Inspections

Understanding Home Inspections

In the course of a home inspection, the inspector will evaluate your home’s foundation, framing, roofing, site drainage, attic, plumbing, heating, electrical system, fireplaces, chimneys, pavement, fences, stairs, decks, patios, doors, windows, walls, ceilings, floors, built-in appliances, and numerous other fixtures and components. Pool and spa inspections are add-ons that buyers can inspect as well. Inspections are not intrusive (holes in the walls). An inspection will take about an hour per 1,000 square feet on average.

All pertinent findings will be detailed in a written report for the buyer’s reference and review, and the inspector will make a complete verbal presentation of these conditions for those who attend the inspection. This information enables a homebuyer to make educated decisions about a home purchase: whether to complete the transaction, whether to ask the seller to make repairs, or whether to buy the property as is. Buyers can also determine how much repair and renovation will be needed after taking possession, which problems are of major concern, which ones are minor, and what conditions compromise the safety of the premises.

Who Pays?

Your Purchase Sale Agreement will specify who is responsible for the costs of inspections and for making any needed corrections or repairs. It is negotiable between the parties and should be considered carefully. Your agent will advise you what is customary and prudent.

Structural Pest Control Inspection

A licensed inspector will examine the property for any active infestation by wood destroying organisms. Most pest control reports classify conditions as Section I or Section II. The inspection and the ensuing Section I repair work are usually paid for by the Seller. Section II preventative measures are generally negotiated, and not necessarily complete.

• Section I Conditions: Currently causing damage to the property. These generally need to be corrected before a lender will approve a home loan.
• Section II Conditions: Not currently causing damage but likely to if left unattended.

Home Inspection

This inspection may encompass roof, plumbing, electrical, heating, appliances, water heater, furnace, exterior siding, and other visible features of the property. A detailed report will be written with recommendations and pictures, which may include the suggestion to consult a specialist (such as a structural engineer or roofing contractor). The inspection fee is usually paid by the Buyer.

Geological Inspection

If requested, a soil engineer will inspect the soil conditions and the stability of the ground beneath the structure, as well as research past geological activity in the area. You may also elect to go to the city and research the property’s proximity to known earthquake fault lines. Typically, the Buyer pays for this inspection.

Some Sellers opt to do a house inspection when they list their property to determine in advance which items might be challenges to selling and to address issues that positively impact the sellability and competitive marketability of a home. Properly maintained homes typically go into escrow faster.

Common Defects Found During a Home Inspection

The majority of home inspection findings tend to be routine in nature but some uncover construction defects and common safety violations.

• Building Violations: Often identified where additions and alterations were constructed without a permit.
• Roofing Defects: Problems from age, wear, or improper installation warranting maintenance or replacement.
• Ceiling Stains: May indicate past or current leaks. Inspectors determine whether the issue is active.
• Electrical Safety Hazards: Includes ungrounded outlets, faulty wiring, and lack of ground fault interrupters (GFCIs).
• Water Intrusion: Can occur in basements or crawlspaces. Solutions range from grading to full French drain systems.
• Rotten Wood: Common in moist areas like eaves, decks, showers, and below toilets.
• Minor Plumbing Defects: Includes slow drains, dripping faucets, and loose or leaking fixtures.
• Unsafe Fireplace & Chimney Conditions: Often related to poor maintenance or improper clearance and installation.
• Firewall Violations in Garages: Missing or damaged fire-resistant walls/doors between garage and home.
• Faulty Installation of Water Heaters: Includes improper strapping, overflow piping, or flue/gas violations.
• Hazardous Conditions Involving Gas Heaters: May require basic maintenance or full review by a gas technician.