One of the most important steps in the home buying process is the home inspection. It’s designed to inform the buyers about the overall condition of the home and to ensure there are no pre-existing conditions which would prevent them from comfortably moving forward. Over the course of the last year we’ve been involved in so many transactions where the buyers requested a laundry list of repairs I felt the need to write this post. If you haven’t already, take a look at the video we recently made with our inspector, Larry Hays of Phase Systems.
In it he details the scope of the inspection; the plumbing, electrical, and mechanical systems of the home as well as it’s structural integrity. He makes sure the windows and doors function properly, appliances work, and the exterior is sound. Depending on the size of the home it can last from 90 minutes to 2.5 hours. We are normally present along with our buyers and discuss most minor issues as we go along. Once the inspection is complete we receive a written report documenting the status of the house.
At this point we determine what items we want to ask be repaired and/or replaced. We are looking for defective items, code violations, or safety items the buyers do not have time to repair before moving in. The sellers typically have 3 days to respond. Most often we see larger items repaired or replaced and for smaller items credits are offered. Once the terms are agreeable to everyone the home inspection contingency is removed and the contract moves forward. Any required repairs must be documented before closing in order to satisfy the terms of the contract.
One of the main reasons we like to use Larry is his common sense approach to the process. He understands a 15 year old home is not expected to be in the same condition as something which was just built. It’s his responsibility to mention things like doors sticking, screws missing from heating vents, and cracked tiles in the kitchen however those types of things don’t necessarily require fixing.
Remember, the intent of the home inspection is to make sure you still want to buy the home after you’v e given it a thorough examination. No home is perfect. If you go in with that mindset you’ll be less likely to be disappointed! We hope that helps clarify things, please let us know if you have any questions or comments.