Inspections You Didn’t Know You May Need When Buying A Home – Part 1

As a future homebuyer, did you know that there are many types of inspections you have the right to perform on a home that you may potentially purchase?  This is a two-part series of inspections that buyers should at least be aware of so they can decide if they want to have it done when the time comes. 

When working with buyers, especially first-time buyers, I always highly recommend that they do inspections of the home they are planning to purchase.  When the market is crazy and buyers are in competition in bidding for homes, some tend to waive inspections to make their offers more attractive to sellers – less contingencies!  I NEVER recommend that!  And if a buyer that purchases a home without inspections finds something wrong with the after closing, they can still sue the sellers, and sometimes even win in court.  But who wants to go through the aggravation of lawsuits and courts.  It’s best for both the buyers and sellers to have a home inspection.  It protects both parties, in my opinion. 

This article will highlight the standard or typical inspections and approximate costs that most buyers do on a home.   Remember, home inspections are paid for directly by the buyer at the time of inspection. 

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Standard Inspections (typically done on most home purchases)

• Home Inspection

Home inspections include both exterior and interior of a home. This is a typical basic home inspection done for all my buyers (not including the investors).   

Exterior:  driveway, walkway, windows, doors, paint, siding, trim, vegetation, grading, stairs, railings, steps, gutters, downspouts, roof (visual only), decks, balconies, foundation (what is visible), exposed framing, exterior mechanical systems. 

Interior:   heating, ventilating, and air conditioning system (HVAC), plumbing and interior leak detection, electrical, roof structure, attic, insulation (if visible), walls, ceilings, flooring, windows, doors, foundation, structural, appliances, garages. 

There may be more items, depending on the home, but this is basically what a home inspection includes.  The cost depends on the size of the house, but figure about $500-$600. 

• Termite Inspection (or Wood Destroying Insect Investigation – WDI)

In our area, termites are a common problem.  Each year they invade many homes and can cause severe damage.  Note that termite damage is rarely covered by homeowners’ insurance.  Also, some FHA and VA mortgages may require a clean termite certificate from the buyer, so this inspection is very important. 

The good news is, if termites are found, then it can be treated and re-inspected before closing, so the buyer can have a clean termite certificate.  Depending on the treatment, it can cost from a couple of hundred to a few thousand dollars.  The cost of treatment can be paid by the buyer, the seller, or by both.   The cost for this inspection is about $70-$80. 

• Radon Inspection

Radon is a radioactive gas that you cannot see, smell or taste.  It comes from the natural breakdown of uranium that is found in nearly all soils.  This gas moves through the earth and enters buildings through cracks and/or holes in foundations, floors and accumulations.  If a house has a basement, then I highly recommend you get a radon inspection.   It is the second leading cause of lung cancer in the United States.  The only way to see if there is an amount present in the home is to test it.    The Environmental Protection Agency (EPA) recommends testing for all homes below the third floor. 

The inspector that performs radon inspection must be state certified and conform to Department of Environmental Protections (DEP) regulations.  What they do is leave a certified test kit in the lowest part of the house, usually the basement, and put up some signage for the seller.   Windows and exterior doors are to remain closed for about 48-72 hours in order to have an accurate reading.   Afterwards, the inspector will pick up the test kit, send it to the lab and in a couple of days will issue the results in a report sent to the buyer.  If the radon level exceeds 4 picocuries per liter (pC/L), then mitigation is recommended by the DEP.  Radon mitigation involves installing a system that draws radon out from under the slab and vents it to the outside air, reducing the radon levels to a safe concentration.   The cost to mitigate can range from about $500 to $3,000, averaging about $1,200. The cost for the radon inspection is about $150-$200, depending on the size of the house.

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So, there you have it.  These are the typical basic inspections done by almost all my buyers.  Typically, I work with inspectors to have all these inspections done at the same time.   It is up to each buyer to decide if they want to do all or none of them, but I always recommend you have them done for your peace of mind. 

If you are ready to start or re-start your home buying journey, let’s start the conversation.  Simply email me at ccr@ccrsellsrealestate.com or click on the link below!