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Why Get A Home Inspection?
A home is usually the largest purchase you will ever make. It is in your best interest to make sure you know the true condition of the home. When you buy a car, you always get to test drive it. Not the case with a home purchase. All you get to do is look at it and 'kick the tires'. When buying a used car, the smart buyer will take it to be checked out by a qualified mechanic. Consider a Home Inspector as your qualified mechanic for checking out your future home's condition.
A Home Inspector will check out the condition of the structural components, exterior, roofing, plumbing, electrical, heating, insulation and ventilation, air conditioning, and interiors. The home inspection gives the buyer an impartial, physical evaluation of the overall condition of the home and items that need to be repaired or replaced. If the inspector suspects a problem, he will report it to you and may recommend further evaluation by a licensed technician or engineer.
Sound advice when buying a home or a car: Have it checked out by a professional.
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Your final walk through
Your final walk through inspection, just prior to the closing, is a vital component of the home purchase…Here’s why.
A home inspection is a visual inspection of the structural and mechanical components. A furnished home presents certain problems for an inspection because all areas typically are not visible, such as the floors due to furnishings or floor coverings (vinyl, tile, area rugs, etc.); interior of drawers, closets, and cabinets due to storage; walls due to furnishings and wall hangings; etc. Furnishings, storage, and use of electric outlets typically prevent the testing of every electric outlet. Furnishings, storage, and window coverings typically prevent access, inspection, and/or testing of every window from the interior.
Here’s what typically happens with occupied and fully furnished residences. Since the residence is being lived in and systems are being used on a daily basis, it is possible that something will be damaged or fail during the escrow period and during the move-out/move-in process. Homeowners rarely damage something during escrow and file a claim against their homeowner’s insurance policy because, hey, it’s not even their home anymore. You own it. Why should they fix something that belongs to you? Additionally, many people, when moving in or out, have “moving parties” or move out or in hurriedly so they don’t have to take too much time off from work or use up vacation days or sick leave to move. These are when most post-inspection damage occurs, and usually it is by the guests (or movers) helping the owner (seller or buyer) move, so the owner may not even know anything about the damage. In both these instances, sellers like to say, “Your home inspector must not have seen that.” Buyers like to say, “Our home inspector missed that.”
Here’s what we know, though: Windows and window screens, and door and door screens, are easily damaged and/or dislodged during the escrow period and during the move-out/move-in process. Screens present and in good condition at time of inspection could be missing or damaged by the time Client is completely moved in. Doors and windows present and in good condition at time of inspection could be damaged or not working properly by the time Client is completely moved in. Because of the location of water supply and drainage pipes, typically in sink cabinets, where we start cramming things immediately upon move-in, they are easily damaged during the escrow period and during the move-out/move-in process, possibly causing loose pipes and leaks. Lights, wall switches, and outlets (electrical, telephone, and cable) get a lot of use during the escrow period, during the move-out/move-in process, and for that “final party,” “first party,” or “housewarming,” and thus are easily damaged. Lights, switches, and outlets that were working and in good condition at time of inspection could be damaged or not working by the time Client is completely moved in.
So how do you remedy all this post-inspection damage? We believe that is the purpose of your final walk-through, not only to make sure that any requested items have been repaired, but to make sure that additional damage, deterioration, and destruction beyond normal wear and tear has not occurred. We recommend a careful, slow, and thorough observation at your final walk-through to ensure your satisfaction.
A vacant and unfurnished home presents its own types of problems. Although we can see virtually everything, residences that are vacant for any period of time can be expected to present problems upon move-in. Some structural and mechanical components and systems that have not been used on a daily basis can be expected to fail upon first use. A home is meant to be used, meaning that a fully functioning home requires proper use, care, and maintenance. When a residence is vacant, there is no one to do regular monitoring and maintenance. Think about the “haunted house” in your neighborhood or city when you were growing up. It was vacant and dilapidated, and deterioration was continuing on a daily basis because no one was around to take care of it. Same thing with any vacant residence, new or used. Deterioration is an ongoing process; it does not quit simply because a residence is vacant. We recommend that, during the escrow period, you compile a list of qualified service personnel (plumber, electrician, appliance repair, etc.) and telephone numbers to assist you in the event of any emergency during the move-in process.
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Actual photo of dangerous exposed wiring discovered on an inspection.
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This wire was not live, but just as well could have been.
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