Get a Home Inspection
Learn about the House Before You Move In
Knowing what you’re getting is especially important when buying a home.
In California, you can expect to receive numerous disclosures soon after a purchase contract has been signed. The disclosures come from sellers who have occupied the property, the real estate agents who represent the seller and you, a natural hazards disclosure report and a wood-pest (termite) inspection report. In addition, there are required documents outlining the areas and home systems that you need to examine. Read them all carefully, plan to conduct your own inspection, and do one more thing:
Hire a home inspector.
There is no substitute for an experienced, independent, professional examining the structure and safety of your future home. The home inspector works for you. I will give you a list of reputable home inspectors past clients have used and you can find many more by consulting friends or searching online or the yellow pages of a telephone book. The cost of a home inspection in the Inland Empire is about $250 to $300. The peace of mind is priceless.
Plan to be present during the inspection, which may take an hour and a half. This is your chance to learn more about one of the biggest purchases of your life. Some home inspectors are comfortable sharing their observations as they work, others point out their findings after they have poked and prodded and climbed up for a look at the pipes and ducts in the attic. Either way, don’t hesitate to ask questions.
The home inspector will prepare a written report, too, which you can keep for future reference and, if any concerns have been uncovered, as a basis for a request for repairs to be completed by the seller during the escrow period. If the problem is a deal-breaker that cannot be corrected, you may choose to cancel the escrow, pick up your deposit and find another house
A home inspection last Saturday was pretty typical. As the home inspector worked, the buyers and I conducted our own inspections – me in preparation of an Agent Visual Inspection Disclosure that will be signed by both buyer and seller as part of the transaction.
It was our second visit, and our first look at the home without the distraction of furnishings. We noted a missing door knob in one bedroom door, a ceiling fan that doesn’t work properly, mirrored closet doors that have separated from the frame, linoleum gouged and curling upwards, carpeting split and torn, a cover missing from the hallway light fixture. We examined the cabinets, discussed where a dishwasher could be added, located the existing TV cable outlets. Outdoors, we located the sprinklers, examined the patio cover, admired the cypress trees which lined the backyard and the rose bushes that greet visitors.
To be honest, most of our observations were cosmetic.
The home inspector – Keith Graham of Phase One Home Inspections – affirmed our observation that the house was basically in good condition, but he detected some issues that ought to be addressed, either now or when the buyers take possession of the house. His observations included:
Water pressure – At 110 PPI, the water pressure to the house exceeds the 65 PPI often recommended by manufacturers of washing machines and dishwashers, and possibly negating the warranty if problems develop. He explained how the PPI can be adjusted.
Water heater – Located in the garage, the water heater was encased in an insulating blanket, which Keith explained isn’t necessary in our warm climate. What is necessary in earthquake-prone Southern California – and missing in this case – is secure strapping and blocks to keep the water heater from rocking, falling off the stand and breaking the flexible gas line.
Heating and air conditioning – The ductwork which carries warm or cool water throughout the house is located in the attic in this house, and dates back to the home’s construction in 1978. Keith’s inspection reveals the ducts need to be replaced, and not just to save energy that would be lost if air escaped the ducts in the attic instead of vents into rooms below. Condensation inside damaged ducts, he explained, could result in mold.
Plumbing – There was moisture on the commode and the floor behind it in the master bathroom, indicating a leak or malfunctioning unit.
Smoke detector – A single smoke detector in the hallway outside the three bedrooms did not sound when Keith tested it.
Spark arrestors – The absence of a device to prevent sparks from escaping the chimney is compounded by ivy which has climbed to the top of the chimney and is now dry and dormant, potentially a fire hazard.
An irregular stained ring in a corner of the living room ceiling triggered questions from my clients. A few days before, the area received heavy rains. Does the roof leak? Keith thought the stains probably were from an earlier roof problem that had been repaired. He noted there is a second layer of shingles on the roof. When ceiling water stains are fresh, he told them, the entire area is discolored. As time passes and the area dries, he said, the center of the stain lightens and after awhile only the edge of the stain is discolored.
In addition to reporting the results of his inspection, Keith offered tips that many new home owners find useful: Cleaning the tracks for sliding windows and applying a tiny bit of dry graphite will allow them to move easily. Caulking will reseal those mirrored doors to the frames and closing the door properly will keep the two together in the future. Keep plants at least 12 inches from the house to discourage wood pests like termites. The gas company will check for leaks in gas appliances without charge.