating for climate
• Doors and Windows: Look for loose or tight fits, condition of locks, condition of weatherstripping
• Roof: Look for age, conditions of flashing, pooling water, buckled shingles, or loose gutters and downspouts
• Ceilings, walls, and moldings: Look for loose pieces, drywall that is pulling away
• Porch/Deck: Loose railings or step, rot
• Electrical: Look for condition of fuse box/circuit breakers, number of outlets in each room
• Plumbing: Look for poor water pressure, banging pipes, rust spots or corrosion that indicate leaks, sufficient insulation
• Water Heater: Look for age, size adequate for house, speed of recovery, energy rating
• Furnace/Air Conditioning: Look for age, energy rating; Furnaces are rated by annual fuel utilization efficiency; the higher the rating, the lower your fuel costs. However, other factors such as payback period and other operating costs, such as electricity to operate motors.
• Garage: Look for exterior in good repair; condition of floor—cracks, stains, etc.; condition of door mechanism

Advice from Chris about home inspections

Be there for the inspection if at all possible. You will never gleen from a written report the information that you can get in person from the inspector during the process of inspecting the home. This is very important.

Home inspectors have the responsibility of locating both minor and major issues. Before you have a home inspection, consider the items that are of most importance to you - items that you want to be absolutely sure are in good order. Some of these items might include the heating and air conditioning system, the roof, the foundation, the plumbing - or other items that you consider to be of high importance to you. The home inspector will inspect these items and more.

The report you will receive may be a bit overwhelming, perhaps even a little frightening. No home is perfect. Every home is subject to an extensive report that may indicate everything from the minute imperfection to an extreme concern. In other words, the home inspector is there to find everything that he or she can. Most of the items should not have an impact on your decision to move ahead with the purchase your home. Other items may require that the seller make repairs before you are satisfied. And, there are a few repairs that come along that absolutely must be done before anyone should purchase the home.

Important considerations

1. Do not allow small, insignificant issues to interfere with your desired purchase. Every home has imperfections.

2. Absolutely insist that major repairs be addressed by the seller or that the seller offer compensation so that you may make those repairs.

3.  Do not assume that the home inspection is a perfect instrument. There are items that the home inspector will not catch. Usually, these are items that are minor or items that are located in hidden areas that are not easily inspected (behind walls, etc).

4.  Home inspectors are usually conservative in how they present problems. That is, that if there is an issue, whether major or minor, most inspectors will suggest that you have that issue, " evaluated by a competent, licensed contractor".  Take this statement with a grain of salt. If you have a loose doorknob on the back door, just grab your screwdriver... you don't need a contractor. If you have a roof leak, you probably do need a contractor to take a look at it and give you an estimate for repair costs.

5.  As you review your home inspection, take a deep breath, then make two separate lists for repairs. The first list should include the "must repairs" (if any) that you must have done in order for you to move forward with the purchase. The second list should include the repairs that would be "nice to have done" but that you would not be willing to scuttle the purchase for should those repairs be refused by the seller.

Present those two lists to your buyers' agent and explain the details of what you need to have done. Your buyers' agent will help you develop a response that will meet your needs yet not be overly offensive to the seller. The seller has a lot of psychological investment in his or her home and it is far too easy to upset the apple cart and create a hostile environment, making it difficult for either party to achieve their goals. Ask for what you want but do so in a diplomatic fashion.

6. Repair requests are negotiable items. There are a number of ways to manage repairs. Your buyer's agent can help you determine what is most advantageous for you. For example, you may make a decision to adjust the purchase price in lieu of any repairs.

7. Maintain realistic expectations. It's natural to become very excited about purchasing a home. You can become equally disappointed when the home you want to purchase does not receive a report card with straight A's from the home inspector. As Americans, we are accustomed to purchasing perfection. If you go to a retail store and purchase an item, and it turns out to fall short of your expectations, it is perfectly acceptable to return the item for a refund. Homes are imperfect in many respects. These are handmade items assembled by human beings. Items in the home receive wear and tear. Things do break and where out.  Even two homes that are identical in floor plan, built by the same builder, will vary slightly in square footage (ask any appraiser). Do not anticipate perfection in your purchase.

8.  You spent a great deal of time looking at property before you selected this particular home to purchase. The days and hours of consideration, balancing goals and objectives, reviewing neighborhoods and considerate school districts - all that decision-making that went into selecting this property, should not be discarded because the home inspection turns out to be less than stellar. Most issues uncovered by home inspections are quickly and easily resolved. Sellers want to sell their homes and are willing to make adjustments and repairs as needed. Most buyers are going to demand the same basic repairs after a home inspection and sellers are aware of that. They know, or should be told by their agent, that sooner or later, certain items must be fixed in order to sell their home. If you are willing to work things out with the seller, you both will most likely end up very satisfied.

9. Beware of buyer's remorse. Beware of buyer's remorse. Beware of buyer's remorse. Part of being an intelligent, informed consumer is understanding the need to manage the disruptive influence of buyer's remorse. The larger the purchase, the larger the buyer's remorse. Everyone experiences buyer's remorse after they contract to purchase but before the close on their new home. Buyer's remorse may appear as a growing uneasiness about the purchase -  all the way up to a feeling of sheer terror. If you are aware that buyer's remorse is coming, you will be more comfortable managing the discomfort. A home inspection stokes the fires of buyer's remorse. When you meet with your home inspector and review your home inspection, be prepared to have additional discomfort - unless you are superhuman of course, because it will happen.

Whether you are purchasing a brand-new home or you are purchasing a tried-and-true property that has served someone else for many years, expect to feel significant discomfort about the results of the home inspection. Do not allow buyer's remorse to prevent you from owning a home that you really want or making a wise investment decision. Relax, focus, and always do your best to keep things in perspective. It's just a house.