Chris Hounchell REALTOR

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Award-winning Florida real estate Broker PROUDLY SELLING IN PINELLAS, HILLSBOROUGH, PASCO, MANATEE & SARASOTA COUNTIES since 2004.

Home Inspection FAQs

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As the buyer you’re not just going to sit back and wait for closing after you’re offer has been submitted and accepted. In addition to working with your lender to get your mortgage approved and setting up your movers, you’ll want to have your future home inspected by a licensed professional.  Below we answer the most common questions buyers have about what a home inspection is, why they should have one done, and how to find a qualified home inspector.

Home Inspection FAQs

Why have a home inspection?

A home inspection is in your best interest as a buyer and may be required by your mortgage underwriter.  Touring a home with your Realtor one or two times can only tell you so much about the house and only show you the things in plain sight.  A home inspector is trained to look at all aspects and systems of a house.  Once the inspection is completed, your inspector will provide you and the seller with a written report of his or her findings.  Depending on the terms of your sales agreement, you can then negotiate with the seller to have necessary items on the report repaired or replaced.

What is the inspector looking for?

The home inspector is going to look over almost everything about the house.  He or she will inspect the HVAC systems, plumbing, electrical, stairs, roof, windows, foundation, and any external features.  The inspector will provide you with an unbiased and professional evaluation of the house.  The inspection report will detail necessary repairs along with estimated costs of said repairs.  It will also include the estimated remaining life on things like the HVAC systems, roof, windows, decking and fencing as well as tips that may help extend their life. A home inspection does not include everything in the house however. You can read about what isn’t included in a home inspection here.

Should I attend the home inspection?

It’s not mandatory that you attend your home inspection but it is a good idea.  First, it would provide you with another look at the house and an opportunity to take measurements for furniture, new appliances, and window treatments.  Second, the home inspector will give you some valuable insight into the home.  He or she can show you how to operate and maintain all the systems and appliances in the house so you’re not scratching your head after closing.

How long will the inspection take and how much will it cost me?

While the inspector is always looking for the same things, each inspection is different based on the house.  Generally, it will take between two and four hours to complete a home inspection.  You can expect to receive your written report within seven to ten business days after the inspection.  Price will again vary depending on the house.  Rates are usually based on square footage and average between $350 and $700.

What should I look for in a home inspector?

Your Realtor and lender can both provide you with referrals to home inspectors.  You’ll still want to independently vet your inspector.  You want a home inspector who has years of hands-on experience.  Research how long they have been in business and when they became certified.  Next, ask for information on how they will supply the results of a home inspection to you. Will the report be mailed, faxed, or emailed to you?  You’ll want a printed report with details on each item on the checklist.  You should also want find out what items they will be inspecting and make sure it’s a thorough list.  If a home inspector is hesitant to allow you to attend the inspection, won’t explain their process or background, or won’t provide you with a detailed report you should look elsewhere.

When should I schedule my home inspection?

Once you have your home inspector, schedule the appointment as soon as possible to give yourself and the seller enough time to address any issues that may crop up. There is most likely a contingency related to your home inspection included in the agreement of sale. As with most contingencies, there is a “time is of the essence” custom and it may even be listed in the agreement. Abide by the timeline stated in the agreement or follow your Realtor’s recommended time frame.

A home inspection can seem like a formality and possibly unnecessary but be assured it is most definitely a necessity. While Florida law requires Sellers to disclose their full knowledge of the property’s history that doesn’t mean a Seller will know about unseen issues and it also doesn’t mean all Sellers will be honest and forthcoming. Protect your investment every step of the way.

Editor’s note: This post was originally published November 2014. It has since been updated and edited for clarity and cohesiveness. 

5 Things Not Included in the Home Inspection

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There’s so much more to buying a house than touring property after property until you find “The One”. Once you find the house that’s meant to be your home, you’ll need to make an offer, sign an agreement of sale, and go through the mortgage process. While some lenders and certain types of loans require a home inspection and others don’t, we always recommend Buyers to obtain a home inspection prior to closing. Most agreements of sale contain a home inspection contingency clause that allow for the contract to be voided if the inspection reports a serious defect in the property that Seller and Buyer can’t come to an agreement on repairing.

5 Things Not Included In the Home Inspection

(via Google Images under creative commons)

The home inspection is fairly comprehensive. We urge our Buyers to attend the home inspection to learn more about the inner-workings of the property and its systems. For all the thoroughness the inspector puts into each individual property, there are things not included in the home inspection. That doesn’t make these items less important nor should the exclusion of these items mean you should inspect them yourself (or by a trained professional). Below are five things not included in the home inspection that you should inspect yourself.

  1. Appliances. After-market appliances are not included in home inspections but should be tested for their working order by the Buyers. You don’t want to find out that your dryer’s timer no longer works or the refrigerator doesn’t cool as it should. Simple tests such as running the appliances during the home inspection, which can take a few hours, can be the easiest way to check the status of the items in question. Talk with your Realtor before the home inspection and coordinate with the Seller, don’t just show up with a bag of dirty laundry!
  2. Swimming pools and hot tubs. These are two popular items in Florida homes but they’re not included in a standard home inspection. Some home inspectors will offer an add-on inspection for an additional while others will recommend you contact a licensed pool contractor. Which ever avenue you decide to take, be sure that the systems are functioning properly, the concrete in and around the pool or the pool liner and other structures are in good condition. Again, an inspection is a good time to learn home to use the pool or hot tub systems.
  3. Sprinkler systems. Your soon-to-be new home may have beautiful landscaping thanks in part to a sprinkler system. Even if this was installed by the home’s builder, the home inspector still won’t include it in his or her report. Your Realtor can talk with the Seller’s agent about existing servicing agreements for the system that may include a transfer inspection or can help you locate a licensed and experienced landscaper who can inspect the system.
  4. Environmental hazards. The term “environmental hazards” can seem terrifying but the likelihood of Buyers having to combat these issues are low; however that doesn’t mean you shouldn’t investigate a property you intend to live in. The most common concerns are radon, lead, asbestos, and mold. All of the tests for these issues are easy to perform. The inspectors can vary from your home inspector performing them in conjunction with the traditional home inspection to hiring a specialized inspector. If the results don’t meet the threshold of safety as designated by the EPA or local laws, the issue can be mitigated usually at the Seller’s expense.
  5. Electronic systems. Did that full-home stereo system seal the deal for you? Or does the house have a state-of-the-art security system? That’s awesome but your home inspector isn’t going to checking these things. It’s best to hire an electrician, experienced professional, or the servicing company to inspect the system in question.

It may seem like your home inspector is overlooking a large portion of your potential new home, the truth is he or she is concerned with the guts of the house. All of these items are considered the “bells and whistles” and while you don’t need them to make a house, it certainly makes for a more comfortable home. It’s also best to spend a small amount of money for an inspection ahead of time to avoid spending a large amount of money in repairs shortly after buying. You may not need all of these items inspected either, if the Seller has a current servicing contract or warranty, you and your Realtor should investigate if it can be transferred to you as the new home owner.