How to Prepare for an Inspection

As a long time inspector I can say that it is very rare to inspect a home that has nothing wrong with it.  Problems can range from minor cosmetic issues, to mechanical or even structural.  The important thing to keep in mind is that most everything is repairable.

For Homeowners, selling your home in a timely manner is important.  Pre listing Home Inspections are a very good idea.  Finding problems AFTER your home is sold can create big problems.  Lost deals, delays in closings, etc.  Another reason to get a pre listing inspection is it can save you a lot of money.  First, you can shop for a contractor to perform repairs without the time pressure of a looming closing date if the problems are found before the home is sold.  Second, fixing all problems up front eliminates the post inspection renegotiation of the repairs and/or selling price.

For Home Buyers, an inspection is vital to uncovering issues a home may have but are invisible to the untrained eye. Even if the inspection finds more problems than you’re comfortable with and you move on to a different home to start the process all over again, it’s money well spent. An inspection will give you the opportunity to ask the seller to make the repairs before you buy, or to back out of the contract.  So be sure to ask for the “inspection contingency” when you begin to enter negotiations with the seller.  This contingency basically says that the offer you are making is subject to your approval of the results of your home inspection.  This allows you to set a limit on the cost of repairs to the home.  If the inspector estimates that repairs will cost more than the limit, the contract is voided.  It is a good way to protect yourself from ending up with a home that requires repairs that you are unable or unwilling to pay for.

Before the inspector arrives, there are a few things you should know. There are no federal regulations governing inspectors.  In Florida there aren't even any state regulations.  In fact Home Inspectors are completely unregulated in Florida.  Therefore it’s important to interview your inspector or inspection company prior to hiring them.  Since each state is going to have their own standards of certification for inspectors – and some don’t even have any – credibility is a big issue in choosing the right inspector.  Ask what certifications your inspector holds and what associations he or she belongs to.  Associations such as the American Society of Home Inspectors (ASHI), have membership requirements that include minimum levels of experience and training as well as codes of ethics.  There are also several state-level associations that your inspector may be a member of, such as FABI in Florida  Ask your inspector and then visit the association’s website.

Once your inspector has arrived, it is recommended that you accompany him or her on the inspection of the property.  This is so you can become familiar with the home and its systems as well as exactly what repairs the inspector recommends and why.  You might also want to prepare a list of items that you’ve seen in the home that you feel are cause for concern as well as any questions you may have.  The inspection is a great time to find out where the home’s water and gas shutoffs are and where the fuse box is.

Here are some other suggestions for homeowners:

• Accessibility: Make sure that all areas of the home are accessible, especially to the attic and crawl space.  It’s also a good idea to trim any trees and shrubs that may make an inspection of the exterior of the property difficult.
• Housekeeping: The inspector may photograph your home for the inspection report, so clearing the clutter and moving vehicles from the front of the home will help the inspection go smoother.
• Maintenance: Repair minor things like leaky faucets, missing door handles and trim.  Replace the furnace filter and any bad light bulbs.