Inspections You Didn’t Know You May Need When Buying A Home – Part 2

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 article is part 2 of this two-week series.  It will highlight the non-standard or non-typical inspections and their approximate costs.   Remember, home inspections are paid for directly by the buyer at the time of inspection.  If you didn’t read part 1, the more standard inspections done by most buyers,  Click Here to check it out. 

These inspections have come up with a few buyers, not all of them, from the initial home inspection report, or specifically requested due to the type of home that is being purchased. 

Non-Standard Inspections (NOT typically done on most home purchases)

• Mold
  When home inspectors suspect mold and make a note in the report, buyers sometimes freak out.   Most of the time, it is not as bad as it seems and can be easily treated.  Mold is a sub-group of the Fungi Kingdom and is asexual (they reproduce by themselves – weird huh?).  It can be on clothing, carpet, food and the air that we breathe.    Many of the asthma sufferers in the U.S. have asthma due to mold exposure.  Mold doesn’t kill you, but you can die from mold-related sicknesses which impacts the immune system and it is directly related to some diseases.  Mold produces spores that are extremely small and can be airborne. 
  
  When you see mold in a house that means that water is the problem.  Mold grows most when air temperatures are between 60 – 90 degrees Fahrenheit .  Mold needs moisture like water leaks, flooding, increased humidity and condensation to grow.  With food, mold needs oxygen but not light to grow.  You can get mold from breathing airborne mold spores, even from mold that is dying off, touching moldy objects, and from the food that you may be eating (YUCK!).  There are different types of mold but the worst, Toxic “Black Mold” is extremely rare. 
  
  When mold is suspected, there are two methods of testing:  1.  Surface Lift Method – uses a tape or swab for sample collection.  2.  Air Quality Test – uses a “Spore Trap” for the sample.    A sample is then taken to a laboratory and analyzed.  An Air Sample Report and mold report interpretation is sent to the buyer so they can decide to continue with the home purchase or negotiate treatment with the seller, or cancel the contract.
  
  To remove mold many precautions must be followed.  Work with your home inspector to pursue the proper protocol for the particular mold involved.  Contact professionals who know how to mitigate mold correctly.    Mold inspection and testing can cost about $200-$500, maybe more depending on the location of the mold and the extent.  For more information go to the:  EPA (Environmental Protection Agency) website https://www.epa.gov/mold/mold-and-your-home
  
  
• Sewer Lateral (or Sewer Scope)
  A sewer scope is a video inspection of the main lateral sewer line leading from the house at or near the foundation and connecting to the city water or HOA (Homeowner Association – for condos or planned developments) or septic tank.  Basically, it is looking at the main underground sewer line from the house to the street to make sure it is not clogged or deteriorated.  If this line gets clogged, it can back up sewer into the house and that can cause a big “stinky” problem.  These are issues that are normally not detected during a typical home inspection.   Other problems that can be uncovered may be a broken or corroded pipe, vegetation growing inside the pipe, etc.  Note that the other waste/sewer lines inside the house are not included in this inspection.
  
  Many municipalities within our area require a sewer scope with every home purchase.    Keep in mind the sewer scope is not a warranty or guarantee against future issues.
  
  To perform this inspection the inspector will need to gain access to the sewer lateral (the main sewer line going from the house to the street), usually an entry point called a “cleanout” can sometimes be found in the house or outside.   If they cannot find it, I’ve seen them remove a toilet on the lowest floor and start the camera from there.  A small amount of water is run through the sewer line to provide lubrication for the camera and to show the flow of water through the pipe.  A video camera is inserted into the pipe and attempts to run it through to assess the condition of the main sewer lateral.  A video is recorded of the process and photos are taken of connections and any issues that may be found.  This can take up to an hour.  The inspector will then issue a report to the buyer, with their recommendations for repair or maintenance (if needed).  They will also give a set of photos and a link of the video to the buyer. 
  
  If a problem is found, you may not have to replace the entire system which can cost $25,000 dollars or more.   Basic drain clearing, hydro-jetting, and trenchless sewer line replacement, are some of the methods that can be used to repair the pipe.   To do a sewer scope inspection it will cost about $200-$500, depending on the length of the pipe. 
  
  
• Fireplace
  When one of my buyers is purchasing a home with a fireplace, I always ask them if they want to do a separate fireplace inspection.  A fireplace inspection is an examination of the fireplace and chimney system to make sure it is safe and working properly once the home is purchased.  It involves checking the exterior masonry for cracks and damage, examining the interior fireplace, dampers, and flue for blockages using smoke testing and camera imaging and checking for property draft and creosote buildup.  A certified chimney sweep will inspect all parts that can be reached of the interior and exterior of the chimney, checking the masonry for signs of water damage and creosote buildup.  The more a fireplace is used, the more extensive inspection is recommended.     It is also recommended to get a “user manual” or tips from the seller if the buyers have never used a fireplace before.  Depending on the type of fireplace, a separate inspection will cost between $100 to $450.
   
  
• Pool
  When one of my buyers decides they want to buy a home with a pool, I always ask if they want an inspection.  A pool inspection is a visual evaluation of the pool and all it’s equipment.  Items that are inspected include:  structure (tile, grout, interior finish, pool deck, coping, liner); deck equipment (skimmer, steps/ladder, handrails, drain cover, anchors, inlets, returns, lights/switches, glass blocks, spa spill over, diving board, pool cover safety fencing); mechanical equipment (pumps/motors, filter heater, equipment pad, valves/piping, chlorine feeder/pool vac feeder, gauges, sub panel box/breakers, timers/controls, salt system/chlorinator.   They will check for cracks and if items are properly installed or need replacement.  They will also provide maintenance schedule recommendations.  The cost for a pool inspection is about $200-$300. 

So, there you have it.  These are some of the non-typical inspections that have been done by some of my buyers, depending on the results of the home inspection report or the type of house they are purchasing.  Typically, I work with inspectors to have all these inspections done as soon as possible to have time for repairs (if needed) before closing on the purchase.  Note that these are not all the non-typical inspections, there are more!  But these are the ones some of my buyers have done and I want you to be aware of them so you are better informed.   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.  It will at least help you be aware of what other inspections are out there, so when you are ready and are out looking at homes you will be better informed.

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!